The Hills Emirates Living Dubai
● The Hills, Emirates Living, beside Emirates Golf Club
The Hills Emirates Living Dubai is a Residential project by Emaar Properties in The Hills, Emirates Living, beside Emirates Golf Club. Prices start at around AED 2.2 M (about Rs 5.67 Cr). Current status is ready to move. Below you will find the price, sizes, DLD registration details, location notes, pros and cons, and answers to the questions buyers ask most.
Quick Facts
| 0 | The Hills Emirates Living Dubai |
| 1 | Emaar Properties |
| 2 | The Hills, Emirates Living, beside Emirates Golf Club |
| 3 | Residential |
| 4 | 1 BHK about 750-950 sq ft; 2 BHK 1,200-1,400; 3 BHK 1,700+; some 4 BHK layouts above 3,000 sq ft. Average unit about 878 sq ft |
| 5 | AED 2.2 M (about Rs 5.67 Cr) onwards |
| 6 | Ready to Move |
| 7 | Registered with the Dubai Land Department (DLD) as a completed Emaar development; the project number is not printed by the sources checked. On a resale, rely on the seller's title deed, the Emaar no-objection certificate and the owners' association clearance. |
Prices & details are indicative. Please confirm the latest with our advisor or the builder before booking.
Sizes & Pricing
| Configuration | Size | Price | Best for |
|---|---|---|---|
| Residential | 1 BHK about 750-950 sq ft; 2 BHK 1,200-1,400; 3 BHK 1,700+; some 4 BHK layouts above 3,000 sq ft. Average unit about 878 sq ft | AED 2.2 M (about Rs 5.67 Cr) onwards | Families & end-users |
Prices are indicative. Confirm the latest cost sheet with us.
Floor Plan, Master Plan & Brochure
About The Hills Emirates Living Dubai
The Hills is not in Dubai Hills Estate. It stands in Emirates Living, immediately beside Emirates Golf Club, off Sheikh Zayed Road near Dubai Marina. Dubai Hills Estate is a different, much newer Emaar community several kilometres inland. Some listings file this development under "Dubai Hills", which is how buyers end up researching the wrong place, so it is worth settling first.
What it actually is: an Emaar development of four towers, two residential and two hotel, built between 2013 and 2019, with one to four bedroom apartments averaging about 878 sq ft. Sale prices run about AED 2.2 million (about Rs 5.67 crore) to AED 7.5 million, at roughly AED 1,800 to 3,400 per sq ft. The source listing carries no price. The genuine Dubai Hills Estate buildings we track are Parkside Views, Lime Gardens and Sidra. Everything is in our Dubai section and the projects list.
At a glance
| Project | The Hills |
|---|---|
| Developer | Emaar Properties |
| Community | The Hills, Emirates Living |
| Not to be confused with | Dubai Hills Estate, a separate Emaar community several kilometres away |
| Type | Four towers - two residential, two hotel |
| Built | 2013 to 2019 |
| Configurations | 1 to 4 BHK |
| Sizes | About 750 to 3,000+ sq ft; average about 878 sq ft |
| Price range | About AED 2,200,000 to AED 7,500,000 (about Rs 5.67 to 19.31 crore) |
| Rate | About AED 1,800 to 3,400 per sq ft |
| Status | Ready to Move |
| Next door | Emirates Golf Club; most apartments face the fairways |
Price and unit pricing
| Unit | Typical size | Price | In rupees |
|---|---|---|---|
| 1 BHK, recent sales | 750 to 950 sq ft | Near AED 1,600,000 | About Rs 4.12 crore |
| 2 BHK, from | 1,200 to 1,400 sq ft | About AED 2,850,000 | About Rs 7.34 crore |
| 3 BHK | 1,700+ sq ft | Within the range below | — |
| 4 BHK layouts | Above 3,000 sq ft | Toward AED 7,500,000 | About Rs 19.31 crore |
| Building sale range | Average about 878 sq ft | AED 2,200,000 to 7,500,000 | About Rs 5.67 to 19.31 crore |
| Rate range | — | About AED 1,800 to 3,400 per sq ft | |
A rate range of AED 1,800 to 3,400 per sq ft is nearly twofold inside one development, and the cause is not mysterious: the towers sit on a golf course and a fairway-facing apartment on a high floor is a different asset from an inward one three levels up. The building average is therefore useless as a price. What works is comparing a unit against others on similar floors with the same aspect.
