Club Villas, Dubai Hills Estate
Club Villas is a gated villa community developed by Emaar Properties within Dubai Hills Estate, built directly beside the community's 18-hole golf course and close to Al Khail Road (E44). The development offers a mix of semi-detached and detached three and four-bedroom villas, with plot sizes running from roughly 2,893 to 3,367 square feet. Royale Stays manages Dubai holiday homes from a fee starting from 15%.
Developer
Emaar Properties
Villa Types
3-4BR, semi-detached / detached
Plot Size
Approx. 2,893-3,367 sq ft
Status
Completed, freehold
About Club Villas
Club Villas is a gated villa community developed by Emaar Properties within Dubai Hills Estate, built directly beside the community's 18-hole golf course and positioned close to Al Khail Road (E44). The development offers a mix of semi-detached and detached three and four-bedroom villas, with plot sizes running from roughly 2,893 to 3,367 square feet, the larger plans including a maid's room. Each villa is built in one of five architectural styles: Modern, Minimalist, Contemporary, Cubic or International. Royale Stays manages Dubai holiday homes from a fee starting from 15%.
A quick disambiguation for anyone researching the name online: this guide covers Club Villas, the family villa community inside Emaar's Dubai Hills Estate masterplan. Dubai's Land Department also uses the name Club Villas as the formal registered project title for a separate, much larger ultra-luxury development on Palm Jumeirah, better known publicly as 22 Carat (also written XXII Carat), a gated cluster of 22 seven-bedroom villas with private beaches on the Palm's West Crescent. The two communities are unrelated beyond sharing a name in Dubai property records: different area, different scale, and a vastly different price point, with 22 Carat villas having transacted for tens of millions of dirhams. This guide is about the Dubai Hills Estate community only.
Location & Nearby Landmarks
Club Villas sits within Dubai Hills Estate, roughly 9 minutes from Al Khail Road (E44), 19 minutes from Umm Suqeim Street (D63), 21 minutes from Sheikh Zayed Road (E11) and about 23 minutes from Dubai International Airport. The community borders Arabian Ranches to the south, Al Barsha to the south-west, Al Quoz to the west and Nad Al Sheba to the north-east.
Royale Stays' guide to Airbnb management in Dubai Hills Estate covers the wider masterplan, including other villa guides on this site such as Sidra Villas and Palm Hills.
Unit Types
Club Villas offers three and four-bedroom villas in a mix of semi-detached and detached layouts, with plot sizes from around 2,893 up to 3,367 square feet, the larger configurations including a maid's room. Villas come with a private garden, a roof-top terrace and dedicated parking, and are built to one of five architectural styles, Modern, Minimalist, Contemporary, Cubic or International, giving the streetscape more visual variety than a single-style Dubai villa community. Interiors are fitted and fully furnished in the kitchen, with full-height glazed windows bringing in natural light and views over the surrounding greenery.
Amenities
Residents share a golf-course setting (the community sits directly beside Dubai Hills Estate's 18-hole course), playgrounds, swimming pools, walking trails and dedicated cycling and jogging tracks, plus green spaces and landscaped parks suited to picnics or a weekend barbecue. Dubai Hills Mall is about 11 minutes away, with Circle Mall around 15 minutes and The Dubai Mall reachable in roughly 19 minutes.
Transportation & Access
Villas in Club Villas come with private garages, and additional parking is available on the surrounding streets. The community is served by bus route 21 from the Le Meridien Hotel Accommodation stop, about an 8-minute walk away, with ride-hailing services such as Uber and Careem covering most other trips. For schooling, Blossom Nursery operates within the wider Dubai Hills Estate master community, with King's School Al Barsha and GEMS World Academy both roughly 15 minutes away and Victory Heights Primary School also nearby; the University of Wollongong in Dubai and the American University in Dubai are about 17 minutes away, with Canadian University Dubai around 19 minutes.
Rental & Price Trends
Villa and townhouse pricing and rental data for Club Villas move with the wider Dubai Hills Estate market and were not independently confirmed with a current, reliable sub-community-specific figure during this research pass, so no specific AED sale price, rent or service charge is quoted here. As a golf-course-facing villa cluster within an established Emaar masterplan, Club Villas tends to track Dubai Hills Estate's broader positioning as a family-oriented freehold community.
Airbnb / Short-Term Rental Income Potential
Royale Stays does not currently manage a villa in Club Villas or elsewhere in Dubai Hills Estate, so there is no Club Villas-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 home in Club Villas 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 Club Villas 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 Club Villas or wider Dubai Hills Estate villas; the Mag City figures above describe the company's own real, separately tracked villa, used here for context only, not as a Club Villas-specific result.
Questions