Club Villas Dubai Hills Estate Dubai

Club Villas is a gated cluster of 150 three- and four-bedroom villas by Emaar Properties in Dubai Hills Estate, beside the 18-hole Dubai Hills Golf Club. 144 of the homes are attached and six are detached. Construction started in November 2017 and finished in October 2021, about a year late after the pandemic, so every villa today is a resale with a title deed.

The lowest resale asks we found start at about AED 9 M (about Rs 23.18 crore), against launch prices from AED 3.2 M in 2017. Property Finder puts the three-bedroom average at about AED 9.2 M, or AED 2,993 per sq ft. Below: both sets of figures, the fees, and the rent and Golden Visa position for an Indian family. For the rest of the estate, see all Dubai projects we track.

At a glance

Price and unit pricing

Club Villas has three sets of numbers, eight years apart. You need all three to judge an asking price.

Two older figures still circulate. One marketing page says "from AED 4.8 M", and another prints three-bedrooms at AED 4.5 M to 7.9 M and four-bedrooms at AED 8 M to 9 M. Both are stale snapshots, and no villa is listed near the lower ends now. The DLD transaction record for the villa you want, and its neighbours over the last 12 months, settles what it is worth.

Against the estate

At launch a 2,930 sq ft three-bedroom cost about AED 1,092 per sq ft. The average today is near AED 2,993, almost three times as much. Estate-wide reports put Dubai Hills secondary villas at about AED 2,738 per sq ft, and all sales in the first half of 2026 at about AED 2,848 across 1,436 deals worth AED 10.46 billion. So Club Villas trades a little above the estate's villa average, which the golf-club address and the 2021 build explain.

Our Sidra page puts the average three-bedroom Sidra resale near AED 8.9 M, and the Maple townhouses trade around AED 1,900 to 2,470 per sq ft. Club Villas costs more per foot than Maple and about the same ticket as Sidra.

Payment plan and total cost

There is no developer plan on a finished villa. The launch offer was 25/75: 25 per cent paid by handover and 75 per cent over 36 months after it. With completion in October 2021, those instalments ran to late 2024, and any balance a seller still owes Emaar is cleared at transfer. Today you pay in full, or with a UAE mortgage; non-resident lending usually runs 50 to 60 per cent of the bank's valuation.

Worked example: the AED 9 M entry ask

Without a broker the entry villa costs about AED 9,365,280 (about Rs 24.12 crore). With a 50 per cent mortgage on it, the loan is AED 4.5 M, the mortgage registration fee is about AED 11,540, and the cash you need at transfer is about AED 5.07 M including the fees above.

No source prints the Club Villas service charge. Dubai Hills villa clusters are billed per plot by Emaar Community Management and sit above the Dubai average, while apartment buildings in the estate run about AED 14 to 18 per sq ft. Ask the seller for the last two community invoices, and add your own garden, pool and air-conditioning upkeep.

Location and connectivity

Club Villas sits inside Dubai Hills Estate, the Emaar and Meraas master community of about 2,700 acres between Downtown Dubai and Dubai Marina. Emaar describes the cluster as within walking distance of Dubai Hills Golf Club, with the schools, the hospital and Dubai Hills Mall "just down the road". Access is from Al Marabea Street and Al Khail Road.

Quoted drive times for the estate are about five minutes to Dubai Hills Mall and King's College Hospital, about 15 minutes to Downtown Dubai via Al Khail Road, and 20 to 25 minutes to Dubai International Airport (DXB). Dubai Hills Park, with jogging tracks, splash parks and outdoor gyms, is inside the estate, and the mall has more than 650 outlets on Emaar's count.

There is no Dubai Metro station in the estate; Emaar mentions planned Etihad Rail and Metro lines nearby but gives no date, so plan on a car. The mall, park, hospital, golf club and schools are open, and what is still going up is apartment towers and the last villa releases.