For orientation, Dubai Hills Estate — the community this one gets confused with — trades around AED 2,380 per sq ft on Q1 2026 figures, squarely inside this range. So the confusion is not just geographic; the two communities overlap on price while differing entirely on age, connectivity and tenant. Emirates Living is older, closer to the Marina and to Sheikh Zayed Road, and finished; Dubai Hills Estate is newer, inland and still filling in.
Payment plan and total cost
No developer plan applies to a building completed between 2013 and 2019. A purchase is a resale settled at transfer, in cash or with a mortgage of up to 80% of value for a UAE resident and typically 50 to 75% for a non-resident.
| Item (at the AED 2.2 M range floor) | AED |
|---|---|
| Price | 2,200,000 |
| DLD transfer fee, 4% | 88,000 |
| Trustee and title-deed fees | About 4,200 |
| Agency commission, 2% | 44,000 |
| All in on day one | About 2,336,200 |
On running costs, Emirates Living is an established district rather than a new prime one, and its apartment charges sit below the Downtown and branded-tower bands. No building-specific figure is published; Dubai apartment service charges run AED 10 to 30 per sq ft a year across the market, so on an 878 sq ft average unit that is roughly AED 8,800 to 26,300.
The question behind the charge, on buildings of this age, is the reserve fund. The 2013 tower has already been through a renewal cycle for lifts, pumps and chillers and the 2019 one is approaching it. A well-funded reserve means those are paid for; a thin one means a special levy later. Ask the association for the balance and the schedule of major works, not just the current rate.
Location and connectivity
The Hills sits in Emirates Living beside Emirates Golf Club, with Sheikh Zayed Road at the doorstep. Dubai Internet City and Media City are about five minutes by car, Dubai Marina and JLT five to ten, and the neighbouring Emirates Living districts of The Greens and The Views are next door. The nearest Metro, Dubai Internet City on the Red Line, is a short drive rather than a walk.
That geography defines the tenant. This is the western corridor: people working in the media and tech free zones, in the Marina and in JLT, who want a finished community with real retail and schools rather than a masterplan under construction. Downtown is further away than from a central address, which is the trade. What the district offers in exchange is maturity — Emirates Living has been occupied since the early 2000s and nothing here is waiting to be built.
Amenities and specifications
Four towers, two residential and two hotel, with one to four bedroom apartments. The amenity that matters is the one outside the window: the development sits directly beside Emirates Golf Club, and two and three bedroom layouts open onto balconies with unobstructed fairway views. In a city where golf frontage usually means a villa in an inland community, a golf-facing apartment on Sheikh Zayed Road is an unusual product.
The layouts are generous for the price bracket — a one-bedroom at 750 to 950 sq ft and four-bedroom layouts above 3,000 sq ft. On buildings between seven and thirteen years old, the inspection is the real work: look at the lobbies, the lifts and the pool deck, and ask what has been replaced and what has been deferred. A building that has spent on maintenance and shows it is worth more than one that kept the charge low by not spending.
About the developer
Emaar Properties is Dubai's largest listed developer and the master developer of Emirates Living, the district that also holds The Greens, The Views, The Springs, The Meadows and The Lakes. The Hills is the newer, denser piece of that older masterplan, built between 2013 and 2019 next to communities dating from the early 2000s.
For a resale buyer the construction question is closed and the management question is open. Emirates Living's advantage is maturity: established owners' associations, functioning retail, full occupancy and two decades of price history. Its disadvantage is the same thing seen from the other side — buildings age, and the developer has long since moved on to Dubai Hills Estate, Creek Harbour and the rest. What holds the district's value now is the location and the golf course, not the developer's attention.
For Indian buyers
Emirates Living is freehold, so an Indian citizen owns an apartment at The Hills outright with a Dubai Land Department title deed, pays no annual property tax in the UAE and no UAE tax on the rent.
One practical warning specific to this building, aimed at buyers researching from India: make sure the property you are buying is the one you researched. The Hills and Dubai Hills Estate are different Emaar communities, several kilometres apart, and listings conflate them. The title deed names the community; the advertisement may not. Ask for a copy before you transfer money.
