Eden House Dubai Hills
From AED 18M (portal) · agents 23–24M
Developers / H&H Development
Developer profile · Dubai · founded 2007
H&H Development: the best brand list in Dubai, and completion dates that disagree by two years
The developer behind the Four Seasons Hotel DIFC, the Four Seasons Resort at Jumeirah Beach, Baccarat, Aman Dubai and Janu Dubai — an unusually deep set of hotel partnerships for a group of this size. It also has three projects on the listing portal, and all three carry a date or a price that does not match its own website.
TypeDubai developer · founded 2007
Portfolio20 projects on its own site
Known forFour Seasons, Aman, Baccarat, Janu
FounderShahab Lutfi, chairman
On the portal3 projects · AED 4.7M entry
FootprintDIFC · Za’abeel · Dubai Hills · Jumeirah
Plan range10 / 40 / 50 to 20 / 40 / 40
Weak pointCompletion dates that do not agree
About H&H Development
H&H Development is a Dubai developer, investor and asset manager founded in 2007 by Shahab Lutfi, who chairs it, and Mohamed Al Hussaini. Miltos Bossinis is chief executive. It is registered with the Dubai Land Department as developer No. 1751. Its own description of itself is “development is creation”, and the structure behind that line is genuinely unusual: development, property management and leasing, facilities management, procurement, interior design and interior fit-out all sit inside the group, alongside a design-retail arm called Collectional and an investment sister company, Bright Start.
The credential that matters is the brand list. H&H developed the Four Seasons Hotel DIFC and the Four Seasons Resort Dubai at Jumeirah Beach, and is delivering the Four Seasons Private Residences at DIFC — 52 homes designed by David Chipperfield with interiors by Tihany. It is the developer behind Baccarat Hotel & Residences downtown with Studio Libeskind and Shamal Holding, and alongside Aman Group it is delivering both Aman Dubai and Janu Dubai. Very few Dubai developers of this size have signed four international hospitality brands, and fewer have delivered the hotels as well as the residences.
The Eden House brand is the other half of the business. Under that name H&H has built a collection of mid-rise residential buildings — Eden House Al Satwa, where the company is based and where its sales gallery sits; The Canal; The Park; Dubai Hills; and now Eden House Za’abeel — alongside the gated villa community Eden Hills in Mohammed Bin Rashid City, with 301 villas of five and six bedrooms and 29 plots for custom builds. The Eden House buildings are design-led rather than specification-led, which is why H&H keeps the interior design and fit-out in-house.
Three projects are on the listing portal, and all three carry a documentation problem. Eden House Dubai Hills has been listed at AED 18 million since February 2025; agent listings in 2026 quote AED 23.2–24.4 million, and the payment plan is described two different ways. Eden House Za’abeel is dated 2027 on the developer’s own page and Q4 2028 on the portal. Janu Dubai is dated 2027 by both the developer and the portal, and 2029 by Janu’s own website.
That pattern is worth naming accurately. These are not missing approvals or unpaid fees — the projects are registered and the brands are real. What is out of step is the marketing layer: a portal record for Janu shows a studio with no size in a building whose smallest home is a two-bedroom; the same record files Eden House Za’abeel under DIFC when its plot is in Za’abeel 2; and the price on the Dubai Hills project has not been refreshed since early 2025. None of that is fraud. All of it means the brochure is not the specification.
The delivery record is real but narrower than the brand list suggests. The Four Seasons hotels at DIFC and Jumeirah Beach are open and trading. The private residences at DIFC, Baccarat, Aman Dubai, Janu Dubai, the Dubai Harbour Residences and Eden Hills are in progress or being sold. For a buyer of a residence, the honest reading is this: H&H has delivered hotels and one residential collection at scale, and the current pipeline is much larger than what it has finished to date.
