H&H Development
The villa half of H&H’s Eden House community in Dubai Hills Estate: 32 houses of five and six bedrooms, 6,185–7,820 sq ft on plots up to 10,969 sq ft, portal-listed from AED 18,000,000 — AED 2,910 per square foot. That price was published in February 2025; agent listings in 2026 quote AED 23.2–24.4 million for the same collection.
Two reasons to ask for a dated price list. The portal has listed this project from AED 18,000,000 since 26 February 2025. Two 2026 agent listings quote AED 23,200,000 and AED 24,420,000 for the collection — 28–36% higher. The portal calculator is also built on a 20% down payment, while agent marketing describes 10% on booking and 50% at handover. Treat both figures as indicative until the developer confirms the current list and plan in writing.
Eden House Dubai Hills is the villa part of an H&H community inside Dubai Hills Estate, Emaar’s landscaped master community around a championship golf course. The wider development holds 32 villas for sale, four townhouses and 132 apartments — but the townhouses and apartments are rental only, which matters if you are buying. The 32 villas are the entire sales product.
Two house types, both substantial. Type A is a five-bedroom of about 6,185 sq ft on plots of 8,030–10,258 sq ft. Type B is a six-bedroom of about 7,820 sq ft on plots of 8,073–10,969 sq ft, with a rooftop terrace. Both are described by the developer as organic architecture — horizontal planes, deep overhangs, timber and stone — with private pools, gardens, lifts, staff quarters and shaded balconies. Agent listings attribute the design to Hopkins Architects; the developer’s own pages do not name a practice, so treat the attribution as agent-sourced.
The pricing is the interesting part. A 6,185 sq ft villa at AED 18,000,000 is AED 2,910 per square foot. Dubai Hills has become one of the strongest villa markets in the city since 2022, and the later quotes of AED 23.2–24.4 million imply AED 3,750–3,950 per square foot — if those quotes are for the same 6,185 sq ft type, which the listings do not make clear. Either way, the portal figure is a 2025 number and should not be used to budget a 2026 purchase.
Twenty-eight plots, or thirty-two? The portal lists one layout only — a five-bedroom of 6,185 sq ft — and prices it from AED 18,000,000. The two-type breakdown, the plot ranges and the rooftop terrace on Type B come from agent listings and the project’s own sales microsite rather than the portal, which is normal for a 32-unit release but means the type-level detail needs confirming against the developer’s drawing set.
What the community actually includes. The developer describes two temperature-controlled pools, a spa and fitness centre, a children’s playroom and resident services, with the villas arranged around a central garden. The portal’s amenity tags add a supermarket, retail outlets, a health care centre and restaurants — those are Dubai Hills Estate facilities a short drive away, not amenities inside a 32-villa enclave. The tag list is a district list; the villa list is the shorter one.
Where it sits. The community is inside Dubai Hills Estate, south of Al Khail Road, with the golf club, Dubai Hills Mall and the main park in the same master plan. The developer’s own drive times: 8 minutes to Dubai Hills Golf Club, 11 to GEMS International School and King’s College Hospital, 16 to Dubai Hills Mall, 25 to Downtown Dubai and Dubai Marina, and 30 to Dubai International Airport.
The case for and against. For: a small release in a mature, amenity-rich master community, a real villa product rather than a townhouse imitation, and a developer with a hospitality record that includes Four Seasons and Aman projects. Against: the price has moved sharply since the portal listing, the payment plan is quoted two different ways, the villa architect is named only by agents, and thirty-two units means whatever is left is whatever is left. Ask for the current price list, the plan with dates, the plot for the specific unit, and the service charge estimate before you commit.
Compiled November 2026 from the developer’s own website (location, start and completion years, unit counts, community composition) and project microsite (villa types, design intent, drive times), the listing portal’s project record (starting price, published layout, payment plan, amenity tags, listing date), and third-party agent listings (type B size, plot ranges, architect attribution, later price quotes). Not a valuation.
Two designs, both detached, both with private pools. The portal prices one layout only:
| Type | Bedrooms | Built area | Plot | Price |
|---|---|---|---|---|
| Villa A | 5 | 6,185 ft² | 8,030–10,258 ft² | From AED 18,000,000 (portal-listed) |
| Villa B | 6 | 7,820 ft² | 8,073–10,969 ft² | On application · agents quote AED 23.2–24.4M |
| Townhouses (4) | — | on application | — | Rental only · not for sale |
| Apartments (132) | 1–4 | on application | — | Rental only · not for sale |
At the portal’s figure the five-bedroom works out at AED 2,910 per square foot. At the 2026 agent quotes the same calculation gives AED 3,750–3,950 per square foot — unless the higher quotes are for the 7,820 sq ft Type B, in which case the per-foot figure is closer to AED 3,000–3,100. That is exactly the confusion a dated developer price list resolves.