On funding, AED 2.2 million is about USD 599,000, so three remitters under the Liberalised Remittance Scheme allowance of USD 250,000 per person per financial year, or a purchase spread over financial years, or a UAE mortgage at 50 to 75% of value for a non-resident. Add about 6% in fees. Tax collected at source applies above the current threshold and is credited on your Indian return. On residency, the quoted sale range starts above the AED 2 million Golden Visa threshold, though a cheaper one-bedroom resale near AED 1.6 million would not clear it alone. On income, an established district with a golf course and free-zone employment next door lets steadily; rent is taxable in India for a resident at slab rates as income from house property with the standard 30% deduction, and the property is declared in Schedule FA every year you hold it.
Pros
- Direct frontage onto Emirates Golf Club, with most apartments facing the fairways
- An established district with finished retail, schools and neighbours rather than a construction site
- On Sheikh Zayed Road with Dubai Marina, JLT, Internet City and Media City minutes away
- A wide ladder from about AED 1.6 million on a recent one-bedroom sale to AED 7.5 million
- Service charges below the Downtown and branded-tower bands
Cons
- Frequently confused with Dubai Hills Estate, a different Emaar community - confirm the address on the title deed
- The earliest towers are over a decade old and have passed their first renewal cycle
- A rate range of AED 1,800 to 3,400 per sq ft means the building average prices nothing
- The nearest Metro is a drive rather than a walk
- Two of the four towers are hotel rather than residential, so the resident community is smaller than the tower count suggests
Who this is for
- Buyers who want a golf-facing apartment in a finished, established district
- Professionals working in Internet City, Media City, the Marina or JLT
- Buyers who prefer a mature community to a masterplan under construction
Who should look elsewhere
- Anyone who actually wanted Dubai Hills Estate - it is a different community
- Buyers who need the newest stock
- Investors who will not inspect a decade-old building properly
Our verdict
Before anything else about this building: it is not in Dubai Hills Estate. The Hills stands in Emirates Living, beside Emirates Golf Club, off Sheikh Zayed Road near Dubai Marina, and Dubai Hills Estate is a separate Emaar community several kilometres inland with different prices, different tenants and a different rate per foot. Listings that file it under 'Dubai Hills' are the reason buyers turn up at the wrong community, and the fix is to confirm the address on the title deed rather than in the advertisement. Once that is settled, what is here is good and quite specific. Four towers, two of them residential, built between 2013 and 2019, sitting directly on a championship golf course, in a district where the retail, the schools and the neighbours already exist. Most apartments face the fairways, and an unobstructed course view is genuinely scarce in Dubai at AED 1,800 to 3,400 per sq ft. That spread is also the warning: it is nearly a twofold range inside one development, driven almost entirely by floor and aspect, so the building average prices nothing and the work is comparing units. The age is the other thing to price. A 2013 tower has been through its first renewal cycle and a 2019 one is approaching it, which makes the association's reserve fund the document that decides whether your service charge is stable or about to be supplemented.
A golf-facing apartment in a finished, well-connected district, at a rate the newer golf communities cannot match. Confirm you are buying in Emirates Living and not Dubai Hills Estate, compare course-facing units against inward ones rather than against the building average, and read the reserve fund before you offer.
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.
Dubai property calculator — costs, cash needed and net rent
Works from any country: pick your currency, or type your own rate. Fees follow the DLD schedule; rent figures are yours to set.
| Charge | AED | Your currency |
|---|
Fee basis: DLD transfer 4% of price, plus a DLD admin fee of AED 580 on a ready unit and AED 40 at Oqood on an off-plan one; registration trustee AED 4,000 below AED 500,000 and AED 4,200 above, plus 5% VAT; title deed and map about AED 500; agency 2% plus 5% VAT where used; mortgage registration 0.25% of the loan plus AED 290. Rates shown are indicative, read on 9 September 2026, and the pegged ones (USD and the GCC currencies) do not move — edit the rate box for anything else. This is an estimate to plan with, not a quotation, and it does not cover tax in your own country.
FAQs
Is The Hills in Dubai Hills Estate?
No, and this is the most important thing on the page. The Hills is part of Emirates Living, beside Emirates Golf Club, off Sheikh Zayed Road near Dubai Marina. Dubai Hills Estate is a separate, much newer Emaar community several kilometres inland. Some listings file The Hills under 'Dubai Hills', which is how buyers end up looking at the wrong community. Confirm the community on the title deed.
What does an apartment at The Hills cost?
Sale prices span roughly AED 2.2 million to AED 7.5 million, at rates of about AED 1,800 to 3,400 per sq ft. Recent one-bedroom sales are reported closer to AED 1.6 million and two-bedrooms start near AED 2.85 million.
