DUBAI HILLS ESTATE VILLAS: THE FULL PRICE LADDER
Dubai Hills Estate has one of the widest villa price ranges in Dubai. A 4-bedroom townhouse in Maple 1 sold this month for AED 4.99 million. In September, a mansion estate in Dubai Hills View was registered at AED 252 million. Between those two points there are about a dozen clusters, each with its own plot sizes, build quality, views and buyer profile.
This guide climbs the ladder from the bottom rung to the top. It uses transfers registered with the Dubai Land Department and signed sale agreements wherever they exist, and asking prices only where nothing has traded recently. Every price per square foot is calculated on built-up area.
For context, the wider Dubai Hills price index stood at AED 1,644 per sq ft in September 2026. That is 2.2 percent lower than a year earlier, after a strong run in 2025. The market is not falling, but it has stopped rewarding every seller equally. That makes the gaps between clusters more important than ever.
RUNG ONE: MAPLE TOWNHOUSES, AED 4.9M TO 6.3M
Maple is the entry ticket to villa living in Dubai Hills. It has roughly 1,860 townhouses across Maple 1, 2 and 3, in 3, 4 and 5-bedroom layouts of about 2,100 to 2,700 sq ft. Over the last six months the median sale price was AED 4.78 million for a 3-bedroom, AED 5.45 million for a 4-bedroom and AED 6.2 million for a 5-bedroom.
The latest 4-bedroom sales show how the phases separate. Maple 1 sold at AED 4.99 million, about AED 2,030 per sq ft. Maple 2 sold at AED 5.5 million, and Maple 3 at AED 5.57 million, about AED 2,230 per sq ft. That gap of roughly 10 percent per foot comes down to age, finish and position.
Rents run about AED 222,000 for a 3-bedroom, AED 250,000 for a 4-bedroom and AED 300,000 for a 5-bedroom. That gives gross yields of 4.6 to 4.9 percent, the best on the villa side of the community. Maple suits families who want a garden, the park network and school access at the lowest cost of entry, and investors who want the deepest rental demand. The trade-off is a small plot and a shared wall.
RUNG TWO: GOLF GROVE, SIDRA AND CLUB VILLAS, AED 7M TO 13.5M
This is where Dubai Hills moves from townhouses to standalone and semi-detached homes. Three clusters share a similar budget and differ sharply in character.
Golf Grove is the newest of the three. It has 3 and 4-bedroom villas of roughly 2,850 to 3,650 sq ft on compact plots of 2,900 to 3,900 sq ft. A 3-bedroom transferred in September at AED 7 million, and another was agreed in August at AED 8.1 million. Current asking prices are around AED 8.6 million for a 3-bedroom and AED 9.1 million for a 4-bedroom, or AED 2,450 to 2,850 per sq ft. You pay for a newer build and a golf setting, and you give up plot size.
Sidra is the volume villa cluster, with about 1,230 villas across Sidra 1, 2 and 3. Plots typically run 4,400 to 5,800 sq ft. Over the last six months the median 3-bedroom sold for AED 7.6 million, the median 4-bedroom for AED 9.48 million and the median 5-bedroom for AED 15.6 million.
Phase matters more in Sidra than anywhere else in the community. In Sidra 1 and Sidra 2, 4-bedroom villas have traded between AED 8.7 and 10.1 million. In Sidra 3, a 4-bedroom sold for AED 12.8 million, and a 5-bedroom reached AED 19.3 million, about AED 4,750 per sq ft. That 5-bedroom is the highest per-foot price ever paid for a standard Sidra layout.
Rents run about AED 350,000 for a 3-bedroom and AED 457,000 for a 4-bedroom, for gross yields of roughly 4.5 to 4.8 percent.
Club Villas is the scarce one. It has only 150 homes, almost all of them semi-detached 3 and 4-bedroom villas with rooftop terraces. The last registered 4-bedroom sales went through at AED 13.1 and 13.5 million, or AED 3,800 to 4,100 per sq ft, and current listings start around AED 11.9 million. That is the highest price per square foot on this rung by a distance. You are paying for rarity and location, not for space.
A practical point for buyers on this rung: for the price of a top-end 5-bedroom Maple townhouse plus about AED 1.5 million, you can move up to a 3-bedroom Sidra villa. You lose two bedrooms but gain a detached home, a plot almost twice the size and real privacy. Which one is right depends on whether the family needs rooms or land.
THE OFF-PLAN GAP: PARK GATE, AROUND AED 14M
Between Sidra and the large-villa clusters there is a gap that Park Gate is filling. It offers 4 and 5-bedroom villas of about 5,000 to 5,400 sq ft. A 5-bedroom resale transferred in September at AED 14 million, about AED 2,600 per sq ft, and a 4-bedroom is listed at the same price. On paper that is the most space per dirham anywhere above Sidra. It also means a construction wait and a payment plan instead of a home you can move into today.
