Eden Hills

By H&H Development in Dubai Hills Estate, Dubai

Price from: AED 43,800,000; about £8.98M or $11.93M
Payment plan: 10/40/50; 50% before handover
Handover: Q2 2028
Status: Under construction

Aerial render of the Eden Hills main entrance and palm-lined avenue at dusk

Render of the front of a six-bedroom villa

Payment plan

10/40/50

50% due before handover

Down paymentAt sales launch10%AED 4,380,000
During construction40%AED 17,520,000
On handover50%AED 21,900,000
Paid before handoverAED 21,900,000

Listed by Property Finder for Edra villas on 13 November 2026. No plan was listed for Avra and Aurora or Maia.

Amounts are worked on a 5-bedroom villa at its starting price of AED 43,800,000. Change home type

Model your own price How payment plans work

For 5-bedroom villas

Homes and prices

Eden Hills offers 5-bedroom villas and 6-bedroom villas. Open a home type for its payment schedule, buying costs and the nearest alternatives.

5-bedroom villasFrom AED 43.8M7,675 to 16,498 sq ft, AED 5,707 per sq ft, Avra and Aurora (16,021 to 16,498 sq ft) from AED 43.8 million; Maia (7,675 sq ft) price on request.6-bedroom villasFrom AED 79.9M25,110 sq ft, AED 3,182 per sq ft, Edra, as listed by Property Finder; confirm whether 25,110 sq ft is the built-up area or the plot.

Starting prices are the published figures from the sources listed on this page, checked 13 November 2026. Sterling figures are indicative conversions. Ask for today's availability before relying on any figure.

Villas
5 to 6 bed
7,675 to 25,110 sq ft
301 homes
Freehold

Developer: H&H Development
Location: Eden Hills, Dubai Hills Estate, Dubai
Golden Visa: Prices reach the AED 2 million threshold

Overview

H&H's gated villa community beside Dubai Hills, with 301 five- and six-bedroom villas and 29 plots. The first phase is sold; newer Avra, Aurora, Edra and Maia villas are on sale from AED 43.8 million.

Eden Hills is a gated villa community by H&H Development in Hadaeq Sheikh Mohammed Bin Rashid, beside Dubai Hills Estate. It is a separate H&H community rather than part of Emaar's master plan, although Property Finder files some of its listings under Dubai Hills Estate. H&H gives 301 villas of five and six bedrooms and 29 plots for custom-built homes, across three neighbourhoods arranged around a central wadi, walking trails and social hubs. The official site adds tree-lined walkways, family parks and a retail centre.

The homes are sold as named villa designs by different architects. The official site lists Luna (six bedrooms, Elastic Architects), Edra (six bedrooms, Denniston), Avra and Aurora (five bedrooms, Caprini & Pellerin), and Mira, Vera, Bella and Maia (five bedrooms, Loci, with interiors by Studio M). Property Finder shows the first release as sold out, with resale only, and lists developer stock in three newer designs.

On 13 November 2026 Property Finder listed Avra and Aurora five-bedroom villas of 16,021 to 16,498 sq ft from AED 43.8 million, with private pools, rooftop terraces, home cinemas and basement parking for up to five cars; Edra six-bedroom villas listed at 25,110 sq ft from AED 79.9 million; and Maia five-bedroom villas of 7,675 sq ft with the price on request. Property Finder gives completion in June 2028 for Avra, Aurora and Edra and December 2029 for Maia. H&H's own project page gives 2027 for the community, which appears to refer to the first phase.

Only Edra has a published plan: 10% at launch, 40% during construction and 50% on handover. Community facilities listed on Property Finder include a clubhouse, gym, co-working hub, running tracks, a dog park, children's play areas and 24-hour gated security, with a health centre and gourmet retail planned.

Eden Hills suits families who want a very large new villa within a short drive of Dubai Hills Mall and Downtown, in a smaller and more private community than the big master plans. Weigh the prices, which start at AED 43.8 million, the conflicting drive times on Property Finder's listings, and the gap between H&H's 2027 date and the later dates for the villas now on sale.

Buying costs

Government fees are paid on top of the purchase price. This is the position for the entry-level home; costs scale with price. In Dubai the registration authority is the DLD.

Purchase priceEntry 5-bedroom villa at Eden HillsAED 43,800,000

DLD transfer fee (4%)Paid to the Dubai Land Department on registration. The department lists it as 2% from each party, but contracts almost always pass the full 4% to the buyer, so a developer's '50% DLD waiver' means the developer is paying its own listed half. Off-plan, it is paid when the sale is registered in the Oqood system.AED 1,752,000

Oqood registration admin feeOqood portal fee of AED 1,000 plus knowledge and innovation fees, for registering the off-plan sale contract.AED 1,020

Estimated total to completeAED 45,553,020about £9.33M

Developers may add their own administration charge on off-plan sales. It is set by the developer, not the land department, so it is not included in this estimate: ask for it in writing before you reserve. Adjust the assumptions in the buying cost calculator.