How big are the apartments?
One-beds typically 750 to 950 sq ft, two-beds 1,200 to 1,400, three-beds past 1,700, with some four-bed layouts above 3,000 sq ft. The average unit is about 878 sq ft.
What is the golf view worth?
It is the reason for most of the rate spread. The towers sit directly beside Emirates Golf Club and two and three bedroom layouts open onto balconies with unobstructed course views, which is rare in Dubai at this price. A course-facing unit and an inward one are different assets; price them separately.
When was it built?
Development ran from 2013 to 2019 across four towers, two residential and two hotel. The earliest buildings are now more than a decade old, so ask the association about the reserve fund and what major works have been done.
What are the service charges?
No building-specific figure is published by the sources checked. Dubai apartment charges run AED 10 to 30 per sq ft a year across the market, and Emirates Living sits below the Downtown and branded-tower bands. On an 878 sq ft average unit budget roughly AED 8,800 to 26,300 and get the association's actual rate.
Does it qualify for the Golden Visa?
Yes at the quoted sale range, which starts above the AED 2 million threshold. A cheaper one-bedroom resale near AED 1.6 million would not qualify alone; the DLD permits aggregating more than one property.
Can an Indian citizen buy here?
Yes, Emirates Living is freehold. At AED 2.2 million, about USD 599,000, a purchase needs three remitters under the USD 250,000 per person LRS allowance, several financial years, or a UAE mortgage. Rent is taxable in India for a resident and the asset goes into Schedule FA.
How is the location for commuting?
Strong for the western corridor: Dubai Internet City and Media City about five minutes, Dubai Marina and JLT five to ten, Sheikh Zayed Road at the doorstep. Downtown is further than from a central address. The nearest Metro, at Dubai Internet City, is a short drive rather than a walk.
Compare with other Dubai projects
Also in Dubai Hills: Prive Residence (from AED 1.09 M, ready). See every Dubai Hills Estate project with prices and handover dates.
More by Emaar: The Address Residences Dubai Opera (from AED 2,299,999, ready), Emaar Creek Rise (from AED 2,100,000, ready) and St. Regis The Residences (from AED 2.1 M, handover 2026).
A similar budget elsewhere in Dubai: Meraas Bluewaters (from AED 2,290,000, ready), Emaar BLVD Heights (from AED 2.09 M, ready) and Sunset Bay 3 (from AED 2.02 M, handover 2027).
Read next: 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 · The Dubai Golden Visa Through Property. Every Dubai project we track is listed on the Dubai section.
Amenities
- ✓ Clubhouse
- ✓ Multipurpose Hall
- ✓ 24x7 Security
- ✓ Power Backup
- ✓ Car Parking
- ✓ Indoor Games
- ✓ Gymnasium
- ✓ Jogging Track
- ✓ Kids Play Area
- ✓ Landscaped Gardens
- ✓ Swimming Pool
- ✓ Yoga & Meditation Area
Project Highlights
- ✓ Located in Emirates Living beside Emirates Golf Club, not in Dubai Hills Estate - check which address a listing means
- ✓ Four towers: two residential and two hotel, developed between 2013 and 2019
- ✓ Sale prices span about AED 2.2 million to AED 7.5 million
- ✓ Rates of roughly AED 1,800 to AED 3,400 per sq ft depending on floor and view
- ✓ Recent one-bedroom sales are reported near AED 1.6 million; two-bedrooms start close to AED 2.85 million
- ✓ Average apartment size about 878 sq ft; larger layouts run past 3,000 sq ft
- ✓ Most apartments face the golf course - an unobstructed fairway view is rare in Dubai at this price
Density & Open Space
Density (homes per acre) tells you how open or packed a project feels. Ask us and we will tell you the exact figure for this one, plus the open-area share, so you know how spacious it really is.
Pros & Cons
- +Direct frontage onto Emirates Golf Club, with most apartments facing the fairways
- +An established district with finished retail, schools and neighbours rather than a construction site
- +On Sheikh Zayed Road with Dubai Marina, JLT, Internet City and Media City minutes away
- +A wide ladder from about AED 1.6 million on a recent one-bedroom sale to AED 7.5 million
- +Service charges below the Downtown and branded-tower bands
- –Frequently confused with Dubai Hills Estate, a different Emaar community - confirm the address on the title deed
- –The earliest towers are over a decade old and have passed their first renewal cycle
- –A rate range of AED 1,800 to 3,400 per sq ft means the building average prices nothing
- –The nearest Metro is a drive rather than a walk
- –Two of the four towers are hotel rather than residential, so the resident community is smaller than the tower count suggests
Who Should Buy & Who Should Avoid
- +Buyers who want a golf-facing apartment in a finished, established district
- +Professionals working in Internet City, Media City, the Marina or JLT
- +Buyers who prefer a mature community to a masterplan under construction
- –Anyone who actually wanted Dubai Hills Estate - it is a different community
- –Buyers who need the newest stock
- –Investors who will not inspect a decade-old building properly
Is It Right For You?
