Dubai Islands · Nakheel
Photos and renders of the community and grounds — not of this particular unit.
A residential community in Dubai Islands. Developer — Nakheel.
Specifications for Bay Villas per Propsearch and the Dubai Land Department. They describe the whole community, not the individual unit.
Bay Villas is a residential community in Dubai Islands.
The developer is Nakheel.
The complex holds 615 apartments in total.
The database currently holds 1 lot in this project, from 10 000 000 AED.
Nakheel villas and townhouses on Dubai Islands: 615 homes with access to private beaches, handover was announced for Q2 2027.
Bay Villas is Nakheel's villa community on Dubai Islands, listed at 615 homes. The announced access to private beaches and landscaped gardens is the whole point of buying here: on the islands, a private beach drives price more than the size of the house does.
Shared amenities named at launch included a gym, pool, shops, a playground, cafes, restaurants, parking and landscaped gardens. Dubai Islands itself was described at launch as a coastline with 20 kilometers of beaches and more than eighty planned hotels.
The February 2024 breakdown, in dollars: 3–4 bedroom townhouses from $1.089 million at 317 m² and up; 3–4 bedroom semi-detached villas from $1.416 million at 376 m²; 4–5 bedroom Garden villas from $1.440 million at 505 m²; 5-bedroom Waterfront villas from $3.757 million at 622 m².
Payment plan: 15% on booking, 65% during construction, 20% on handover. Handover was announced for Q2 2027.
The gap between Garden and Waterfront is two and a half times the price for only a quarter more floor area. That's the price of the first row: you're paying for the water in front of the house, not for square meters.
The selling side's launch-era math went like this: a 343 m² townhouse near La Mer from Meraas sold for about $3 million and rented for $136,000 a year; Bay Villas, entering from $1.1 million, therefore implied roughly 100% growth potential over five years and a rental yield around 9.6%.
That's the selling side's comparison, not our own calculation. It should be checked against two things: actual transactions in completed island communities, and real lease agreements — not a rate quoted in a presentation. At launch, neither existed for Bay Villas yet — the community hadn't been built.
Bay Villas went on sale in February 2024, and the market read the launch prices as below comparable waterfront villas: according to accounts from the launch, brokers were queuing outside Nakheel's office from 5 a.m.
On top of the amenities listed above, the announcement included a yacht berth. A rush at launch tells you about primary demand, not about resale value: for that, go by registered transactions, not by the queue at the sales office.
Mix, sizes, prices, payment plan and handover date — Nakheel developer materials, February 2024. The comparison with Meraas townhouses near La Mer and the yield calculation are the selling side's estimate from the same materials. Number of homes and developer — propsearch listing. Launch-day demand and amenity list — industry launch round-ups, February 2024.
Nakheel.
Dubai Islands. The reclaimed islands off Deira, formerly Deira Islands: beaches, hotels and new residential on the northern coast.
The database currently holds 1 lot in this project, from 10 000 000 AED. Prices in the base are live and update every day; ask for the current list for the building before deciding.
What has been written about the building, its developer and Dubai Islands
A 1 425 m bridge across Dubai Creek will link Dubai Islands directly to Bur Dubai: four lanes each way, 16 000 vehicles an hour, 18.5 m above the water. The AED 786m contract targets completion by the end of 2026. What the bridge changes for the islands and the old city.
CG Developers is building Dubai's first JW Marriott residence, priced from AED 1.72 million with a Q1 2028 handover. In parallel, Nakheel has awarded a AED 527 million contract for Island B's core infrastructure — roads, water and sewage for a future 49 000 homes.
The state developer behind Palm Jumeirah and the Dubai Islands. The difference between a master developer and a building developer, and why it matters for what you own.
A chain of reclaimed islands under a single government master plan. Almost no coastal land with direct beach access is left inside the emirate — and one or two new projects launch here every month. The opportunity and the risk are the same fact.
A developer building on the Dubai Islands. Between handover and the first tenant there is a list of connections and registrations, and every one of them needs someone on the ground.
A developer building on the Dubai Islands. The dirham’s peg to the dollar shapes the currency risk for every foreign buyer — and the transfer mechanics have costs of their own.
A developer building villas on the Dubai Islands. A house bought off-plan on new land combines two kinds of waiting, and they resolve on different timetables.
A developer with two projects on the Dubai Islands. Beach access is sold as a feature and defined as a legal arrangement — and the two are not always the same thing.
A mid-market company that went from a handful of projects to a large pipeline in a few years. What rapid growth does to risk, and the specific evidence that separates a good scaler from a stretched one.
I will tell you which layouts are available now, what entry really costs and what the people who live in or let the building think of it — no marketing language.
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