Dubai Hills View, Dubai Hills Estate
Dubai Hills View is a gated villa sub-community within Emaar Properties' Dubai Hills Estate masterplan, positioned at the intersection of Al Khail Road (E44) and Umm Suqeim Street (D63) on the east side of the development. The community is best known for four to seven-bedroom villas and large freehold residential plots, alongside a smaller number of low-rise apartment buildings overlooking Emirates Golf Club. Royale Stays manages Dubai holiday homes from a fee starting from 15%.
Developer
Emaar Properties
Unit Types
4-7BR villas, plots and apartments
Villas Delivered
By August 2019
Location
Al Khail Rd (E44) / Umm Suqeim St (D63)
About Dubai Hills View
Dubai Hills View is a gated sub-community of Dubai Hills Estate developed by Emaar Properties, situated to the east of the wider masterplan close to the intersection of Al Khail Road (E44) and Umm Suqeim Street (D63). Dubai's Land Department registers the project under the formal master-project name "Dubai Hills – Hills View," and it is marketed to buyers under both "Dubai Hills View" and simply "Hills View by Emaar." Construction began in June 2014 and the community was substantially complete by August 2019. Royale Stays manages Dubai holiday homes from a fee starting from 15%.
The community is best known for its four to seven-bedroom villas and large freehold residential plots aimed at custom-home buyers, a mix that separates it from the smaller-plot villa communities elsewhere in Dubai Hills Estate. A smaller number of low-rise apartment buildings, twelve and fifteen storeys, sit within the same sub-community and overlook Emirates Golf Club. Buyer-facing marketing for the villa product emphasises a modern, contemporary architectural style with full-height glazing, deep inset walls and shadow-casting window screens, though this description comes from a single developer-marketing source and is presented here as context rather than a verified specification.
Location & Nearby Landmarks
Dubai Hills View sits on the eastern side of Dubai Hills Estate, close to the intersection of Al Khail Road (E44) and Umm Suqeim Street (D63), the same two arterial roads that serve the wider masterplan. The sub-community shares Dubai Hills Estate's central location between Downtown Dubai and Dubai Marina, with the estate's own 18-hole golf course, Dubai Hills Golf Club, running through the area.
Royale Stays' guide to Airbnb management in Dubai Hills Estate covers the wider masterplan, including other villa community guides on this site such as Majestic Vistas and Palm Hills.
Unit Types
Villas in Dubai Hills View range from four to seven bedrooms, with buyer-facing marketing for the flagship product emphasising two-storey layouts with a private rooftop terrace, built across a small number of distinct architectural styles. The sub-community also includes large freehold residential plots aimed at custom-home construction; recent Dubai Land Department transaction records for land parcels here show plot sizes from roughly 28,900 to 43,500 square feet changing hands for AED 62.5 million to AED 143 million, reflecting an ultra-luxury custom-build segment within the community. Separately, a smaller number of twelve and fifteen-storey buildings within Dubai Hills View offer one, two and three-bedroom apartments overlooking Emirates Golf Club.
Amenities
Dubai Hills View shares its amenities with the wider Dubai Hills Estate masterplan: an 18-hole championship golf course, community swimming pools, landscaped walkways, parks and open green spaces, a fitness centre, tennis court, children's play areas, bicycle and cycling routes, schools and Dubai Hills Mall.
Transportation & Access
Dubai Hills View is reached via Al Khail Road (E44) and Umm Suqeim Street (D63), the two roads that frame the sub-community and connect onward to Sheikh Zayed Road for Downtown Dubai and Dubai Marina. As with the rest of Dubai Hills Estate, residents are within reach of a cluster of schools and universities serving the wider masterplan, including GEMS International School, and hospitals such as King's College Hospital London Dubai, both cited in Dubai Hills View-specific developer marketing material rather than independently re-verified this session, so treat the exact distances as approximate rather than confirmed.
Rental & Price Trends
Dubai Hills View's residential-plot segment has recorded a run of large transactions through 2026 per Dubai Land Department open data: a 37,697 sq ft plot registered a mortgage modification at an AED 143 million valuation in August 2026, a 37,867 sq ft plot at AED 140.25 million the same month, a 43,490 sq ft plot at AED 106.86 million in early August, and a 28,930 sq ft plot at AED 62.5 million in May 2026. These are land/mortgage records rather than a market-wide average sale or rental price, and they were not independently corroborated with a second source this session, so they are presented here as illustrative of transaction activity in the custom-plot segment rather than as a general pricing benchmark for the community's villas or apartments.
Airbnb / Short-Term Rental Income Potential
Royale Stays does not currently manage a property in Dubai Hills View or elsewhere in Dubai Hills Estate, so there is no Dubai Hills View-specific occupancy or nightly-rate figure to share here. What can be said honestly is that Emaar's development of Dubai Hills Estate carries no short-term-letting restriction of the kind that applies to hotel-branded buildings like Vida, so a villa or apartment in Dubai Hills View is not structurally blocked from holiday-home use.
For a real, evidenced example of what professional villa management can produce in Dubai, Royale Stays' own Mag City four-bedroom villa averaged an AED 1,399.41 daily rate at 80.22 percent occupancy between December 2025 and April 2026 (a four-month window reflecting the property's onboarding date), and the company separately manages villa properties in DAMAC Hills and DAMAC Hills 2. Owners in Dubai Hills View considering short-term letting can reach out to discuss whether their property fits. Royale Stays manages Dubai holiday homes from a 15% fee.
Royale Stays does not currently manage any Dubai Hills View or wider Dubai Hills Estate property; the Mag City figures above describe the company's own real, separately tracked villa, used here for context only, not as a Dubai Hills View-specific result.
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