Steady rental demand and active resale in The Hills, Emirates Living, beside Emirates Golf Club make it a sensible medium to long-term hold. Get a good entry price and the maths works better.
Larger layouts, amenities and a settled neighbourhood suit families who actually want to live here, not just invest.
A RERA-registered project from a known builder is the safer pick when buying from abroad. We handle paperwork and updates remotely.
Schools, parks, security and open areas keep day-to-day family life easy.
Green areas and nearby healthcare help — ask us about lower-floor units for easier access.
Is The Hills Emirates Living Duba... Worth Buying?
Yes, for the right buyer. It is ready, so there is no wait. Just compare the exact unit and price with one nearby option first.
Short answer — yes, it is worth a serious look if you want a home in The Hills, Emirates Living, beside Emirates Golf Club from a builder with a real track record. Being ready, you avoid the wait and can move in or rent out straight away. It is not the cheapest option in the area, so it fits buyers who value the builder, location and amenities over the lowest sticker price. Compare the exact unit with one nearby project, lock the live cost sheet with us, and you will know if it is right for you.
- →You want a long-term home or hold from a builder with a track record
- →You need to move in or start renting soon
- →Location, build quality and amenities matter more to you than the lowest sticker price
- →You need the cheapest option in the area
- →You specifically want pre-launch pricing
- →You are chasing quick, short-term resale gains
Handover Timeline
The Hills was developed between 2013 and 2019 and is complete and occupied, so a purchase is a resale settled at transfer. With the earliest towers now more than a decade old, the questions are about the buildings rather than the build: ask the owners' association for three years of service-charge statements, the reserve-fund position and the record of major works, since a 2013 building has already passed its first renewal cycle and a 2019 one is approaching it.
Investment Analysis
Why people look at The Hills Emirates Living Dubai for investment is simple — it is in The Hills, Emirates Living, beside Emirates Golf Club, and this part of beside Emirates Golf Club has seen steady demand from both end-users and investors. Good road links, nearby offices and schools usually keep rentals healthy and resale active. As a ready project, you can rent it out or move in right away, which suits buyers who do not want to wait. That said, treat any price or return figure as a guide and confirm the current cost sheet with us before you decide.
Price Analysis
The starting price of about AED 2.2 M (about Rs 5.67 Cr) is in line with what The Hills, Emirates Living, beside Emirates Golf Club asks today for this kind of project. What you actually pay shifts with the floor, view, facing and unit size, plus any offer running at the time.
Treat the listed figure as a starting point, not the last word. Ask us for a unit-wise cost sheet so you see the real, all-in number before you decide.
Payment Plan Explained
Dubai off-plan is sold on a split written as two numbers. A 10/90 or 20/80 plan takes that much on booking and the rest at handover, which suits a buyer arranging a mortgage at completion; a 60/40 is the common structure, with 10% to 20% on booking, 40% to 50% across construction milestones and 40% at handover; a 70/30 puts more in the middle and leaves a smaller final cheque. A post-handover plan spreads the balance over one to three years after you have the keys, so rent can help pay it. Two questions settle whether a plan is as good as it looks: is the construction portion tied to milestones or to dates - milestones are better, because they stall if the building stalls - and what does the sale and purchase agreement say happens if you miss an instalment. Your money sits in a DLD-approved escrow account and is released against construction.
Which one suits you depends on whether you are buying to live in or to invest, and on your loan. We can lay out the exact plans on offer and what each costs you.
Hidden Charges to Budget For
Beyond the base price, budget 6% to 7% of the price in fees. The Dubai Land Department takes 4% on every transfer; registration at a trustee office is AED 4,200, or AED 2,100 under AED 500,000; the title deed is AED 580, or AED 40 to register an off-plan contract on Oqood; and a resale usually carries an agency fee of about 2% plus 5% VAT, where a purchase direct from the developer normally carries none. There is no GST and no stamp duty, and the sale of a home does not attract VAT. A mortgage adds about 0.25% of the loan plus AED 290 to register, an arrangement fee and a valuation. After handover the running cost is the service charge - roughly AED 10 to 32 per sq ft a year for apartments and AED 14 to 40 for villas - with no annual property tax on top.