Golden Visa. Every unit type here is priced above AED 2 million, the threshold for the 10-year visa by property. Check eligibility

Location

In Hadaeq Sheikh Mohammed Bin Rashid, beside Dubai Hills Estate. Property Finder's listings give between about 10 and 20 minutes to Downtown Dubai depending on the listing.

Map data © OpenStreetMap contributors (ODbL). Tiles Esri

View on map

Downtown Dubai: 20 min
Dubai International Airport: 20 min
Palm Jumeirah: 25 min

Approximate drive times in normal traffic, measured for Dubai Hills Estate as a whole.

About Dubai Hills Estate

Complete community: mall, park, golf course, schools and a hospital are open
Central position on Al Khail Road, about 20 minutes from Downtown Dubai and the airport
Mix of apartments, townhouses and villas, unusual for a single community
Emaar as the developer of the whole community

Dubai Hills Estate area guide

Amenities

Central landscaped wadi
Walking and cycling trails
Family parks
Community clubhouse and lounge
Community gym
Co-working hub
Dog park
Children's play areas
Retail and dining
Planned health centre
24-hour gated security
Private pools and rooftop terraces in Avra and Aurora villas
Basement parking for up to five cars in Avra and Aurora villas

Developer: H&H Development

Dubai developer and asset manager, active since 2007, behind the Four Seasons, Aman, Janu and Rosewood projects in Dubai and its own Eden House residences.

Founded: 2007
Headquarters: Dubai, UAE
Ownership: Privately held; founded by Shahab Lutfi and Mohamed Al Hussaini, with its sister company Bright Start investing in its projects.

H&H Development profile and track record

Adviser's view

What works

Gated community of 301 villas and 29 plots, smaller than the large master plans
Villa designs by named architects, including Denniston, Caprini & Pellerin and Loci
Very large homes: Avra and Aurora villas run to about 16,500 sq ft
Beside Dubai Hills Estate, with its mall, park and golf course
Half the price of an Edra villa is due on handover

What to weigh

Prices start at AED 43.8 million for the villas with published figures
Completion for the villas on sale is June 2028 to December 2029, later than H&H's 2027 date for the community
No payment plan was listed for Avra, Aurora or Maia
Property Finder's listings give conflicting locations and drive times; visit the site
No project registration, permit or escrow number was published

Questions buyers ask

What is the starting price at Eden Hills?

On 13 November 2026 Property Finder listed Avra and Aurora five-bedroom villas from AED 43.8 million and Edra six-bedroom villas from AED 79.9 million. Maia villas were on request.

Is Eden Hills part of Dubai Hills Estate?

No. Eden Hills is H&H's own gated community beside Dubai Hills Estate, in Hadaeq Sheikh Mohammed Bin Rashid. Property Finder files some of its listings under Dubai Hills Estate.

When will the Eden Hills villas be completed?

Property Finder gives June 2028 for Avra, Aurora and Edra villas and December 2029 for Maia. H&H's project page gives 2027 for the community.

How many homes are there at Eden Hills?

H&H gives 301 villas and 29 plots for custom-built villas across three neighbourhoods.

What is the payment plan at Eden Hills?

The published plan is 10/40/50: 10% down payment, 40% during construction and 50% on handover. That means 50% of the price is paid before the keys are handed over.

Who is the developer of Eden Hills?

Eden Hills is being developed by H&H Development. About H&H Development: Dubai developer and asset manager, active since 2007, behind the Four Seasons, Aman, Janu and Rosewood projects in Dubai and its own Eden House residences.

Can foreigners buy at Eden Hills?

Yes. Dubai Hills Estate is a designated area where buyers of any nationality can own freehold property, whether or not they live in the UAE. The purchase is registered with the DLD.

Does buying at Eden Hills qualify for a Golden Visa?

Homes priced at AED 2 million or more can support an application for the UAE's 10-year Golden Visa. At Eden Hills, every unit type starts above that level. Approval is at the authorities' discretion and off-plan purchases have their own conditions: see our Golden Visa guide.

What fees are payable on top of the price at Eden Hills?

The main cost is the DLD transfer fee (4%). On the entry price of AED 43,800,000 that comes to about AED 1,752,000, plus small administration charges. There is no stamp duty, no annual property tax and no tax on rental income for individuals in the UAE, though your home country may tax you. Our buying cost calculator itemises it.

Sources and verification

Facts on this page were last checked on 13 November 2026. Prices, availability and payment plans are set by the developer and can change without notice; treat them as a guide until you have a current offer in writing.

Start your enquiry

Starting prices are the published figures from this page's sources, checked 13 November 2026.

Choose a home type

5-bedroom villas

10/40/50 plan

Due on booking: AED 4,380,000
Paid before handover: AED 21,900,000 (50%)
Registration fees, estimate: AED 1,753,020
Total to complete: AED 45,553,020

Fees are the published registration charges. Developers usually collect them at or soon after booking and can add their own administration charge. Every stage