Amenities and specifications

The villas come with three or four bedrooms, and 144 of the 150 are attached, sharing a wall with a neighbour; six are detached. They were built in five facade styles. One source names them Modern, International, Minimalist, Cubic and Contemporary, and another lists Art Nouveau and Cubist in the set, so check the style of the unit you view rather than the brochure. Quoted entry sizes run from about 2,930 sq ft for a three-bedroom to about 3,467 sq ft for a four-bedroom.

The cluster is gated, and residents use the estate's park, cycling and jogging tracks and the golf club next door. Emaar's pages do not itemise appliances, parking or smart-home features for Club Villas, and after five years many owners have changed kitchens, added pools or extended gardens, so two identical plans can differ by more than a million dirhams. Inspect the villa, confirm any extension has a permit, and treat the signed sale agreement as the binding list.

About the developer

Emaar Properties is Dubai's largest listed developer and, with Meraas, the master developer of Dubai Hills Estate. The group says it has delivered more than 130,900 homes since 2002, including more than 84,000 by Emaar Development in the UAE, and it handed over 3,633 units in the first half of 2026. For that half, Emaar Development reported AED 13.3 billion of revenue, up 34 per cent, AED 22.4 billion of property sales and a revenue backlog of AED 127.7 billion at 30 June 2026.

Club Villas was due in 2020 and finished in October 2021, a delay of about a year that sources put down to the pandemic. Emaar has also finished Sidra, Maple and several apartment towers in Dubai Hills. On a finished villa the developer question is settled; what remains is community management, which sets the service charge.

For Indian buyers

Ownership. Dubai Hills Estate is freehold and open to Indian buyers. The DLD issues the title deed in your name, and there is no annual property tax.

LRS. Each person can remit USD 250,000 per financial year, about AED 918,000. AED 9 M is about USD 2.45 M, so a couple needs about five years of allowance, and a family of four about two and a half. Sellers expect completion within weeks, so in practice this suits money already held abroad, NRI income, or a UAE mortgage. TCS at 20 per cent applies above Rs 10 lakh a year and is adjusted against your tax.

Golden Visa. Every Club Villa is far above the AED 2 M threshold. One villa covers the applicant, spouse and children. If you buy with a mortgage, confirm with the DLD how it counts the property on the day you apply.

Rent, tax and exit. The average villa rent is about AED 490,659 a year on DLD data, about 5.3 per cent gross at the three-bedroom average and 5.5 per cent at the AED 9 M ask. The UAE charges no tax on it. If you are resident in India, the rent is taxable here as income from house property after the 30 per cent standard deduction, and the villa goes in Schedule FA of your return. About 20 villas are listed for sale out of 150 at a time, so exit is realistic, but at a market price. For more options, see our projects page or Emaar's Palm Hills villas in the same estate.

Pros

• Completed and occupied since October 2021 - no construction risk
• Beside Dubai Hills Golf Club, with the mall, hospital, park and schools already open
• Average rent of about AED 490,659 a year, about 5.3% gross at the three-bedroom average price
• A small gated cluster of 150 homes by the golf club, finished in 2021 - newer than most of the estate's resale villas
• Every villa clears the AED 2 M Golden Visa threshold several times over
• About 20 villas listed for sale out of 150, so there are comparables to price against

Cons

• Close to three times the 2017 launch price, and the portal average is flat, down about 1% over the year
• About AED 2,993 per sq ft, above the estate's secondary villa average of about AED 2,738
• 144 of the 150 homes are attached; only six are detached
• No payment plan - the full price, or a mortgage, at transfer
• Service charge not published; Dubai Hills villa clusters sit above the Dubai average
• No Dubai Metro station in Dubai Hills Estate

Who this is for

• Families who want a finished Emaar villa by the golf club, with schools and the mall open today
• Golden Visa seekers who want a home they can live in or let at once
• End users planning to hold for seven to ten years
• Buyers with funds already outside India, or a UAE income to support a mortgage