None of this is truly hidden once you see a full cost sheet, but it adds up. Ask us for the complete break-up so the final figure is clear from day one.
Maintenance Cost
Maintenance is billed per square foot every month and depends on the amenities and upkeep level — bigger clubs and more facilities usually mean a slightly higher rate.
We will share the current maintenance rate for this project, along with the one-time maintenance deposit, when you reach out.
Rental Yield
Residential rental yields in The Hills, Emirates Living, beside Emirates Golf Club are high by world standards: Dubai's citywide gross sits at about 6% to 8%, with the mid-market communities - JVC, Arjan, Dubai Silicon Oasis and Dubailand - running 8% to 9.5% and the premium addresses, Downtown and Palm Jumeirah, 4% to 6%. Net is 1.5 to 2.5 points below gross once the annual service charge and about 6% management are paid, so a 9% headline in a mid-market tower settles near 6%, and a 5% in Downtown nearer 3.5%. Ask for the building's own service charge per sq ft before you trust any yield quoted to you.
If rental income is your main aim, tell us your budget and we will point you to the configurations that rent out fastest here.
Resale Potential
Resale demand in The Hills, Emirates Living, beside Emirates Golf Club is generally active because the corridor stays in demand with both end-users and investors. A known builder and a good location usually make a unit easier to sell later.
Resale value still comes down to the exact unit, floor and the market at the time, so buy at a sensible price and the resale side tends to look after itself.
Handover Risks
As a ready or near-ready project, possession risk here is low — what you see is largely what you get.
Before booking, check the RERA possession date and the delay clause. We will also share the builder's track record on delivery so you go in with eyes open.
Bank Loan Availability
Home loans here are generally easy to arrange, since leading banks usually approve known builders and RERA-registered projects. Banks typically fund up to roughly 75 to 90 percent of the cost based on your profile.
We can connect you with loan partners, help with eligibility and paperwork, and line up a competitive interest rate.
Construction Updates
The project is currently ready to move. The build stage and finishing change month to month.
For the latest site progress — slab status, finishing or possession readiness — call or WhatsApp us and we will share the most recent update from the ground.
The Hills Emirates Living Duba... vs Resale 3BHK Flat for Sale in T...
| Compare | The Hills Emirates Liv... | Resale 3BHK Flat for S... |
|---|---|---|
| Builder trust | Emaar Properties — known track record | Varies, often smaller names |
| Status clarity | Ready to move, clearly listed | Often unclear or mixed |
| Location | The Hills, Emirates Living, beside Emirates Golf Club | Usually older, denser pockets |
| Layouts | Modern, efficient residential | Older, less efficient |
| Amenities | Newer clubs, security, open space | Limited or dated |
| Rental / resale demand | Healthy in this corridor | Slower, depends on pocket |
A quick side-by-side with a nearby project. Prices & details are indicative — confirm with us.
See the full The Hills Emirates Liv... vs Resale 3BHK Flat for S... comparison →Comparison Matrix
| Feature | The Hills Emirates L... |
|---|---|
| Developer | Emaar Properties |
| Location | The Hills, Emirates Living, beside Emirates Golf Club |
| Starting Price | AED 2.2 M (about Rs 5.67 Cr) onwards |
| Type | Residential |
| Status | Ready to Move |
| DLD | Registered with the Dubai Land Department (DLD) as a completed Emaar development; the project number is not printed by the sources checked. On a resale, rely on the seller's title deed, the Emaar no-objection certificate and the owners' association clearance. |
Locality Review
The Hills, Emirates Living, beside Emirates Golf Club is a settled Dubai address. Day-to-day life is easy here - schools, clinics, supermarkets and a mall or retail strip are inside or beside the community, and the road grid connects to Downtown, DIFC, Dubai Marina and both airports. Freehold ownership, no annual property tax and a large tenant pool are what hold demand. It suits a buyer who wants an established community rather than a plot in a district still being built.
Scores are indicative, based on the locality.
Location Map
Nearby Landmarks & Connectivity
Connectivity is indicative. Ask us for exact distances and drive times.
