AVA by Omniyat

AVA at Palm Jumeirah by Omniyat is an ultra-exclusive beachfront residential tower comprising just 17 total units, designed around a single-residence-per-floor concept to maximise privacy and unobstructed sea views. Managed by Dorchester Collection, the development offers 3 and 4-bedroom apartments, duplexes and penthouses with private elevators and 24/7 concierge service. Starting prices are approximately AED 78 million, reflecting the scarcity of only 17 homes on one of Dubai's most sought-after islands. The project is sold on a 50:50 payment plan with a 10% down payment, and handover is scheduled for Q1 2026, making it one of the nearer-term completions in Omniyat's Palm Jumeirah portfolio.

• Developer: Omniyat, managed by Dorchester Collection

• Location: Palm Jumeirah

• Unit Types: 3-4 Bedroom apartments, duplexes, penthouses

• Total Units: 17 residences

• Starting Price: approximately AED 78 Million

• Payment Plan: 50:50

• Handover: Q1 2026

• Ownership: Freehold

• Waterfront: Direct Palm Jumeirah beachfront

• Special Feature: One residence per floor

• Only 17 residences in existence, offering extreme exclusivity

• Single-residence-per-floor design maximising privacy

• Direct private beachfront on Palm Jumeirah

• Managed by Dorchester Collection, a globally recognised hospitality brand

• Near-term handover in Q1 2026

• Freehold ownership with Golden Visa eligibility

• Strong historical appreciation trend for Palm Jumeirah beachfront assets

• Private elevators for every residence

• Direct private beach access and marina facilities

• Proximity to Atlantis The Palm and Palm West Beach lifestyle precinct

• High long-term resale value given the scarcity of the product type

• Positioned alongside other Omniyat Dorchester Collection developments on the Palm

• Direct private beachfront location on Palm Jumeirah

• Only 17 residences across the entire tower, ensuring exceptional privacy

• Approximately 15-20 minutes to Dubai Marina and JBR

• Approximately 20-25 minutes to Downtown Dubai and Burj Khalifa

• Approximately 25-30 minutes to Dubai International Airport (DXB)

• Direct access via Palm Jumeirah Trunk Road to Sheikh Zayed Road (E11)

• Close to Atlantis The Palm and Palm West Beach dining and retail precinct

• Access to Palm Jumeirah Monorail connecting to the Dubai Tram network

• Positioned among a small number of ultra-low-density towers on the Palm

• Proximity to other Omniyat and Dorchester Collection developments including The Alba, Orla and Orla Infinity

AVA's amenity concept centres on maximum privacy and exclusivity, with Dorchester Collection-managed hospitality services supporting a tower of just 17 residences.

• Private infinity pool areas for select residences

• Private beach club with dedicated sun loungers

• Dorchester Collection managed spa suite

• Sauna and steam rooms

• Fully equipped fitness centre

• Yoga and Pilates studio

• Private dining rooms with in-residence chef service

• Sky lounge with sea views

• Private cinema room

• Landscaped beachfront gardens

• Business centre and private meeting suites

• 24-hour concierge and butler service

• Valet parking and chauffeur service

• Private elevators for every residence

• Dedicated private parking for each unit

• 24/7 security with controlled private access

• Water sports and marina facilities

• Retail and fine-dining outlets within the complex

• 3BR Apartment - Size: 5,000 to 6,200 Sqft, Floors 1 to 8, 3 Bedrooms, 4 Bathrooms, Parking: 3 Spaces, Arabian Gulf and Beach Views, Price AED 78,000,000 Plus

• 4BR Duplex - Size: 7,000 to 9,000 Sqft, Floors 5 to 14, 4 Bedrooms, 5 Bathrooms, Parking: 3 Spaces, Panoramic Sea and Marina Skyline Views, Price AED 95,000,000 Plus

• 4BR Penthouse - Size: 9,500 to 12,500 Sqft, Top Floors, 4 Bedrooms, 6 Bathrooms, Parking: 4 Spaces, 360-Degree Sea and Skyline Views, Price AED 130,000,000 Plus

• 10% on Booking

• 40% during construction (staged milestone payments)

• 50% on Handover (Q1 2026)

Market Snapshot

• Palm Jumeirah remains one of Dubai's most supply-constrained beachfront markets

• Only 17 total residences make AVA one of the scarcest luxury products in Dubai's current pipeline

• Branded, ultra-low-density developments command a significant premium over standard apartment towers

• Palm Jumeirah beachfront transactions have consistently ranked among Dubai's highest per-sqft sales

• Near-term Q1 2026 handover differentiates AVA from longer-dated luxury launches

Rental Yield

• Estimated gross yields of approximately 3-4%, reflecting the ultra-high entry price typical of exclusive branded residences

• Short-term luxury rental demand on Palm Jumeirah supports strong seasonal occupancy for large-format homes

• Limited stock supports premium executive and family holiday-let rates

Capital Appreciation

• Extreme scarcity (17 units total) supports long-term value retention and appreciation

• Palm Jumeirah beachfront property has shown sustained long-term appreciation given fixed land supply

• Dorchester Collection branding supports resale value retention among global luxury buyers

Price Per Sqft Value

• Price per sqft is among the highest in the Dubai market given the ultra-low-density, single-residence-per-floor positioning

• Penthouse units carry the highest per-sqft valuations in the development

• Comparable in exclusivity to sister Omniyat developments such as Orla Infinity

Key Risk to Note

• Very high entry price points significantly narrow the pool of qualified buyers

• Service charges for ultra-low-density branded residences tend to be above standard apartment averages

• Limited unit count means resale liquidity depends on a very specific buyer profile

• Near-term Q1 2026 handover requires investors to complete payments on a compressed schedule

• Off-plan investors must fund substantial milestone payments before completion

What makes AVA unique?

AVA offers only 17 total residences on Palm Jumeirah, built on a single-residence-per-floor concept for maximum privacy, making it one of the most exclusive beachfront addresses currently available in Dubai.

How is the final payment handled at handover?

Buyers pay a 50% balloon payment at handover, scheduled for Q1 2026, following a 10% booking payment and 40% in construction-linked instalments.

What is the expected capital appreciation?

The extreme scarcity of only 17 units combined with Palm Jumeirah's fixed beachfront supply supports strong long-term appreciation potential, though returns are not guaranteed and depend on market conditions.

What rental income can be expected?

Estimated gross yields are around 3-4%, reflecting the very high entry price point typical of exclusive branded residences, with premium achievable through luxury holiday lets.

Who is the developer?

Omniyat, with residences managed by Dorchester Collection, a globally recognised hospitality brand also behind The Alba, Orla and Orla Infinity on Palm Jumeirah.