Emirates Hills Villas, Emirates Living
Emirates Hills is Dubai's original ultra-luxury freehold villa enclave, developed by Emaar as one of the founding communities of its Emirates Living masterplan: custom-built mansions on plots up to 45,000+ sq ft around the Montgomerie golf course. Royale Stays manages the setup, pricing and guest side of listing a villa here for a fee starting from 15%.
Developer
Emaar Properties
Launched
2003
Villas
~600 custom-built villas and mansions
Plot sizes
~12,000 to 45,000+ sq ft
Area
Emirates Living
About Emirates Hills
Emaar Properties launched Emirates Hills in 2003 as Dubai's first freehold luxury villa community open to global investors, one of the founding neighbourhoods of Emaar's wider Emirates Living masterplan alongside The Springs, The Meadows, The Lakes, Jumeirah Islands and Jumeirah Park. Around 600 custom-built villas and mansions sit across roughly ten lettered sectors, on plots that range from about 12,000 sq ft up to 45,000 sq ft or more in the largest sectors, built around the landscaped lakes and the 18-hole Montgomerie Golf Club Dubai, designed by professional golfer Colin Montgomerie and golf-course architect Desmond Muirhead and opened in 2002. The gated, 24-hour-secured community has built a reputation in regional real-estate press as the "Beverly Hills of Dubai," with individual plots among the highest-value residential sales recorded in the emirate, a single plot reportedly sold for AED 260 million.
Emirates Hills is a distinct community from Dubai Hills Estate, a separate, newer Emaar-and-Meraas masterplan further southeast along Al Khail Road, the two share the word "Hills" but are different developments in different parts of the city, launched roughly a decade apart. It is also worth noting that the community's name is shared by a nearby, separately operated Vida hotel (Vida Emirates Hills, an Emaar-run golf-resort hotel just outside the villa community); the hotel is not connected to how the residential villas themselves are owned or managed.
Location & Nearby Landmarks
Emirates Hills borders The Springs and The Meadows within the same Emirates Living masterplan, though each is a separate, independently gated sub-community. Royale Stays does not yet have a dedicated Emirates Living area guide; for how the company's short-term rental service works more broadly across Dubai, see Royale Stays' full guide to Dubai Airbnb management.
Three other Emirates Living sub-communities Royale Stays has covered are Springs 10, Springs 1 and The Lakes, a genuine near neighbour bordering Emirates Hills directly, each a separate, independently gated sub-community within the wider masterplan.
Unit Types
Emirates Hills consists almost entirely of freestanding, custom-built villas and mansions, there is no standard apartment or townhouse product in the community proper. Configurations run predominantly five to eight bedrooms, with Sector E in particular known for larger seven and eight-bedroom builds. A small cluster of semi-detached villas exists in the "Montgomerie Maisonettes" sub-community, the community's only non-freestanding product.
Amenities
Montgomerie Golf Club Dubai anchors the community: an 18-hole championship course with 14 lakes and 81 bunkers. The separate Emirates Golf Club (Majlis and Faldo courses) sits nearby off Sheikh Zayed Road for residents who want a second golf option. Within the community itself: 24-hour gated security, landscaped artificial lakes, private lawns and pools on most plots, playgrounds, and a pet-friendly layout. The Springs Souk and Meadows Souk retail centres are a short drive away for everyday shopping.
Transportation & Access
Emirates Hills sits directly off Sheikh Zayed Road (E11) and Al Khail Road (E44), giving quick access to the rest of New Dubai. Approximate drive times: 10 minutes to Dubai Marina, 15 minutes to DIFC, 25 minutes to Dubai International Airport, and 30 to 45 minutes to Al Maktoum International Airport depending on route and traffic. As a low-density gated villa community, Emirates Hills has no Metro station within practical walking distance, a private car or taxi is the standard way to get around, the same as every other Emirates Living sub-community.
Rental & Price Trends
Emirates Hills is consistently reported to be one of Dubai's highest-value villa markets, with individual plot and villa sales regularly setting records in the emirate's real-estate press: a single plot reportedly sold for AED 260 million, illustrative of the community's ceiling rather than a current market average. Like other Emirates Living communities, Emirates Hills trades as an ultra-low-density freehold villa community rather than a short-term-rental-dense tower cluster, so owners should expect a much smaller comparable-listing pool than apartment-heavy areas. Owners wanting to model scenarios themselves can use Royale Stays' Dubai property ROI calculator.
Airbnb / Short-Term Rental Income Potential
Short-term letting anywhere in Dubai, including an Emirates Hills villa, requires a DTCM holiday home permit. See Royale Stays' holiday home permit guide for the application process. Royale Stays does not currently manage a property in Emirates Hills.
The company's real Dubai villa short-term rental track record comes from a villa it manages in MAG City, part of the MBR City masterplan: across a four-month tracked window (December 2025 to April 2026, a shorter period reflecting that property's onboarding date), the villa achieved an average daily rate of AED 1,399 and 80.22% occupancy, confirmed via the company's Hospitable booking-channel data. Royale Stays also manages villas in DAMAC Hills and DAMAC Hills 2, its other confirmed Dubai villa markets. This is the company's own managed-portfolio performance for different, nearby villa communities, not an Emirates-Hills-specific estimate.
Full-service management for a Dubai villa, wherever it sits within Royale Stays' coverage area, covers furnishing, photography, pricing, guest communications and maintenance coordination, from a management fee starting at 15%. Owners ready to move forward can submit their property for a free assessment.
Income data reflects Royale Stays' own managed MAG City villa, a separate MBR City property, Hospitable-verified for December 2025 to April 2026, reviewed by Chris Veinbaums, DTCM-licensed operator. Emirates Hills-specific performance data is not available.
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