EMIRATES HILLS AREA GUIDE
EMIRATES HILLS / AREA GUIDE
A PRIVATE ADDRESS. A WORLD OF SPACE. 01 / OVERVIEW & POSITIONING
Developed by Emaar from 1999, Emirates Hills is an established villa community within Emirates Living. Individually designed homes, generous gardens and a setting around the Montgomerie golf course give it a distinctive character. Life here centres on privacy and space, with schools, neighbourhood shops and Dubai Marina within driving reach.
Families
Professionals
Large homes, gardens and nearby schools suit households looking for privacy and room to grow.
A calm base near the Marina, JLT and Media City. Daily life is generally easier with a car.
Investors
Retirees & second homes
Individual villas require a property-specific view of condition, location, demand and future upkeep.
Green surroundings and golf may appeal. Stairs, accessibility and ongoing home care vary.
02
EMIRATES HILLS / AREA GUIDE
CLOSE TO THE CITY. ROOM TO RETREAT. 02 / LOCATION & CONNECTIVITY
DXB
Downtown
Dubai Marina
Emirates Hills
DWC © OpenStreetMap contributors
NORTH UP / APPROXIMATE PIN
AREA REFERENCE 25.0662° N, 55.1711° E
Local roads connect to Sheikh Zayed Road (E11) and Al Khail Road (E44); E311 and E611 are reached via connecting roads. There is no Metro or tram station inside Emirates Hills. Dubai Internet City and Sobha Realty are useful Metro connections, with tram interchange in the Marina. F31 serves the Emirates Hills turnoff and nearby schools; the journey from each home to the stop varies.
DESTINATION
DRIVE*
DESTINATION
DRIVE*
Downtown Dubai
25-40 min
Dubai Marina
10-20 min
Mall of the Emirates
15-25 min
Palm Jumeirah
15-25 min
DXB airport
30-50 min
DWC airport
30-50 min
*Indicative planning ranges, not live route timings. Journeys take longer at school-run and peak times.
03
EMIRATES HILLS / AREA GUIDE
FIND THE SPACE
THAT FITS YOUR LIFE. 03 / PROPERTY TYPES & CLUSTERS
Detached villas and bespoke mansions define Emirates Hills. Original Emaar-built homes included three- to six-bedroom layouts; custom homes can have seven or more. Reception rooms, staff accommodation, gardens and pools vary considerably. Freehold homes are available to international buyers, with title details specific to each property.
HOME / CLUSTER
WHAT MAKES IT DIFFERENT
Lettered sectors
Sectors such as E, H, P and W organise the address. Outlook and individual plot position matter.
Original Emaar homes
Earlier developer-built villas offer established layouts, with the level of renovation varying by home.
Custom-built villas
Individual architecture and floor plans, from traditional family homes to contemporary mansions.
Golf-facing homes
Open fairway views and green outlooks. Privacy, orientation and distance from play differ.
Lake-facing homes
Water views and mature landscaping. Frontage, garden depth and neighbouring homes vary.
Renovated & rebuilt homes
Updated finishes or entirely redesigned homes. Specifications and approval history are individual.
A distinct community: Emirates Hills is separate from The Hills, The Lakes, The Meadows and The Springs. Listings across the wider Emirates Living area can describe very different types of home.
04
EMIRATES HILLS / AREA GUIDE
YOUR EVERYDAY WITHIN REACH. 04 / SCHOOLS, HEALTHCARE & ESSENTIALS
SCHOOLS & EARLY YEARS SCHOOL
CURRICULUM / AREA
KHDA*
DRIVE**
Dubai International Academy
IB | Emirates Hills
Outstanding
5-15 min
Dubai British School
UK | Emirates Hills
Outstanding
5-15 min
Emirates International School
IB | Meadows
Very good
5-15 min
*Published overall KHDA inspection ratings for 2023-24. Year groups and places vary by school. **Indicative drive ranges from within the community. Schools serve the wider Emirates Living area. School-run times are longer at drop-off.
Early years: Raffles Early Childhood Centres has branches in the nearby Lakes, Meadows and Springs communities. Age groups, hours, outdoor space and availability vary by nursery. Nursery provision is separate from the school inspection ratings above.