What that means if you are buying. A branded residence is a contract with two parties who are not the same entity: the developer who builds it and the operator who runs it. Ask for the brand agreement, the management terms, the service charge model and — above all — the handover date that the developer is obliged to meet, with the remedy if it is missed. On Janu that question is worth two years of difference; on Eden House Za’abeel it is worth one.
The honest read. A serious, well-connected developer with the best brand relationships of any mid-sized group in Dubai and a genuinely integrated delivery model. It is also a developer whose public documentation has not kept pace with its portfolio — and on three projects at once. Buy the building, the contract and the operator agreement; treat the website’s dates and the portal’s summary as a starting point rather than a record.
H&H Development projects on this site
Three on the listing portal, all with a page here; the wider portfolio is listed beneath them.
Janu Dubai
Price on request · agents from about AED 18M
Eden House Za’abeel
From AED 4,700,000 (portal-listed)
Eden Hills
Not on the portal · no page here
Aman Dubai
Not on the portal · no page here
Baccarat Hotel & Residences
Not on the portal · no page here
Two of the three sit within five minutes of each other — DIFC and Za’abeel — and the third is a villa release inside Dubai Hills Estate. The rest of the portfolio, including Eden Hills in Mohammed Bin Rashid City, is real and under way, but it is not on the portal and we have not built pages for it.
What distinguishes H&H Development
Four international hotel brands, and the hotels to go with them
Four Seasons at DIFC and Jumeirah Beach, Baccarat downtown, Aman and Janu. The Four Seasons hotels are open, which is the part most developers with brand logos cannot say.
Everything in-house
Development, property management, facilities management, procurement, interior design and fit-out all sit inside the group. On a design-led building that shortens the distance between the drawing and the finish.
The Eden House brand at the mid-rise end
Al Satwa, The Canal, The Park, Dubai Hills and now Za’abeel – a consistent architectural language across small buildings, produced by the same in-house interiors team.
Completion dates that vary by up to two years
Janu Dubai: 2027 on the developer’s page and the portal, 2029 on Janu’s own site. Eden House Za’abeel: 2027 on the developer’s page, Q4 2028 on the portal. Both matter; neither is reconciled anywhere public.
A portal price that has not moved since early 2025
Eden House Dubai Hills is listed from AED 18M, published in February 2025. Agent listings in 2026 quote AED 23.2M and 24.4M for the same collection – a 28-36% gap.
Small residence counts on the best buildings
52 homes at Four Seasons DIFC, 57 at Janu, 32 villas in Dubai Hills. That is scarce product, and it also means the service charge is divided among very few owners.
Buying an H&H Development home: what to check
Branded residences carry a second layer of documents that ordinary apartments do not — the operator agreement. These are the items to have in writing before you reserve.
The hotel opening date and the residence handover date, stated separately, in writing.
The remedy if the hotel or the residences are late – compensation, and a right to rescind.
The residence price schedule by type, floor and square footage; not a single ‘from’ figure.
The payment plan with dates and amounts, annexed to the sale and purchase agreement.
The service charge estimate per square foot, and how it is split between residents and the hotel.
The brand agreement: which entity operates, for how long, and what happens if it changes hands.
What residence owners can use – pool, club, restaurants, signing privileges – and on what terms.
Freehold registration and a separate title for the unit, confirmed at the Dubai Land Department.
Escrow account, project registration and the current DLD permit for each building.
Whether the parking bay is titled, and how many bays come with the unit.
The specification schedule: kitchen, joinery, stone, smart-home, landscape – and what is an upgrade.
Registered resales and rents in the same building or the nearest comparable, not asking prices.
H&H Development frequently asked questions
Who is H&H Development?
A Dubai developer, investor and asset manager founded in 2007 by Shahab Lutfi, who chairs it, and Mohamed Al Hussaini. Miltos Bossinis is chief executive. It is registered with the Dubai Land Department as developer No. 1751 and has built Four Seasons hotels in Dubai, is delivering Aman and Janu, and created the Eden House brand.
What is H&H known for?
