Communities · Hadaeq Sheikh Mohammed Bin Rashid
Snagging inspections in Dubai Hills Estate
Villas, townhouses and apartments, every deviation measured in millimetres against published British tolerances before you sign the handover documents. Around 3,900 homes have been delivered here across the recent handover wave, and each one carries a twelve-month defect liability period from its own handover date.
The community
A mature masterplan, and a compressed handover wave
Dubai Hills Estate is an Emaar and Meraas joint venture, master-planned from 2014 around an eighteen-hole championship course that opened in November 2018. The stock runs from one-bedroom apartments to seven-bedroom golf-front villas, and the delivery record is the strongest of any major Dubai community. Industry analysis puts on-schedule completion here at 70–75%, against a city-wide figure closer to half.
That matters for an inspection in a specific way. Where gross defects are rarer, the case rests on measurement: floor level deviation over a two-metre straightedge, tile lippage, door reveal consistency, joinery alignment, with every deviation recorded as a figure against a published tolerance rather than described as "poor finish". That is the report a developer's snagging team cannot argue with.
In numbers
Sources: DLD project registry, published developer material and portal listing data. Figures decay. This page is dated and refreshed quarterly.
Handing over
What is completing now
If your unit is in one of these, the inspection window is the days between your snagging appointment and the handover documents. Dates are the developer's published schedule, not a promise. Across Dubai, only around half of the units scheduled for a given year complete on schedule.
| Project | Type | Handover |
|---|---|---|
| Address Villas Hillcrest | Premium villas | Q2 2026 |
| Park Gate | Villas | Q4 2026 |
| Elvira | Apartments | Q4 2026 |
| Greenside Residence | Apartments | Q3 2027 |
| Greencrest | Apartments | Q2 2029 |
Emaar registers phases differently to multi-developer communities, so the registry project count understates activity here. Sidra, Maple, Golf Place and Club Villas are fully delivered and now sit in pre-purchase inspection territory.
The 11-month window
The deepest recently delivered cohort in the city
Your defect liability period runs twelve months from your handover date, not from the developer's original schedule, and not from the project's first release. If your building handed over late, the clock still starts when you took the keys. These are the delivered projects the registry confirms:
| Project | Developer | Units |
|---|---|---|
| Parkside Views | Emaar | 960 |
| Hills Park | Emaar | 959 |
| Golf Grand | Emaar | 720 |
| Park Horizon | Emaar | 676 |
| Lime Gardens | Emaar | 654 |
| Golf Residences | Fortimo | 431 |
| Ellington House II | Ellington | 356 |
| Address Hillcrest | Emaar | 49 |
Ellington House 3
Handed over Q3 2025. That cohort reached month eleven during Q3 2026. If you are in it and have not had the warranty check done, the window is closing now.
Work out your own date
Count eleven months from the date on your handover certificate. That is when we should be on site, leaving a month for the developer to close what we find.
The 11-month inspection →Fees
What an inspection costs here
Four sizes typical of Dubai Hills stock, priced on the same published formula as every other property. Sizes shown are typical for the community, and your fee is calculated from the built-up area on your title deed, so enter your exact area for a firm figure.
| Type | Typical size | Essential | Complete | Remote Concierge |
|---|---|---|---|---|
| 1BR apartment | 750 sqft | 1,550 | 2,330 | 4,330 |
| 2BR apartment | 1,250 sqft | 1,950 | 2,930 | 4,930 |
| 3BR townhouse | 2,200 sqft | 3,650 | 5,480 | 8,480 |
| 4BR villa | 3,300 sqft | 4,850 | 7,280 | 10,280 |
All figures in AED, inclusive of VAT, fixed before we attend. Sizes are typical of Emaar stock in this community and are indicative. The six- and seven-bedroom Fairway and Parkway Vistas villas run considerably larger and are quoted individually. Above 15,000 sqft we price the property in writing before we attend.
On site
What we measure in Dubai Hills stock
Every inspection runs the full checklist for the build type: 412 checkpoints in an apartment, 488 in a villa. These are the checks that carry the most weight in this community specifically, because of how it is built and where it sits.
Villas
Golf-front and park-front ground conditions
Townhouses
Party walls and setting-out
Apartments
Glazing, risers and balcony falls
Every deviation is recorded as a measurement against a published tolerance. The full method is on the snagging inspection page →
Questions
Asked most often about Dubai Hills Estate
When does my defect liability period expire?
Twelve months from the date you took handover, not from the developer's original scheduled date and not from the project's first release. We inspect at month eleven, which leaves the developer a month to close what we find.
My building handed over late. Does that change anything?
No. The clock starts at your handover. A project running behind its registered date does not shorten your warranty, and you do not lose the months the developer used.
Do you price on built-up area or plot area?
Built-up area, as stated on your title deed. Listing sizes are usually saleable or brochure areas and can differ by three to eight per cent, which is why the calculator asks for your exact figure.
Can you inspect if I am not in Dubai?
Yes. Remote Concierge covers the handover end to end. We attend, inspect, walk you through it on video, and deal with the developer until the list is closed. Remote handover →
Nearby
Other communities we work in
Before the keys change hands
Tell us the property and the date. A fixed fee comes back the same working day.