What do villas in Emirates Hills actually sell for?
Emirates Hills is Dubai's original gated villa estate, laid out around the Montgomerie golf course, and it is the one community where an asking price tells you almost nothing. Homes are built to order on large plots, no two are alike, and the gap between what is advertised and what is registered can run to tens of millions. So the only honest way to answer the question is the way the Dubai Land Department answers it: with the transfers that were actually registered.
In the twelve months to 26 August 2026, 26 villa resales were registered in Emirates Hills. The median registered price was AED 69 million, which works out at about AED 2,968 per square foot of plot. A median is the middle sale, not the average: half the registered transfers were above it and half below, and it is far less swayed by one enormous sale than an average would be.
That is a small number of transactions for a community of this size, and it is the normal state of Emirates Hills. Owners hold for years; the estate has recorded 1,168 villa resales in total since its first registered transfer in 2000. Every one of them is on the register, and the register is what this desk publishes.
Why the range is so wide
Registered prices in Emirates Hills run from what look like ordinary villa prices to figures that make the newspapers. Some of that spread is real: plot size, lake or fairway frontage and the age and finish of the house vary enormously. Some of it is the register itself. The Land Department records every transfer, including sales between related parties and transfers at below-market values, and those appear in the record alongside arm's-length sales. That is why the Desk leads with the median and the count rather than the lowest and highest prints, and why any single headline sale should be read as one transfer, not as a market.
The register carries 15 Emirates Hills transfers at or above AED 100 million. They are real, they are in the record, and none of them is what a typical villa here costs.
How to use these numbers
If you are buying, the median is your anchor and the per-square-foot figure is your check: a plot priced far above 2,968 per square foot needs a reason you can see. If you are selling, the count matters as much as the price. With 26 registered resales in a year, the market clears slowly and a home that is priced to the register sells; one priced to a neighbour's asking price waits.
The year-by-year history shows the direction of travel. In 2023, 45 villa resales were registered at a median of AED 40 million; the current twelve-month median of AED 69 million sits well above it. The recent annual detail, the six-month window and the full list of registered sales are in the Desk's paid report for the district; the free desk page carries the twelve-month figures for every building set in the estate.
Questions people ask
How many villas sold in Emirates Hills in the last year?
The Dubai Land Department registered 26 villa resales in Emirates Hills in the twelve months to 26 August 2026.
What is the median price of a villa in Emirates Hills?
The median registered resale price in the twelve months to 26 August 2026 was AED 69 million, about AED 2,968 per square foot of plot.
Are these asking prices?
No. Every figure is a transfer registered with the Dubai Land Department. The Desk publishes registered prices only, never asking prices or agent estimates.
The figures: the Emirates Hills desk (every building, free) and the Emirates Hills report (the year-by-year record and every registered sale). Source: Dubai Land Department registered transactions to 26 August 2026; deduplicated by transaction; medians at eight or more registered resales in the window, ranges at three to seven, counts below. No asking prices, no agent estimates.