Hotel and branded-residence projects. It developed the Four Seasons Hotel DIFC and the Four Seasons Resort Dubai at Jumeirah Beach, is delivering Four Seasons Private Residences at DIFC with David Chipperfield and Tihany, Baccarat with Studio Libeskind, and Aman Dubai and Janu Dubai with Aman Group.
How many projects does H&H have?
Twenty are listed on its own site, from hotels and branded residences to the Eden House buildings and the Galleria malls. Three are on the listing portal: Eden House Dubai Hills, Janu Dubai and Eden House Za’abeel.
Where does H&H build?
Almost entirely in prime central Dubai: DIFC, Za’abeel, Downtown, Jumeirah, Dubai Hills and Mohammed Bin Rashid City, with Dubai Harbour and City Tower on Sheikh Zayed Road in the wider list.
Has H&H completed its projects?
Two Four Seasons hotels are open and trading, and the Eden House collection at Al Satwa is complete. The branded residences at DIFC, Baccarat, Aman Dubai, Janu Dubai, the Dubai Harbour Residences and Eden Hills are in progress or being sold – which is a much larger pipeline than the completed record.
Why do the completion dates differ between the portal and the developer?
Because they have not been reconciled. Janu Dubai is dated 2027 by the developer and the portal but 2029 by Janu’s own website. Eden House Za’abeel is dated 2027 by the developer and Q4 2028 by the portal. Ask for the date in the sale and purchase agreement; nothing else binds.
What does an H&H home cost?
Eden House Za’abeel starts at AED 4,700,000 for a 1,132 sq ft one-bedroom. Eden House Dubai Hills is listed from AED 18 million for a 6,185 sq ft five-bedroom villa, with 2026 agent quotes at AED 23.2-24.4 million. Janu Dubai is price on request on the portal, with agent quotes from about AED 18 million.
Is H&H a safe developer to buy from?
It has a nineteen-year history, an active DLD registration, two operating Four Seasons hotels and a deep pipeline. The risk is not solvency or track record; it is documentation – three of its current projects have inconsistent public dates or prices. Buy on the contract, the escrow and the brand agreement.
What is the difference between H&H and Janu?
H&H is the developer and owner’s side; Janu, part of Aman Group, is the hotel operator and the brand on the residences. Your sale contract is with H&H; your service standards and rental programme come from the brand. Both documents matter, and they should be read together.
How do I buy through you?
Tell us the project and budget. We will get a dated price list and payment plan, confirm the handover date, escrow and permit, read the brand and management agreements where a hotel is involved, get the service charge model and specification, benchmark the unit against registered sales and rents, and give you our honest read – including the case against.
Considering an H&H Development residence?
Tell us the project and budget. We will get a dated price list and payment plan, confirm which completion date applies — and get it into the contract — verify the escrow and permit, read the brand and management agreements where a hotel is involved, get the service charge model and specification, benchmark the unit against registered sales and rents, and give you our honest read.
Sources and verification. The company history, foundation year, leadership, divisions, brand partnerships and the twenty-project development list — including locations, start and completion years, unit counts and architects — come from H&H Development’s own website and its three project microsites. The Dubai Land Department developer number comes from public register data. Prices, payment plans, handover dates, listing dates and amenity tags come from the listing portal’s project records; unit mix, plot sizes, floor-area ranges, agent price quotes and the Hopkins Architects attribution come from third-party agent listings and are described as such in each page. Committed to publication: Janu Dubai is dated Q4 2027 by the portal and 2027 by the developer but 2029 by Janu’s own website; Eden House Za’abeel is dated 2027 by the developer and Q4 2028 by the portal; Eden House Dubai Hills has been listed at AED 18M since February 2025 while 2026 agent quotes run to AED 24.4M, and its payment plan is described as both 20/40/40 and 10/40/50; the portal’s Janu record shows a studio in a building with no studios, and files Eden House Za’abeel under DIFC when the plot is in Za’abeel 2. Nothing on this page is a valuation or a promise of return.