Buying property in Emirates Hills.
Emirates Hills is where Dubai's ultra-prime residential market actually sits. Plots are large, villas are individually designed, and transactions are frequently off-market — the interesting properties change hands before anyone lists them. Yields are low because nobody buys here for income; the asset is the address and the land.
The market in numbers
| Item | Detail |
|---|---|
| Price range | AED 15M – 250M |
| Gross yield | 2–4% |
| Typical stock | Custom-built villas on freehold plots |
| DLD transfer fee | 4% |
| Broker commission | 2% + VAT |
| Golden Visa threshold | AED 2,000,000 DLD valuation |
What to check
Condition varies enormously. A villa built in 2005 to a bespoke design may need eight figures of renovation to meet current expectations, and that cost is rarely reflected in the asking price.
Common to every district: the developer's completion history, escrow status, two years of service charge accounts, and — where the purchase is residency-driven — the link between the asset and the visa basis. Sell the qualifying property and the residency conversation reopens.
What I do
- Establish what you are actually buying: income, use, or a residency basis
- Source properties, including those that never reach public listings
- Verify the developer, the building and the unit before any deposit
- Coordinate the transaction through RERA-licensed brokers and lawyers
- Connect the purchase to the residency and ownership structure rather than treating it separately
- Manage what follows: property management, letting, visa maintenance
From AED 15,000 or 1% of the transaction
Buy-side advisory. Broker commission is paid separately to the RERA-licensed broker; government fees are paid directly.
Common questions
How much does property cost in Emirates Hills?
AED 15M – 250M depending on the unit type and condition. Typical stock: custom-built villas on freehold plots. The range is wide because condition, view and building quality move prices more than square footage does.
What rental yield does Emirates Hills produce?
Around 2–4% gross, before service charges and management. Net yield is materially lower and service charges are the variable most often underestimated at purchase.
Does buying here qualify me for a Golden Visa?
If the DLD valuation reaches AED 2,000,000, yes. Since 2026 off-plan and mortgaged property qualify as well. Note the threshold is by DLD valuation, not purchase price or what the developer states.
What should I check before buying in Emirates Hills?
Condition varies enormously. A villa built in 2005 to a bespoke design may need eight figures of renovation to meet current expectations, and that cost is rarely reflected in the asking price. Beyond that: the developer's completion history for off-plan, escrow account status, service charge history for two years, and whether the building permits short-term rental if that is part of your plan.
What are the transaction costs?
DLD transfer fee at 4% of the purchase price — AED 80,000 on a AED 2M property. Agent commission 2% plus VAT where a broker is involved. Registration and trustee fees. Mortgage registration where financed.
Can I buy as a non-resident?
Yes. Freehold ownership is available to foreign nationals in designated areas, and this is one of them. Non-resident mortgages are available from several UAE banks at lower loan-to-value ratios than resident lending.
Reviewed by Denis Chernikov, Private Client Advisor, nine years in the UAE private client sector.
Describe your matter
Two or three sentences on the substance. I respond within one business day.