Nakheel Bay Villas

Bay Villas by Nakheel is the first residential villa and townhouse community on Island B of Dubai Islands, Nakheel's 18 sqkm five-island masterplan. Built on the concept of barefoot luxury, Bay Villas offers a low-density gated community with 1.3 km of private beachfront and an equally expansive waterfront promenade, a central park, linear park, beach club and landscaped green pedestrian walkways connecting every neighbourhood to the shoreline. Phase 1 (handover Q2 2027) offers five residential typologies: 3 and 4-bedroom townhouses from 3,402 sqft, 3 and 4-bedroom semi-detached (duet) villas, 4 and 5-bedroom garden villas and 5-bedroom waterfront villas up to 8,075 sqft. Phase 2 (launched September 22, 2025) extends the range with 6-bedroom beachfront villas up to 14,134 sqft, positioned at more competitive pricing than Palm Jebel Ali. All homes feature floor-to-ceiling windows, natural island finishes, premium materials, built-in appliances and private gardens. Select units include private pools, elevators, maid rooms and driver rooms. Island B is connected to Bur Dubai via a new 1,425-metre bridge and is minutes from the Dubai International Cruise Terminal, Souk Al Marfa and the Infinity Bridge.

• Unit Types: 3BR and 4BR Townhouses, Duet Villas, 4BR and 5BR Garden Villas, 5BR Waterfront Villas, 6BR Beachfront Villas

• Starting Price: AED 4,000,000 (3BR Townhouse)

• Payment Plan: 80/20, 15% Booking, 65% During Construction, 20% at Handover

• Phase 1 Handover: Q2 2027 (June 2027)

• Private Beachfront: 1.3 km Rock-Edged Beach and Waterfront Promenade

• Design: Barefoot Luxury, Contemporary Island Architecture, Natural Finishes

• Phase 2: Adds 6BR Beachfront Villas up to 14,134 sqft, Priced Below Palm Jebel Ali

• First Residential: First Villa and Townhouse Phase on Island B, Dubai Islands

• Developer: Nakheel, Creator of Palm Jumeirah, Dubai Islands Masterplan

• First and only residential villa and townhouse community on Island B of Dubai Islands, establishing the island's residential price benchmark with no current competition

• 1.3 km of private rock-edged beachfront and waterfront promenade in a low-density barefoot luxury gated community, unique in Dubai Islands

• Phase 2 6BR Beachfront Villas up to 14,134 sqft explicitly priced below Palm Jebel Ali equivalents, offering the most accessible large-format Dubai island beachfront villa ownership available

• Five residential typologies in Phase 1 and six in Phase 2, from 3BR townhouses to 6BR beachfront villas spanning 3,402 to 14,134 sqft

• Central park, linear park, shoreline park, beach club, community pools with pool houses, fitness studio, sports courts, children's play areas and retail all within the community

• Private gardens, private pools (waterfront and beachfront villas), elevators, maid rooms and driver rooms in select units

• Dubai Islands: 18 sqkm, 20 km of beaches, 80 Plus hotels planned, 9 marinas, government-backed under Dubai 2040 Urban Master Plan

• Island B connected via new 1,425-metre bridge to Bur Dubai, 18 minutes from DXB Airport and 25 minutes from Downtown Dubai

• Dubai International Cruise Terminal adjacent sustaining international visitor demand for premium villa holiday rentals

• 80/20 payment plan, 15% booking, 65% in 6 construction instalments, 20% at June 2027 handover

• AED 2M Plus qualifies for UAE 10-Year Golden Visa for buyer and immediate family

• Nakheel, creator of Palm Jumeirah, providing strongest master developer credibility for Dubai Islands delivery and community management

• Freehold ownership, 100% foreign ownership permitted, zero income tax and zero capital gains tax

• Located on Island B, Dubai Islands, Connected to Bur Dubai via New 1,425-Metre Bridge