HEALTHCARE Mediclinic Meadows provides nearby outpatient care. Mediclinic Parkview Hospital in Al Barsha South offers wider hospital services. Specialties, appointment availability and insurance networks vary by provider.
SHOPPING & DAILY NEEDS The Meadows Village has Waitrose, cafés and daily services; The Meadows Souk has Spinneys. The Springs Souk adds Carrefour Market and family entertainment. Dubai Marina Mall and Mall of the Emirates offer a wider retail choice by car.
05
EMIRATES HILLS / AREA GUIDE
MORE TIME
FOR THE EVERYDAY. 05 / DINING, LEISURE & CULTURE
DINING & CAFÉS Monty's and Garden Project at Address Montgomerie offer dining close to the fairways. Nearby Meadows Village adds Mama'esh, Sushi Art and neighbourhood cafés. Dubai Marina and JBR bring a broader choice of restaurants and beachside venues a drive away.
GOLF, GREENERY & MOVEMENT Montgomerie Golf Club is a focal point, with an 18-hole course and practice facilities. Walking trails, landscaped parks, play areas and tennis support time outdoors. Pool and gym provision varies by home; club facilities have their own access and membership terms.
WEEKENDS & DAYS OUT Lailak, Julnar and Nisreen parks offer space for quieter outings. JBR beach, Marina walks and waterfront dining are outside the community. The Springs Souk has a cinema, while Dubai Opera and Downtown suit a planned evening out. Emirates Hills is an inland address.
06
EMIRATES HILLS / AREA GUIDE
THE APPEAL.
THE TRADE-OFFS. 06 / HONEST PROS & CONS
WHAT WORKS
WHAT TO WEIGH
Privacy and space
A larger upkeep commitment
Detached homes and generous gardens offer room for family life and entertaining.
Garden, pool and AC upkeep add to running costs.
An established green setting
Every plot feels different
Mature landscaping, lakes and golf outlooks give the community its character.
Privacy, sun exposure and road or golf-course noise vary by home.
Access to city hubs
A car-led routine
Marina, JLT and Media City are within a practical driving radius.
No Metro inside the community; gates and school runs affect journey times.
Individual homes
Condition matters
Architecture and layouts offer more variety than a standard villa development.
Older services, alterations and renovation quality need property-specific attention.
Space for outdoor life
Rules and local works
Gardens and walking routes can suit households with pets.
Pet policies apply, while individual villa rebuilds can bring dust and noise.
07
EMIRATES HILLS / AREA GUIDE
AN ESTABLISHED SETTING. AN INDIVIDUAL CHOICE. 07 / BUYING & INVESTMENT PERSPECTIVE
DEMAND, SUPPLY & THE LONGER VIEW The appeal rests on established surroundings, substantial plots and access to schools and employment hubs. This is mainly a ready-home and resale market, with renovation and rebuilding shaping individual opportunities. New luxury villa communities elsewhere in Dubai add competition. Resale prospects depend on plot, outlook, layout and condition; future price growth is not assured.
PRACTICAL COSTS & COMMUNITY RULES Service charges, DEWA bills and cooling costs vary by building and community; we can share current details for any home you shortlist. Cooling arrangements and who maintains them vary by home. Parking, visitor access, pet rules, moving permits and alteration approvals are set by the building or community manager; we can confirm them for a specific home.
For the latest market picture Ask Huspy for the latest monthly market report, comparable transactions and a shortlist matched to your preferred plot, outlook and ownership plans.
08
EMIRATES HILLS / AREA GUIDE
FIND YOUR
NEXT CHAPTER HERE 08 / YOUR NEXT MOVE
Find a home with room for your way of life. Let Huspy help you explore Emirates Hills.
PLANNING TO BUY OR RENT? Request current listings and a tailored shortlist. Explore individual villas and bespoke family homes with guidance from the Huspy team.
SELLING YOUR PROPERTY? Ask the Huspy team for a property-specific valuation.
contact@huspy.io
REQUEST A VALUATION
09