Eden Hills

H&H villas in Mohammed Bin Rashid City, 326 homes, handover in March 2028. Five of our lots, 5-bedroom, from AED 18.4 million to AED 25.5 million, average discount 13.2%.

What kind of community this is

Eden Hills is a villa development by H&H Investments and Development in Mohammed Bin Rashid City, listing 326 homes per the reference database, architecture by Wimberly Allison Tong & Goo and Parsons International; confirmed amenities include a gym, a kids' area, retail, dining and landscaping. Handover on our lots is set for late March 2028.

H&H is a developer known for Four Seasons, Eden House and Baccarat Residences. A narrow, premium portfolio, and Eden Hills continues the same line in villa format.

Our five lots are 5-bedroom villas ranging from 6,557 to 8,356 square feet.

What the numbers show

Prices run from AED 18.4 million to AED 25.5 million, at an average of around AED 2,874/ft². For villas in MBR City, that's the upper end of the market.

All five lots are listed at a discount, with an average concession of 13.2% — one of the highest across all our reviews. A double-digit discount two years before handover means the market never confirmed the launch prices.

For an incoming buyer that's the best position: sellers are motivated, and with two years still to the keys, the payment schedule has room.

What to factor in

First — the arithmetic of an assignment. The seller's price gets added to the balance owed to the developer plus the reassignment fee; at this price level the absolute difference is large.

Second — plot area. In a premium villa community, the plot itself is the main product.

Third — liquidity. Houses at twenty million-plus sell over months; plan for a long horizon.

Building plots

Besides finished villas, Eden Hills also sold plots for custom homes: in spring 2024 prices started from roughly AED 18 million. The logic for a plot buyer is to wait for the community to mature and then sell the land or a finished house at a higher price.

In the UAE, H&H is known as the developer behind the Four Seasons hotels, and it keeps some of its buildings as rental assets. For the community that means the same standard of landscaping and facades as in its hotel projects.

Propsearch project passport (number of homes, developer, architects, district, amenities) and our own stock as of 28 August 2026: 5 lots — price range, areas, price per square foot, bedroom mix, handover date, number of discounted lots and the average discount size. Plot sales and the AED 18 million starting price — sales materials, May 2024.