• Infinity Bridge to Dubai Mainland 6 Minutes Drive

• Dubai International Cruise Terminal Adjacent on Dubai Islands

• Souk Al Marfa (7,000 Shops and Pavilions) Within Dubai Islands

• Dubai International Airport (DXB) 18 to 20 Minutes Drive

• Deira 15 Minutes Drive, Historic Dubai Commercial and Shopping Hub

• Gold Souk and Spice Souk 15 Minutes Drive

• BurJuman 18 Minutes Drive

• Dubai Hospital 8 Minutes Drive

• Downtown Dubai 25 Minutes Drive

• Burj Khalifa and Dubai Mall 25 Minutes Drive

• DIFC 25 Minutes Drive

• Business Bay 25 Minutes Drive

• Dubai Creek Harbour 20 Minutes Drive

• Dubai Design District (d3) 20 Minutes Drive

• Dubai Marina 35 Minutes Drive

• Al Maktoum International Airport (DWC) 35 Minutes Drive

Bay Villas delivers a resort-lifestyle amenity programme across the community and within individual homes, combining the best of private island living with shared green spaces, beach access and leisure facilities unique on Island B of Dubai Islands.

Community Amenities

• 1.3 km Private Rock-Edged Beachfront with Direct Arabian Gulf Access for All Residents

• 1.3 km Waterfront Promenade Along the Seafront for Strolling and Leisure

• Beach Club with Sunbeds, Water Activities and Beach Services

• Community Swimming Pools Complemented by Pool Houses

• Infinity Pool with Panoramic Sea and Community Views

• Fully Equipped Fitness Studio and Health Club

• Yoga and Wellness Areas for Outdoor Practice

• Central Park, the Green Heart of Bay Villas Community

• Linear Park Meandering from Community to Waterfront

• Shoreline Park Along the Arabian Gulf

• Landscaped Green Pedestrian Walkways Connecting Each Neighbourhood

• Sports Courts for Multi-Sport and Tennis

• Children's Play Areas and Kids Spaces

• BBQ and Outdoor Entertaining Areas

• Retail and F&B Outlets Within Community

• 24/7 Gated Security and Concierge Services

Within Each Home

• Private Garden and Landscaped Outdoor Space

• Private Swimming Pool (Waterfront and Beachfront Villas)

• Floor-to-Ceiling Windows for Arabian Gulf, Beach or Garden Views

• Natural Island Finishes with Premium Materials Throughout

• Built-In Appliances in Kitchen

• Maid's Room

• Driver's Room (Select Larger Villas)

• Elevator (Select Units)

• Spacious Terraces and Private Outdoor Entertaining Areas

Phase 1 Units

• 3BR Townhouse - Size: 3,402 to 3,412 sqft (316 to 317 Sq. M), G+1 or G+2, 3 Bedrooms + Maid Room, 3-4 Bathrooms, Private Garden, 2 Parking Spaces, Price from AED 4,000,000

• 4BR Townhouse - Size: 3,616 sqft Plus (336 Sq. M Plus), G+2, 4 Bedrooms + Maid Room, 3-4 Bathrooms, Private Garden, 2 Parking Spaces, Price on Request

• 3BR and 4BR Semi-Detached Duet Villa - Size: Approx. 3,500 to 4,500 sqft, G+2, Shared Wall Single Side, 3 or 4 Bedrooms + Maid Room, Private Garden, 3 Parking Spaces, Price from AED 5,200,000

• 4BR Garden Villa - Size: Approx. 4,500 to 5,500 sqft, G+2, 4 Bedrooms + Maid Room, Private Garden and Pool Deck, 3 Parking Spaces, Price from AED 8,500,000

• 5BR Garden Villa - Size: Approx. 5,500 to 6,500 sqft, G+2, 5 Bedrooms + Maid Room, Private Garden and Pool Deck, 3 Parking Spaces, Price on Request

• 5BR Waterfront Villa G+1 - Size: 6,690 sqft (621 Sq. M), G+1 Floors, 5 Bedrooms + Maid and Driver Rooms, Private Pool, Sea Views, 3 Parking Spaces, Price from AED 13,800,000