Who should look elsewhere

• Investors hoping for launch-style gains - the steep part of the rise happened between 2017 and 2024
• Buyers who need a developer payment plan
• Anyone who wants a detached villa on this budget - only six exist
• Commuters who depend on the Dubai Metro

Our verdict

Club Villas is a finished product in a finished estate, and that is what you pay for. At about AED 2,993 per sq ft the three-bedroom average sits above the estate's secondary villa average of about AED 2,738, which the golf-club address and the 2021 build explain. The rent, near AED 490,659 a year on DLD data, gives about 5.3% gross at the average price - fair for a Dubai villa, not generous. The price has nearly tripled since 2017 and is flat over the past year, so this is not a bet on another leap. The honest risk is overpaying for one villa against its neighbours, because upgrades and plot position move prices by more than a million dirhams.

Buy Club Villas as a family home with a Golden Visa attached, priced off DLD transactions rather than the asking range. Start at the AED 9 M end with a three-bedroom attached villa, and ask for the sale history of its row before you offer. If yield is the goal, a Dubai Hills apartment returns more per dirham; if you want space, compare it with a Sidra villa first.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of a villa in Club Villas, Dubai Hills Estate?

The lowest resale asks start at about AED 9 M (about Rs 23.18 crore) and run up to about AED 15 M. Property Finder puts the three-bedroom average at about AED 9.2 M, or about AED 2,993 per sq ft. The 2017 launch prices were AED 3.2 M to AED 4.9 M. The DLD transaction record for the villa and its neighbours settles what it is worth.

Is Club Villas ready to move in?

Yes. Construction ran from November 2017 to October 2021, about a year later than the 2020 target.

Is there a payment plan?

No. The 25/75 launch plan belonged to the off-plan sale. Today you pay in full at transfer or use a UAE mortgage, where non-resident lending usually runs 50 to 60 per cent of value, plus the 4% DLD transfer fee.

How many villas are there and how big are they?

150 villas: 144 attached and six detached, with three or four bedrooms. Quoted entry sizes run from about 2,930 sq ft for a three-bedroom to about 3,467 sq ft for a four-bedroom.

What rent and yield can I expect?

DLD data on Bayut puts the average villa rent at about AED 490,659 a year. That is about 5.3% gross on the AED 9.2 M three-bedroom average; Property Finder prints 4.94% to 4.99%. Deduct the service charge and upkeep for a net figure.

Does a Club Villas home qualify for the Golden Visa?

Yes. Every villa is priced well above the AED 2 M property threshold for the 10-year visa, and one villa can cover the applicant, spouse and children.

Can an Indian resident buy here, and how is the money sent?

Yes - Dubai Hills Estate is freehold. Under the LRS each person can remit USD 250,000 per financial year; AED 9 M is about USD 2.45 M, so a couple needs about five years of allowance. TCS at 20% applies above Rs 10 lakh a year and is adjusted against your tax.

Compare with other Dubai projects

Also in Dubai Hills Estate: Park Gate (from AED 10.4 M, handover 2027), Emaar Sidra (from AED 5.04 M, ready), Maple 3 (from AED 4.24 M, ready) and Emaar Mulberry (from AED 2,252,000, ready). See every Dubai Hills Estate project with prices and handover dates.

More by Emaar: Palmiera 3 (from AED 9.18 M, handover 2028), Montura 3 (from AED 7,070,000, handover 2029) and Emaar Farm Gardens Villas (from AED 5.1 M, off-plan).

A similar budget elsewhere in Dubai: Sobha Elwood (from AED 9.93 M, handover 2027), Sobha Hartland Quad Homes (from AED 8 M, ready) and Knightsbridge (from AED 7.9 M, handover 2027).

Read next: Property for Sale in Dubai Hills Estate: Prices and Yields · Emaar Projects in Dubai: Every Project, Price and Handover Date · Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.