AREA · EMIRATES HILLS
Mortgage Emirates Hills — UHNW Villa Finance
Emirates Hills is Dubai's most exclusive gated community — private, discreet, home to UHNW families, dignitaries and international business leaders. GCC Mortgages arranges high-value mortgages on Emirates Hills villas from AED 15M through AED 100M+, with private-banking access and complete discretion.
Why Buy in Emirates Hills?
Emirates Hills is Dubai's answer to Beverly Hills — a master-planned enclave of ultra-luxury villas built around the Montgomerie golf course, developed by Emaar. Access is restricted, privacy is protected, and the community is dominated by established UHNW families and international residents.
- Ultra-exclusive gated community — access controlled, plots typically 10,000+ sq ft
- Golf course integration — villas built around the Montgomerie championship course
- Signature villas — many custom-designed by international architects
- Privacy and discretion — favoured by dignitaries and international families
- Prime location — 10 minutes from Dubai Marina, JBR and Sheikh Zayed Road
- Scarcity of supply — no new villa plots being added; buyers compete for what exists
- Capital preservation — Emirates Hills values hold through cycles
Emirates Hills Property Market
- 5-bed villas: AED 15M to AED 30M
- 6-bed villas: AED 25M to AED 60M
- 7-bed and signature mansions: AED 50M to AED 150M+
- Land plots (no villa): AED 20M to AED 80M depending on size and location
Golf-view, lake-view and larger-plot villas trade at significant premiums. Signature and custom-built villas are typically bespoke transactions rather than open-market listings.
Mortgage Options for Emirates Hills
High-value mortgages via private banking
Emirates Hills mortgages typically sit in AED 10M+ loan territory — better handled by private-banking arms of UAE and international lenders than through standard retail branches. We work with the right teams for AED 20M–100M+ cases.
Structured lending against assets
For UHNW clients with assets under management at private banks, structured lending — mortgage combined with portfolio-linked credit facilities — is often the most efficient structure.
Fixed and variable rate options
Full range of fixed (1–5 year) and variable (Emirates IBOR linked) structures.
Islamic finance
High-value Sharia-compliant Ijara arrangements available through UAE Islamic banks for GCC family buyers.
Refinancing and equity release
Existing Emirates Hills owners can refinance to release equity for further investments, business capital or estate planning.
Emirates Hills Villa Mortgage Rules
- Expat buyers — property > AED 5M
- Max 70% LTV · Min 30% deposit
- UAE nationals — property > AED 5M
- Max 75% LTV · Min 25% deposit
- Non-residents
- Max 65% LTV · Min 35% deposit
- Typical loan size
- AED 10M to AED 100M+
- Debt Burden Ratio (DBR)
- Total debt ≤ 50% of gross monthly income
- Golden Visa eligibility
- Automatic at AED 2M+
- Underwriting route
- Private banking teams for AED 20M+
Upfront Costs for Buying in Emirates Hills
- DLD transfer fee: 4% of purchase price
- Estate agent commission: typically 2% plus VAT (often negotiable on UHNW transactions)
- Mortgage registration: 0.25% of loan amount plus AED 290
- Bank arrangement fee: 0.5%–1% of loan amount (private-bank rates often lower)
- Legal / structuring fees for complex transactions
On an AED 30M Emirates Hills villa, upfront costs (excluding deposit) are typically AED 1.6M–2M.
Our Emirates Hills Mortgage Services
- High-value villa mortgage arrangement — AED 10M to AED 100M+
- Private banking access across UAE and international lenders
- Structured lending combining mortgage + portfolio-linked credit
- Golden Visa structuring for the property route
- Islamic finance for GCC buyers
- Refinance and equity release for existing owners
- Complete discretion — no case referenced publicly without consent
Frequently Asked Questions — Mortgage Emirates Hills
Is Emirates Hills a good area to buy?
Emirates Hills is one of Dubai's most exclusive gated communities — often called the "Beverly Hills of Dubai". It's dominated by ultra-high-net-worth families, dignitaries and business leaders. Property values are consistently among the highest per square foot in the emirate, and the community's scarcity keeps values stable through cycles.
What is the price range for Emirates Hills villas?
Emirates Hills villas start from around AED 15M for a well-located 5-bed and range up to AED 200M+ for signature mansions on premium plots. Custom-built and renovated villas trade well above AED 50M. Land plots without villas also trade in this market.
Can I get a mortgage on an Emirates Hills villa?
Yes — high-value mortgages are available on Emirates Hills purchases, typically through private banking arms of UAE and international lenders. Standard LTV rules apply: up to 70% for expats on properties above AED 5M (which all Emirates Hills villas are). We work with private-bank teams who handle AED 20M+ mortgages efficiently.
Do UHNW clients typically use mortgages for Emirates Hills purchases?
Yes — even UHNW buyers frequently use mortgages for tax, cash-flow and liquidity reasons rather than paying cash. Structured private-bank lending against portfolios (assets under management), international liquidity considerations and estate planning are common drivers. We handle these cases with complete discretion.
Does an Emirates Hills purchase qualify for Golden Visa?
Yes — every Emirates Hills purchase easily exceeds the AED 2M Golden Visa threshold, so the 10-year Dubai Golden Visa is automatically available. Some UHNW buyers structure across multiple properties or use the AED 2M capital investor route instead. We advise on structure.
Buying in Emirates Hills?
UHNW villa mortgage specialists. Private-banking access. Complete discretion.