OVERVIEW

The Parkway — listed on portals as Parkways or The Parkway at Dubai Hills — is the custom-build villa district of Dubai Hills Estate. 

Unlike every other villa cluster in the masterplan, Emaar did not deliver finished homes here: the district was released as a limited series of freehold plots ranging from roughly 11,000 to 13,000 sq. ft., on which owners commission their own architects and contractors. It is the only opportunity within Dubai Hills Estate to build a fully bespoke home, and the result is a district where no two villas are alike.

THE DISTRICT

The Parkway sits in the northern villa zone of Dubai Hills Estate, wrapped around the fairways of Dubai Hills Golf Club and directly adjacent to Parkway Vistas — the collection of 61 finished Emaar villas completed in 2019. 

The two addresses are frequently confused on portals, and the distinction matters for a buyer. Parkway Vistas is developer-built stock in three standard design styles; The Parkway is owner-built stock, where specification, layout, and built-up area vary from villa to villa.

Because the district was sold as plots, it has developed gradually. Some villas were completed years ago; others are under construction or reaching handover now. A villa marketed here as brand new is typically exactly that — a newly finished custom build being sold on completion, not a renovated 2019 unit.

THE VILLAS

Custom builds in The Parkway typically run to 6–8 bedrooms and frequently exceed the plot in built-up area, since basements and rooftop levels are common.

 Recent completed and near-completion builds show BUAs from around 12,000 to well above 14,000 sq. ft. on plots of 11,000–13,000 sq. ft. 

Specifications reflect individual owner briefs: private elevators, resort-style pools, show and service kitchens, home cinemas, high-end European fittings. Buyers should assess each villa on its own construction quality and documentation rather than assuming a common developer standard.

• Plots: approximately 11,000–13,000 sq. ft.
• Configurations: typically 6–8 bedrooms
• Built-up areas: vary by build; basements and rooftop levels common
• Every villa individually designed and built

AMENITIES

• Dubai Hills Golf Club and 18-hole championship course adjacent to the district
• Parks and green corridors surrounding the cluster
• Retail, dining, and daily-needs outlets within Dubai Hills Estate
• Schools and King’s College Hospital within the community

LOCATION

The Parkway occupies the green northern section of Dubai Hills Estate, positioned along the golf course and away from the estate’s main traffic corridors, with access to Al Khail Road. Dubai Hills Mall and Dubai Hills Park are within the estate, and Downtown Dubai and Business Bay are within 15–20 minutes by car.

SERVICE CHARGES

Community service charges for villas in Dubai Hills Estate run at approximately AED 3.5 per sq. ft. per year. For a Parkway plot of around 12,000 sq. ft., that translates to approximately AED 40,000–45,000 per year.

 Rates are approved annually by RERA through the Mollak system and should be verified for the specific unit before any transaction. For custom builds, buyers should additionally verify the completion certificate, building permits, and contractor warranties.

PRICES

The Parkway sits in the ultra-prime tier of the Dubai Hills villa market alongside Golf Place, Fairway Vistas, and the neighbouring Parkway Vistas.

 Completed custom builds currently list in the tens of millions of dirhams — recent park-facing six-bedroom completions have been positioned around AED 50–55M. Pricing here is even less comparable-driven than in the rest of the estate’s luxury segment, because each villa’s specification, BUA, and build quality differ.

 Land value plus construction cost plus design premium sets the floor; scarcity sets the ceiling.

INVESTMENT CONTEXT

The Parkway is an end-user district, not a yield play. The buyer pool consists of families and UHNW individuals seeking a bespoke primary residence in a completed master community — a profile closer to Emirates Hills than to the rest of Dubai Hills. Turnover is minimal, supply is fixed by the original plot release, and no future developer inventory can dilute the district. For sellers, that supports strong pricing power; for buyers, it means due diligence shifts from developer track record to the specific villa’s construction documentation.

WHO THE PARKWAY SUITS

Buyers who want a fully bespoke home without the multi-year process of buying a plot and building themselves — acquiring someone else’s completed custom build on handover.

 Families comparing Emirates Hills and Jumeirah Golf Estates who prefer Dubai Hills’ operating infrastructure. And owners of remaining plots weighing a build against a land sale in a district where finished product now commands a substantial premium over land.

VILLAS FOR SALE IN THE PARKWAY AT DUBAI HILLS

Current listings in The Parkway, including newly completed custom builds and remaining plots, are published on this page.

 For off-market opportunities in this district and neighbouring Parkway Vistas, contact us directly.