RUNG THREE: PALM HILLS, GOLF PLACE AND ADDRESS VILLAS HILLCREST, AED 18.5M TO 37.5M
This is the large-family-villa tier: 4 to 6 bedrooms, 5,200 to 13,000 sq ft of built-up area, and plots that start to feel like real gardens.
Palm Hills has traded three 5-bedroom villas since August, at AED 18.5 million twice and at AED 22.5 million. That works out to AED 3,350 to 3,650 per sq ft.
Golf Place sits on the championship golf course and has the widest range in this tier. A 4-bedroom in Golf Place I is listed at just under AED 20 million. In Golf Place II, a 5-bedroom sold for AED 25 million, just over AED 4,000 per sq ft, and a 6-bedroom transferred this month at AED 35 million. A 6-bedroom in Golf Place I was agreed at AED 37.5 million. Golf frontage is the reason Golf Place outprices Palm Hills per square foot.
Address Villas Hillcrest adds the hotel brand. Its 5-bedroom villas of about 10,300 sq ft have traded between AED 20 and 25 million, only AED 1,950 to 2,400 per sq ft. Per foot, these are the most space-efficient large villas in the community. The question for a buyer is whether the branded-service model suits how they want to live.
RUNG FOUR: THE VISTAS MANSIONS, AED 38M TO 79M
Above AED 35 million the market becomes a market of individual houses rather than clusters. Fairway Vistas, Parkway Vistas and Majestic Vistas offer 5 to 7-bedroom mansions of 8,000 to 18,000 sq ft on plots of roughly 10,000 to 15,000 sq ft. Bare plots trade here too. A Parkway Vistas plot sold for AED 38.5 million, and a Fairway Vistas plot sold for AED 45 million.
Majestic Vistas transferred a 6-bedroom mansion of 11,441 sq ft at AED 43.5 million, about AED 3,800 per sq ft.
Fairway Vistas set the benchmark for the tier. A 6-bedroom of about 8,050 sq ft sold for AED 63 million in October, roughly AED 7,800 per sq ft. That is the highest per-foot price of any built villa below the top rung, and it reflects direct fairway frontage. In the same cluster, a much larger 7-bedroom of 16,000 sq ft was agreed at AED 58 million, about AED 3,600 per sq ft. At this level, location on the course outweighs size. Current asking prices run up to AED 66 million in Parkway Vistas and AED 79 million in Fairway Vistas.
RUNG FIVE: DUBAI HILLS VIEW, EMERALD HILLS AND THE NEW BRANDED LAUNCHES, AED 80M AND UP
The top of Dubai Hills is not a cluster of standard villas at all. It is plots and custom-built mansions, and September 2026 was the busiest month this tier has seen. Dubai Hills View registered three transfers in a matter of weeks:
- An estate of about 34,000 sq ft sold for AED 252 million, roughly AED 7,370 per sq ft.
- A 7-bedroom mansion of almost 22,000 sq ft sold for AED 80 million, about AED 3,640 per sq ft.
- An estate of more than 41,000 sq ft sold for AED 100 million.
The AED 252 million deal is now the highest price ever registered in Dubai Hills Estate. It overtakes the AED 200 million Hills Grove sale of December 2024, which had held the record for almost two years.
Emerald Hills is not far behind. Mansions of 18,800 to 21,900 sq ft are currently listed between AED 95.8 and 120 million, or AED 4,800 to 5,500 per sq ft.
New branded product is testing the ceiling too. A 6-bedroom residence at Eden House Dubai Hills is listed at AED 83.5 million, more than AED 11,500 per sq ft. That is above the per-foot price of any home ever sold in the community, including the new record estate.
On this rung, prices are set by the plot, the architect and the finish rather than by any per-square-foot benchmark. The two Hills View sales made a few days apart show it: one went for AED 2,400 per sq ft and the other for more than three times that. Every deal at this level needs an individual valuation, not an average.
WHAT THE LADDER TELLS YOU
Price per square foot does not rise smoothly through the community. It roughly doubles from Maple at about AED 2,150 to Golf Place at about AED 4,000, then jumps again for golf-front mansions and trophy estates. The biggest per-foot premiums are paid for scarcity, as in Club Villas, for golf frontage, as in Golf Place and Fairway Vistas, and for one-of-a-kind land, as in Dubai Hills View. Size alone earns no premium. Some of the largest homes, such as Address Villas Hillcrest and the bigger Vistas mansions, are actually cheaper per foot than a well-located Sidra 3 villa.
Rental yield moves the other way. Maple and Sidra deliver around 4.5 to 4.9 percent gross. Above AED 20 million, yields compress, and buyers are paying for lifestyle and long-term land value rather than income.
For an investor, the sweet spot is still Maple and Sidra, which have deep tenant demand and liquid resale. For an end user, the right rung depends on the trade-off between plot, newness and view. Every rung has at least one cluster that wins on each of those.
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