• 5BR Waterfront Villa G+2 - Size: 8,075 sqft (750 Sq. M), G+2 Floors, 5 Bedrooms + Maid and Driver Rooms, Private Pool, Elevator, Arabian Gulf Views, 3 Parking Spaces, Price on Request

Phase 2 Units

• 3BR and 4BR Townhouses - Size: 3,409 sqft Plus, 2 or 3 Levels, 3 or 4 Bedrooms + Maid Room, Private Garden, 2 Parking Spaces, Price on Request

• 4BR Garden Villa - Size: Approx. 4,500 to 5,500 sqft, G+2, 4 Bedrooms, Private Garden, 3 Parking Spaces, Price on Request

• 5BR Waterfront Villa - Size: Approx. 6,500 to 8,000 sqft, G+2, 5 Bedrooms + Maid Room, Private Pool, Sea Views, 3 Parking Spaces, Price on Request

• 6BR Beachfront Villa - Size: Up to 14,134 sqft (1,313 Sq. M), G+2 or G+3, 6 Bedrooms + Maid and Driver Rooms, Private Pool, Direct Beach Access, Most Prestigious Product in Bay Villas, 3 Parking Spaces, Price on Request (Positioned Below Palm Jebel Ali Equivalent)

• Payment Plan: 80/20

• On Booking: 15% down payment

• During Construction: 65% in 6 staged milestone instalments

• 1st Instalment: 10%

• 2nd Instalment: 10%

• 3rd Instalment: 10%

• 4th Instalment: 15%

• 5th Instalment: 10%

• 6th Instalment: 10%

• On Handover: 20% at Q2 2027 (June 2027) for Phase 1

• Phase 2 payment plan details to be confirmed at launch

Market Snapshot

• Bay Villas is the first residential villa and townhouse community on Island B of Dubai Islands, a government-backed Nakheel masterplan with 18 sqkm of islands, 20 km of beaches, 80 Plus hotels planned and 9 marinas

• Phase 2 villas are explicitly priced below Palm Jebel Ali equivalents, offering Dubai island waterfront villa living at a significant pricing discount versus the most comparable beachfront villa destination in Dubai

• Dubai Islands is supported by Dubai 2040 Urban Master Plan as a key waterfront lifestyle and tourism growth destination

• Nakheel added 300 km to Dubai's original 70 km coastline and its island projects consistently deliver long-term capital appreciation above mainland equivalents

• Island B is connected via a new 1,425-metre bridge and the Infinity Bridge providing genuine city connectivity, eliminating the historic island accessibility concern

• 1.3 km of private beachfront in a low-density gated villa community on Dubai Islands is a genuinely rare residential offer with no current competitor on Island B

Rental Yield

• Dubai Islands waterfront villas are projected at 6% to 8% gross yields driven by proximity to the cruise terminal and position as one of Dubai's top emerging tourism destinations

• 3BR Townhouse at AED 4M estimated gross annual rental income of AED 240,000 to AED 320,000 at 6% to 8% yield

• 5BR Waterfront Villa at AED 13.8M estimated gross annual rental income of AED 828,000 to AED 1,104,000 at 6% to 8% yield

• Private beachfront access, barefoot luxury design, central park and linear park position Bay Villas for premium villa holiday rental (Airbnb and short-term) above all other Island B product

• Dubai International Cruise Terminal adjacent to Island B brings millions of international visitors annually, sustaining premium short-term rental demand

• 80 Plus hotels planned for Dubai Islands will activate tourism infrastructure progressively enhancing rental rates for Bay Villas

Capital Appreciation

• Bay Villas is the first and only villa and townhouse community on Island B, establishing the island's residential price benchmark with no current competition

• Phase 2 priced below Palm Jebel Ali confirms Nakheel's positioning of Dubai Islands as the next major island appreciation story after Palm Jumeirah and Palm Jebel Ali

• Dubai Islands infrastructure continues to mature with Souk Al Marfa, Rixos Hotel, RIU Dubai, cruise terminal and 80 Plus planned hotels all driving capital appreciation for Bay Villas

