Dubai Hills Grove, Dubai Hills Estate
Dubai Hills Grove, known on the ground simply as Hills Grove, is a gated enclave of 26 custom-built mansions within Emaar's Dubai Hills Estate masterplan, nicknamed the "Street of Dreams" for its cluster of Dh100 million-plus trophy homes. This guide covers what Dubai Hills Grove actually is, how it differs from two similarly named Dubai Hills Estate neighbours, and an honest read on short-term rental potential for a property type this rare.
Developer
Emaar Properties (Dubai Hills Estate masterplan)
Type
Custom-built mansions, "Street of Dreams"
Homes
Reported at 26 total
Status
Delivered; ultra-prime resale market, AED 14m-250m range
About Dubai Hills Grove
Dubai Hills Grove sits to the northeast of Dubai Hills Estate, close to Al Khail Road (E44), within Emaar's wider mixed-use masterplan. Reported construction on the community began in June 2014 and was completed by February 2018, after which individual plot owners commissioned their own architect-designed mansions: Dubai Hills Grove functions less like a standard delivered villa product and more like a custom-build luxury plot street, which is why homes here vary enormously in size and design rather than following a handful of fixed floor plans.
Land Department-linked transaction records show recent land and mansion sales ranging from roughly AED 14 million to AED 200 million, with one active mansion listing on the market at AED 250 million, a 7-bedroom, 8-bathroom home with 37,587 sq ft of built-up area. Hills Grove is reported at 26 total homes, all said to be valued at Dh100 million or more.
The 26-home figure and the June 2014 to February 2018 construction timeline are each reported by a single independent source (propsearch.ae) rather than cross-confirmed by a second. Both are treated as reasonably reliable given the source's direct Dubai Land Department transaction linkage, but are presented here as reported figures rather than unhedged fact.
Not the Same as Golf Grove or The Grove by Iman
Dubai Hills Grove is easy to confuse with two other Dubai Hills Estate developments that share part of its name. Golf Grove, covered separately on royalestays.com, is a fixed-product Emaar villa community elsewhere in the masterplan: 3 and 4-bedroom villas across three named architectural styles, each around 2,910 to 3,368 sq ft, a completely different scale from Dubai Hills Grove's 26 bespoke mansions running into the tens of thousands of square feet. The Grove by Iman, also covered separately, is an apartment building by Iman Developers, an unrelated private developer with no connection to Dubai Hills Grove beyond sharing the word "Grove." All three are genuinely different developments within or near the same masterplan.
Amenities
Dubai Hills Grove residents share the wider Dubai Hills Estate masterplan's amenities: bicycle routes, the community's 18-hole championship golf course, community pools, landscaped walkways, parks and open spaces, play areas, several schools, and Dubai Hills Mall. For a wider view of the area's short-term rental market, Royale Stays' Airbnb management guide for Dubai Hills Estate covers licensing and demand across the wider community.
Sales & Market Activity
Dubai Hills Grove trades almost entirely in the ultra-prime bracket. Land Department-linked records show sale and mortgage transactions from roughly AED 14 million to AED 200 million across 2024 through early 2026, on plots of roughly 28,966 to 42,518 sq ft, alongside one active finished-mansion listing at AED 250 million. This is one of Dubai's smallest and most expensive residential enclaves by unit count, not a high-turnover rental market.
Airbnb / Short-Term Rental Potential
There is no policy reason a Dubai Hills Grove mansion could not be let short-term. Emaar is the masterplan developer here, not a hotel brand with a letting restriction of the kind that applies to Vida-branded buildings, the only confirmed short-term-letting prohibition in Dubai. In practice, a 26-home street of Dh100 million-plus custom mansions is a very different rental market from Royale Stays' typical Dubai portfolio: homes at this price point are far more often held as primary residences or trophy assets than run as short-term rental businesses.
Royale Stays does not currently manage a property in Dubai Hills Grove, but does manage villas elsewhere in Dubai, including Mag City in MBR City and across DAMAC Hills and DAMAC Hills 2, for a fee starting from 15%, and can extend the same photography, pricing, guest communication and DTCM permit handling to an ultra-prime property for an owner who wants that option. Owners can read Royale Stays' Dubai holiday home permit guide for how the process works, model a scenario with the ROI calculator, or submit their property directly.
No Dubai Hills Grove-specific rental income or occupancy figure is quoted here. This section describes general service capability, not an existing Dubai Hills Grove track record, and is intentionally conservative in framing given how atypical this property type is for short-term rental use.
Questions