The portal calculator structures the payment as 20 / 40 / 40 on the AED 18,000,000 starting price:
| Stage | Share | On the AED 18,000,000 unit |
|---|---|---|
| Down payment | 20% | AED 3,600,000 |
| During construction | 40% over 6 instalments | AED 7,200,000 (AED 1,200,000 each) |
| On handover | 40% | AED 7,200,000 |
| DLD transfer fee | 4% | AED 720,000, on top |
Agent marketing for the same project describes 10 / 40 / 50: 10% on booking, 40% during construction, 50% at handover. The difference between the two is AED 1.8 million at reservation on the entry price, and AED 1.8 million more at handover. Both structures are common in Dubai; only one is current. Ask which, in writing, before you pay a booking fee.
Two things to keep in view on a plan like this. First, half of the price lands on one day in 2027 — budget for it from the start rather than at year five. Second, the 4% DLD fee, agency commission and any developer administration fee sit on top of the price and are not part of the payment plan.
Inside each villa: private swimming pool, private garden, passenger lift, staff quarters, shaded balconies, a rooftop terrace on Type B, fitted kitchen with built-in appliances, marble and timber finishes, and home automation. Agent listings also mention a home office and laundry room in Type A.
In the community: two temperature-controlled pools, a spa and sauna, a fitness centre and gym, a children’s playroom, landscaped gardens and resident services, arranged around a central garden with the rental apartments and townhouses curving around it.
On the portal’s list: swimming pool, spa and sauna, landscaped garden, fitness centre, gymnasium, covered car park, retail outlets, health care centre, restaurants and cafés, supermarket. The last four are Dubai Hills Estate amenities rather than things inside a 32-villa community — worth knowing when you compare service charges with a tower.
Dubai Hills Estate is Emaar’s master community east of Al Khail Road, built around an 18-hole championship golf course and a large central park, with Dubai Hills Mall as its retail centre. It is one of the few places in Dubai where a villa address comes with a full amenity set in the same master plan: schools, a hospital, the mall, the golf club and a network of cycling and running tracks.
The developer’s own drive times, which are indicative and should be tested at rush hour: 8 minutes to Dubai Hills Golf Club, 11 to GEMS International School, 11 to King’s College Hospital, 16 to Dubai Hills Mall, 23 to Jumeirah beach, 25 to Downtown Dubai, 25 to Dubai Marina, 30 to Dubai International Airport.
The trade is car dependence. There is no metro inside Dubai Hills Estate; the nearest stations are on the Red Line to the north and west, and every journey starts with a drive. Buyers who want walk-to-coffee should be looking at the apartments rather than the villas — and those apartments are rental stock.
Inside Dubai Hills Estate, Emaar's master community east of Al Khail Road in Dubai, built around a championship golf course and a large central park. The developer quotes 8 minutes to Dubai Hills Golf Club, 16 to Dubai Hills Mall and 25 to Downtown Dubai.
Thirty-two. The same community also contains four townhouses and 132 apartments, but those are rental only – the villas are the entire sales product.
Two types. Type A is a five-bedroom of about 6,185 sq ft on plots of 8,030-10,258 sq ft. Type B is a six-bedroom of about 7,820 sq ft on plots of 8,073-10,969 sq ft, with a rooftop terrace.
The portal has listed the five-bedroom from AED 18,000,000 since February 2025, which is AED 2,910 per square foot. Agent listings in 2026 quote AED 23.2-24.4 million, so the current price needs confirming directly.
The portal calculator uses 20% down, 40% during construction over six instalments and 40% at handover. Agent marketing describes 10% on booking, 40% during construction and 50% at handover. Ask the developer which applies before paying a booking fee.
Q2 2027 on the portal and per agent listings; the developer's own project panel says the project completed in 2027. Ask for a registerable date in the sale and purchase agreement.
Agent listings credit Hopkins Architects. The developer's own site and microsite describe the architecture but do not name a practice, so the attribution is agent-sourced and worth confirming.
A private pool, private garden, passenger lift, staff quarters, shaded balconies, fitted kitchen with built-in appliances and home automation, plus access to the community pools, spa, gym and children's playroom.
Dubai Hills Estate has been one of Dubai's strongest villa markets, and a 32-unit release in a mature master community is a genuinely scarce product. But the price has moved sharply since the portal listing, so the entry point matters more than the story. We will not quote a yield we cannot source.
Tell us the villa type and budget. We will get a dated price list and the current payment plan, confirm the handover date, escrow and permit, identify the specific plot and its title plan, get the service charge estimate and specification schedule, benchmark the villa against registered sales and rents in Dubai Hills Estate, and give you our honest read – including the case against.
One enquiry, answered by a person. Current price list, unit availability, service-charge estimate and our honest read on the numbers — within one working day.