• 6BR Beachfront Villas at up to 14,134 sqft represent the most exclusive residential addresses on Island B with the strongest long-term appreciation potential

• Q2 2027 handover for Phase 1 provides approximately 12 months of construction-period appreciation runway from today

• Nakheel's Palm Jumeirah track record provides the strongest possible master developer credibility for Dubai Islands buyer confidence and secondary market liquidity

Price Per Sqft Value

• 3BR Townhouse from AED 4M for 3,402 sqft of island beachfront living with 1.3 km private beach, barefoot luxury design, central park and linear park on Island B is strongly competitive for Dubai waterfront villa product

• 5BR Waterfront Villa from AED 13.8M for 6,690 to 8,075 sqft with private pool and Arabian Gulf views on an island with 20 km of beaches is priced below comparable Palm Jumeirah waterfront villa product

• Phase 2 explicitly positioned below Palm Jebel Ali pricing, offering the most accessible route to large-format Dubai island beachfront villa ownership currently available

• 80/20 plan with only 15% booking and 20% at Q2 2027 handover provides manageable cash flow across the construction period

Key Risk to Note

• 20% at Q2 2027 handover is approaching for Phase 1, initiate mortgage planning immediately

• UAE residents access up to 65% to 70% LTV mortgages for luxury villas, non-residents typically up to 50% LTV

• Dubai Islands retail and lifestyle infrastructure is still maturing, with full activation expected over 2027 to 2035 as hotels and marinas are delivered

• A minimum 3 to 5 year hold post-handover recommended for full island appreciation trajectory capture

Q1. What makes Bay Villas unique on Dubai Islands?

Bay Villas is the first and only residential villa and townhouse community on Island B of Dubai Islands, offering 1.3 km of private rock-edged beachfront and a matching waterfront promenade within a low-density barefoot luxury gated community. Five residential typologies in Phase 1 and six in Phase 2 (including 6BR beachfront villas up to 14,134 sqft) are priced below Palm Jebel Ali equivalents. The central park, linear park, beach club, community pools and pool houses create the most comprehensive island villa community lifestyle available in Dubai today.

Q2. What is barefoot luxury design?

Barefoot luxury is Nakheel's design philosophy for Bay Villas, combining resort-style ease with high-end finishes. It means natural island materials, warm colour palettes, seamless indoor-outdoor transitions, floor-to-ceiling windows, private gardens and terraces that connect directly to the beach and parks, creating a relaxed but premium lifestyle. The design contrasts with the urban high-rise luxury found in Business Bay or Downtown Dubai, offering a different, more lifestyle-focused luxury positioning.

Q3. How is Island B connected to Dubai?

Island B is connected to Bur Dubai via a new 1,425-metre bridge providing direct road access to the mainland. The Infinity Bridge is also accessible for a scenic route to the city. Dubai International Airport is 18 to 20 minutes drive, Downtown Dubai is 25 minutes and Business Bay is 25 minutes. The cruise terminal is adjacent to the islands providing direct international visitor access.

Q4. What rental income can I expect?

Dubai Islands waterfront villas are projected at 6% to 8% gross yield. On a 3BR Townhouse at AED 4M that is approximately AED 240,000 to AED 320,000 annually. Private beachfront, barefoot luxury design and Dubai Islands cruise terminal adjacency position Bay Villas for premium holiday rental Airbnb rates among the strongest of any Dubai waterfront villa community. 80 Plus hotels planned for Dubai Islands will enhance rental rates as the destination matures.

Q5. What is the difference between Phase 1 and Phase 2?

Phase 1 includes 3 and 4-bedroom townhouses, duet (semi-detached) villas, 4 and 5-bedroom garden villas and 5-bedroom waterfront villas from AED 4M to AED 13.8M with Q2 2027 (June 2027) handover. Phase 2, launched September 22, 2025, adds 6-bedroom beachfront villas up to 14,134 sqft alongside the same townhouse and villa typologies, explicitly priced below Palm Jebel Ali. Phase 2 handover is to be confirmed by Nakheel.