The main thing to weigh is this — frequently confused with Dubai Hills Estate, a different Emaar community - confirm the address on the title deed. It is not a deal-breaker for most buyers, but worth factoring in. Tell us your plan and we will say honestly whether it matters for you.
For the long term, The Hills, Emirates Living, beside Emirates Golf Club has the basics investors look for — steady demand, improving roads, and a healthy mix of end-users and tenants. A home from a known builder in this corridor usually holds value and has room to grow over a 5 to 10 year horizon. It suits patient, long-term buyers more than anyone chasing a quick flip. The entry price you get decides how good the return looks, so confirm the live rate with us first.
It suits buyers who want to move in soon or rent out quickly, and anyone who wants a home from a trusted builder in The Hills, Emirates Living, beside Emirates Golf Club.
At around AED 2.2 M (about Rs 5.67 Cr) to start, it is priced in line with the The Hills, Emirates Living, beside Emirates Golf Club market for this kind of home. Whether it is worth it depends on the exact unit and the running offer — we will help you compare before you commit.
An honest read on livability, builder trust, investment potential and value — scored by our team, not the builder.
About Emaar Properties
Emaar Properties is Dubai's largest listed developer and the master developer of Emirates Living, the district that also holds The Greens, The Views, The Springs, The Meadows and The Lakes. The Hills is the newer, higher-density piece of that older masterplan, built between 2013 and 2019 against neighbouring communities dating from the early 2000s. For a resale buyer the relevant record is management rather than construction: Emirates Living is a mature district with established associations, functioning retail and full occupancy, which is a different and in some ways safer proposition than a masterplan still being built out.
Payment Plan
Specifications
💬 Our View
Before anything else about this building: it is not in Dubai Hills Estate. The Hills stands in Emirates Living, beside Emirates Golf Club, off Sheikh Zayed Road near Dubai Marina, and Dubai Hills Estate is a separate Emaar community several kilometres inland with different prices, different tenants and a different rate per foot. Listings that file it under 'Dubai Hills' are the reason buyers turn up at the wrong community, and the fix is to confirm the address on the title deed rather than in the advertisement. Once that is settled, what is here is good and quite specific. Four towers, two of them residential, built between 2013 and 2019, sitting directly on a championship golf course, in a district where the retail, the schools and the neighbours already exist. Most apartments face the fairways, and an unobstructed course view is genuinely scarce in Dubai at AED 1,800 to 3,400 per sq ft. That spread is also the warning: it is nearly a twofold range inside one development, driven almost entirely by floor and aspect, so the building average prices nothing and the work is comparing units. The age is the other thing to price. A 2013 tower has been through its first renewal cycle and a 2019 one is approaching it, which makes the association's reserve fund the document that decides whether your service charge is stable or about to be supplemented.
We track beside Emirates Golf Club closely, and The Hills Emirates Living Dubai is one of the homes buyers ask about often. Our honest take: weigh the developer, the exact unit, and the price you get against nearby options before you commit. We are not here to push one project — we help you compare and pick what fits your budget and plan. For the live price and a clear comparison, just reach out.
Common Concerns, Answered
Premium projects in The Hills, Emirates Living, beside Emirates Golf Club do sit higher, but you pay for the builder, location and build quality. Compare the price per sq ft with one nearby project and it usually adds up — we will run that for you.
This one is already ready, so there is no possession wait.
Maintenance is per sq ft per month and scales with amenities. We give you the exact rate up front so it is in your budget, not a surprise.
Resale in The Hills, Emirates Living, beside Emirates Golf Club stays active on steady demand. A known builder and a good unit make selling later easier.
Loading (the gap between saleable and carpet area) varies by project. Ask us for the exact carpet area of the unit you like so you compare like for like.
Yields here are modest but steady, helped by nearby offices and schools. If rent is your goal, we will point you to the units that lease out fastest.
Frequently Asked Questions
Is The Hills in Dubai Hills Estate? +
What does an apartment at The Hills cost? +
How big are the apartments? +
What is the golf view worth? +
When was it built? +
What are the service charges? +
Does it qualify for the Golden Visa? +
Can an Indian citizen buy here? +
How is the location for commuting? +
Final Verdict
A golf-facing apartment in a finished, well-connected district, at a rate the newer golf communities cannot match. Confirm you are buying in Emirates Living and not Dubai Hills Estate, compare course-facing units against inward ones rather than against the building average, and read the reserve fund before you offer.