Communities · Emirates Living · Master developer: Emaar
Emirates Hills is made up of large private plots with individually designed homes, so projects here are often full new builds, demolish-and-rebuild schemes or major remodels. We coordinate the design, the Emaar NOC and the authority permits from first sketch to completion certificate.
Most Dubai villa communities were built as rows of matching house types. Emirates Hills is different. Homes were custom-built by their owners on large individual plots, so no two projects start from the same drawings, and the approvals look more like a new building permit than a home modification.
| Master developer | Emaar Properties. Emirates Hills is part of the Emirates Living master community, alongside The Springs, The Meadows, The Lakes and Hattan. |
|---|---|
| Developer approval | Emaar NOC against the community's design and plot guidelines, requested through the community portal |
| Building-permit authority | Usually Dubai Municipality. We confirm the authority for each plot before submission. |
| Plots | Emaar's community management describes custom-built homes on plots of roughly 12,000 to 45,000 sq ft |
| Typical projects | New villas on vacant plots, demolition and rebuild, large extensions, basements, pools, staff and guest blocks, landscape works |
Because each home is bespoke, the scope varies more than anywhere else in Emirates Living. The projects fall into three groups.
The full new-build route: concept, Emaar design review, building permit, site preparation, inspections and completion. See our new villa permit service.
Some early homes are replaced entirely. That adds a demolition permit, utility disconnections and site safety planning before the new-build process starts.
New wings, a reworked façade, basements, roof terraces and lifts. These are modifications to an existing permit and depend on good records of the original structure.
Design is the stage that decides how smoothly the rest goes. Our villa design team works to the plot's setbacks, height and coverage limits and to the Dubai Building Code from the first sketch, rather than adjusting an artistic concept after the developer comments.
Remodelling an older home: early Emirates Hills villas may have had several rounds of changes. Before designing a remodel we check the as-built condition against the approved drawings and, where loads change, assess the existing structure. Our structural evaluation service covers this step.
We collect the title deed, affection plan, any existing approvals and your brief, then confirm what the plot allows.
You + our team
A concept design is submitted to Emaar for design approval. Comments are resolved before detailed design.
Consultant · Emaar
Architecture, structure, MEP, Al Sa'fat and utility requirements are completed and coordinated.
Registered consultant · service authorities
The permit application is submitted through a registered consultant. Demolition and site preparation permits come first where needed.
Registered consultant · authority
Stage inspections follow construction. Final inspection leads to the completion certificate and permanent services.
Authority · contractor · consultant
On a bespoke home, the owner, architect, structural engineer, MEP engineer, contractor, developer and several authorities all need the same information at the same time. We act as the point that keeps them aligned.
Emaar and the authorities make every approval decision. If you are comparing plots, our guide on how long a building permit takes in Dubai explains what drives the timeline.
Homes here are individually designed, but they still need Emaar's approval against the community's guidelines and must meet the plot's setbacks, height and coverage limits. A good concept respects those limits from the start.
Yes. Demolition is a separate permit, and utilities have to be disconnected safely first. We plan demolition and the new building permit together so the site doesn't sit idle.
Yes. New buildings in Dubai must meet the mandatory Al Sa'fat requirements. Wall and roof insulation, glazing and shading are designed to comply.
It depends mostly on design development and the number of review rounds. A complete, coordinated submission is the biggest factor we can control. We give a project-specific plan once we know the brief.
Planning a build in Emirates Hills?
Share your plot number and a short brief, whether new build, rebuild or remodel.
Service
Building a new villa on your Dubai plot? Plan the site plan, developer NOC, permit, Al Sa'fat compliance, inspections and completion certificate in order.
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Service
Develop a villa around the way you want to live, the characteristics of the plot and the constraints that shape an approvable design. We connect room planning with structure, building services and the authority-support process.
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Service
Emaar NOC support for villa renovations, extensions, apartment changes and commercial fit-outs in Dubai. Discuss drawings, documents and approval requirements.
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Service
Get support for Dubai Municipality approval: drawings, NOCs, permits, submissions and completion coordination. Check the approval route for your project.
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Service
Meet Al Sa'fat at design stage, not at review. Silver Sa'fa requirements, Gold and Platinum options, who it applies to, documents and how we coordinate compliance.
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Service
Match electrical and water requirements to your project’s real demand. We help organise the project information and coordinate with the appropriately qualified parties responsible for DEWA-related design and applications.
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Guide
Emaar Community Management provides a home-modification process.
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Guide
A U-value describes thermal transmittance through a building element.
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Guide
The time quoted for a complete application does not include every activity needed to prepare one.
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Share a few details and we will tell you which approvals apply, what documents you need and how we can help. There is no obligation.
