Dubai Hills Estate was expected to be just another residential neighborhood on Dubai’s endless map. Three years later, investors who bought in 2022 have seen their villas appreciate by 68% and their apartments by 45%. The problem: every month you don’t buy, prices climb another 4% and units disappear.
The real trigger came in January 2026, when the RTA confirmed the extension of the Red Line metro to Al Maktoum International Airport, with a direct stop in Dubai Hills Estate. Two-bedroom apartment prices start at 1,240,000 AED (€340,000) and rise every quarter. Dubai no longer waits for anyone.
What Dubai Hills Estate is and why everyone’s talking about it
Dubai Hills Estate is a 2,700-acre (11 million m²) development built by Emaar Properties in the geographical heart of Dubai. It is 15 minutes from Burj Khalifa, right next to Al Khail Road, with direct access to Dubai Hills Mall and surrounded by infrastructure that is already up and running.
The real magnet is the Dubai Hills Golf Club, awarded Best Golf Course in the Middle East in 2019 and designed by Gary Johnston. Homes overlook the course: residents enjoy 18 holes, a 180,000 m² central park, and pathways connecting the entire district.
Today’s entry point: €340,000 for a two-bedroom apartment in off-plan phase with 2028 delivery, according to February 2026 data. Villas start at €871,000 and can exceed €8 million in prime areas.
Why it’s booming now: metro, hospital and 11,800 units under construction
On 10 January 2026, Dubai’s Roads and Transport Authority (RTA) reactivated the extension plan for the Red Line metro, which will connect Rashidiya with Al Maktoum International Airport. The stop at Dubai Hills Estate had been confirmed since 2022, but the official start of works in 2026 sent demand soaring.
Hard data behind the shift:
- January 2026: RTA confirms tender for Red Line extension with Dubai Hills stop
- Average price February 2026: 2,438,973 AED (€669,000) per apartment, up 4% since December 2025
- Villa appreciation 2022–2025: 68% in the secondary market, 59% in off-plan
- Construction pipeline: 11,800 units under development, with staggered delivery through 2029
| Property type | Average price 2022 | Average price Q1 2025 | Appreciation |
|---|---|---|---|
| Off-plan apartment | 1,753 AED/ft² | 2,419 AED/ft² | +38% |
| Secondary villa | 1,628 AED/ft² | 2,738 AED/ft² | +68% |
| Secondary apartment | 1,506 AED/ft² | 2,183 AED/ft² | +45% |
In this context, King’s College Hospital Dubai opened in 2023 inside the district, with 500 beds and a focus on oncology and cardiology. It is a certified British medical facility that adds tangible value.
How it affects those who buy now vs those who wait
Buyers in 2022 paid 1,120 AED per square foot for off-plan apartments. Today, that same square meter costs 2,419 AED, 116% more in three years. If you buy in February 2026 a 69 m² apartment for €340,000, you’ll be paying the “cheap” price compared to 2027, when the metro will be operational.
[https://www.youtube.com/watch?v=jMF67McfJ_I](https://www.youtube.com/watch?v=jMF67McfJ_I)The issue hits those who wait “for prices to drop”. Dubai Hills Estate offers 5–7% annual yield in confirmed rental returns, with occupancy rates above 92%. Every quarter you wait, prices rise 3–4% and supply shrinks.
An apartment bought in 2023 for €450,000 is now worth €580,000 on the secondary market, generating €130,000 in capital gains in less than three years. Those who bought villas in 2022 have seen 68% appreciation, turning €1 million investments into €1.68 million assets.
What it means to invest in Dubai’s new residential core
Dubai Hills Estate marks a structural shift in how Dubai approaches urban planning. Until 2020, development was concentrated along the coast (Marina, JBR, Palm Jumeirah). Since 2022, 60% of Emaar’s new projects have been inland, with green infrastructure and land-based connectivity.
Emaar has invested 2.7 billion dollars to develop Dubai Hills Estate as a “self-sufficient community”. You don’t need to leave the district to work (Dubai Hills Business Park), shop (Dubai Hills Mall with 750 stores), educate your children (GEMS British schools), or play sports (golf, tennis, Olympic pools).
Transactions in Dubai Hills Estate have grown 22% in volume, while the average price per square meter has risen 15%. This points to real demand: end-users are moving in, not just investors.
Clearing up the doubts everyone has
Q: Is it legal to buy without being an Emirates resident?
A: Yes, Dubai allows 100% foreign ownership in freehold areas such as Dubai Hills Estate.
Q: What taxes do you pay when buying?
A: 4% registration fee (DLD fee) plus 5,000 AED in administrative charges, with zero annual property tax.
Q: Can I obtain residency by buying here?
A: Yes, properties from 750,000 AED (€205,000) qualify for a renewable 2-year residence visa.
Q: How much does it cost to maintain an apartment?
A: Service charges average 12–18 AED per square foot per year (€800–1,200/year for 69 m²).
What will happen when the metro starts running in 2027
The RTA projects the opening of the Red Line extension by late 2027, with Dubai Hills Estate station operating from day one. The next 18 months will mark the last “pre-metro” buying period, when prices still do not fully reflect the impact of connectivity.
Emaar announced in December 2025 the launch of Golf Grove, 205 apartments from 197,000 dollars with 2028 delivery, betting that demand will keep growing after the metro opens. The Majestic Vistas villas (€8 million) sold out in 72 hours in November 2025.
The rental market is tightening: rents rose 18% in 2024 and continue to climb, with two-bedroom apartments renting for 95,000 AED per year (€26,000/year). This makes Dubai Hills Estate one of the few districts where buying becomes more profitable than renting from the fifth year onward.
