Maple

Three phases of Emaar townhouses inside Dubai Hills Estate, handed over between 2019 and 2022: three to five bedrooms, a maid’s room, a covered parking bay and a garden with every house. The cheapest way into a house in this district, by a margin of almost AED 3 million.

Three phases, one card

Maple is not a building. It is three gated clusters inside Dubai Hills Estate — Maple 1, Maple 2 and Maple 3 — built by Emaar as terraced townhouses: houses that share walls, not detached villas. Maple 1 sits in the south of the district off Umm Suqeim Street, Maple 2 also to the south but closer to Al Khail Road, Maple 3 nearer the middle of the district.

Our catalogue keeps them on one card because the broker feeds do: a listing is tagged "Maple" with no phase number, and the only way to put it back in its cluster is the address of the specific house. So the first question on any listing is which phase it is in — that decides the age of the streetscape and how far the landscaping has grown.

The Maple 1 factsheet counts 118 houses of three, four and five bedrooms, each with a maid’s room, one covered parking bay and a garden. Construction values submitted to the Land Department before work started: AED 532.3 million for Maple 1, AED 533.4 million for Maple 2, AED 454 million for Maple 3.

The dates are worth reading even when you are buying completed stock. Maple 1 started in December 2016, was scheduled for May 2018 and finished in September 2019. Maple 2 started at the same time, was scheduled for September 2020 and finished in January 2022. Both phases ran roughly sixteen months past their own handover date — with Emaar, in an established district, on low-rise construction. Maple 3 ran from October 2017 to May 2020.

"Villa" on the listing, townhouse on the ground

The Land Department registers Maple houses as villas, and the portals repeat the word. In our own stock nine of the ten Maple lots are labelled villa and one townhouse, while the house is the same in every case: terraced, sharing walls with the neighbour, on a compact plot.

The consequence is a pricing trap. Set a "villa in Dubai Hills at AED 5 million" against a "villa in Sidra at AED 9 million" and you are comparing a townhouse with a detached house. Most of that gap is the building type, not the finish or the view.

A second trap sits in the same open data. Alongside sales, the Land Department publishes mortgage registrations, where the figure is the size of the loan rather than the price of the house. In July 2026 one such record in Maple 3 shows AED 1,387,600 for a three-bedroom of 2,182 sq ft — an implied AED 636 per sq ft that never existed. Check the record type before you average anything.

What is paid, and what is asked

Land Department sales for July 2026, sale records only. Maple 1: a three-bedroom of 2,094 sq ft at AED 4.0 million, a five-bedroom of 3,250 sq ft at AED 6.2 million, a five-bedroom of 2,980 sq ft at AED 5.6 million. Maple 2: a three-bedroom of 2,103 sq ft at AED 4.4 million. Maple 3: three-bedrooms at AED 4.95, 4.999 and 5.18 million, and a four-bedroom of 3,397 sq ft at AED 5.55 million.

Those eight deals show the rule of the place: the square foot gets cheaper as the house gets bigger. Compact three-bedrooms trade around AED 2,300–2,500 per sq ft, the larger four- and five-bedrooms around AED 1,600–1,900. An average price per foot for "Maple" describes none of them and is useless in a negotiation.

On the asking side, our stock on 22 August 2026 held ten Maple lots, all completed, from AED 4.8 to 6.7 million, 2,167 to 4,047 sq ft, all four- and five-bedroom. The average across them is AED 1,961 per sq ft, with 4% to 15% off the seller’s original price.

Put the two lists side by side and one practical point falls out: the compact three-bedrooms, the ones commanding the highest price per foot in the registry, are not on the open market at all right now. If that is the house you want, you wait for one to come up rather than choose from stock.

Why it is the cheapest house in the district

On 22 August 2026 the ten cheapest houses in Dubai Hills Estate in our stock were the ten Maple lots. The next house in the district was AED 7.7 million — a gap of almost three million to the eleventh line.

Price per foot tells the same story: AED 1,961 across Maple against AED 2,851 for houses in the district as a whole. Sidra Villas run around 2,550, Golf Place from 2,800 to 3,600, Club Villas 3,219, Parkways 3,862.

The reason is the building type and the position, not the quality. Maple is terraced housing on compact plots away from the golf course; the expensive clusters sell a detached house, a bigger plot and a view of the fairway. The developer, the managing agent and the district infrastructure are the same for all of them.

For a buyer that makes Maple the one way in Dubai Hills to own a house with a garden for apartment money: AED 4.8 million is the level of a large apartment in the same district, where our stock holds over a hundred flats averaging AED 2,668 per sq ft.

What is around it

Maple has no amenities of its own; it shares the district’s. An eighteen-hole championship golf course, Dubai Hills Park, Dubai Hills Mall, schools and clinics inside the perimeter, cycle routes and community pools. The district itself is covered on our Dubai Hills Estate page.

There is no metro. For a four- or five-bedroom house that is not a detail: life here assumes a car, usually two. The exits are onto Al Khail Road and Umm Suqeim Street, and Downtown or the Marina are fifteen to twenty minutes outside peak hours.

Position inside the district matters too. The mall and the park serve the whole city, so clusters next to them are noticeably busier on cool-season evenings. Maple 3 sits nearer the middle of the district, Maple 1 and Maple 2 further south, closer to the highways.

Who it suits

A family relocating for the long term: schools, park and clinics inside the perimeter, permanent neighbours, and effectively no short-term letting in the district. People here buy to live, and most of them do.

Anyone choosing between an apartment and a house on one budget. What buys a large apartment in Dubai Hills buys a four-bedroom house here, with a garden, a maid’s room and its own front door.

It does not suit an investor chasing the highest yield: this is a family district, rents move slowly, holiday letting is close to absent. It does not suit anyone living without a car. And it does not suit a buyer who specifically wants a detached villa — the walls here are shared, and that will not change.

House mix, sizes, unit count, construction start, scheduled and actual handover, and Land Department construction values — the Maple 1, Maple 2 and Maple 3 factsheets on propsearch, read on 22 August 2026. July 2026 transactions — Dubai Land Department open data, sale records only. Asking prices, sizes, discounts and the comparison with other clusters — our own stock on 22 August 2026 (10 Maple lots, 167 across Dubai Hills Estate). District infrastructure — our Dubai Hills Estate page.