Bay Villas
AED 4.9M ≈ USD 1,334,241
Bay Villas is Nakheel’s project on Elite Island. 636 units across G + 2. At 636 units it is one of the larger buildings on the island, so expect company on the lettings market when it hands over.
Prices start at AED 4.9M. At AED 1,440 per sq.ft it is roughly 43% under the 2,514 archipelago average on DLD twelve-month data, which is the number worth checking before any brochure claim. Units run 3,401 to 8,075 sq.ft.
The payment plan is 80/20 with a post-handover option. Handover is dated Q2 2027. That lands inside the 2027 to 2028 window when most of the island completes, so a lot of similar stock reaches the lettings market at the same time. Underwrite a longer void than feels comfortable.
Amenities: Private beach access, Infinity pools, Landscaped gardens, fitness center, Yoga and meditation studios. Beach access is direct.
Unit mix as released: 3 bedroom; 4 bedroom; 5 bedroom.
Registered with the Dubai Land Department under project number 2899. Payments go to the project escrow account, Dubai Islamic Bank PJSC – 001582386506601. Nothing should be paid anywhere else.
Location. Bay Villas is on Elite Island, off the Deira coastline in northern Dubai. Twenty minutes to Dubai International, twenty-five to Downtown and DIFC, five to the Gold Souk and the Deira waterfront. Access today is over the Infinity Bridge, and it is the only way on and off until the dedicated island bridges land, which are contracted for 2027 to 2029. Elite Island is roughly eighty villas on an entire island with no commercial zoning, which is real scarcity and equally real illiquidity.
What the numbers actually say. Budget roughly 6 to 7% on top of the price to complete: 4% DLD, around AED 10,200 trustee and admin, the first-year service charge payable at handover, and snagging. On the entry unit here that is close to AED 5.21M of cash to own it outright. On my own underwriting the entry one-bed on this island returns about 3.7% net long-let, after a AED 24 per sq.ft service charge, six weeks vacancy, 2% agency and 5% management. Not the 11 to 13% being advertised, which is gross short-let at full occupancy on stock that is almost entirely unlet.
Amenities
- Private beach access
- Infinity pools and landscaped gardens
- fitness center
- Yoga and meditation studios
- Children's play areas and splash pads
- Clubhouse with lounge and event spaces
- Beachfront promenade for jogging and cycling
- Barbecue areas and outdoor dining spaces
- 24/7 security and concierge services
Floor plans
See the layouts
3 layouts on file. Tell me where to send them and they open right here, no download needed.
Location
Service charge
AED 22–26 per sq.ft, my estimate. Most buildings here have not published theirs.
Buying on Dubai Islands
The general rules that apply to any off-plan purchase on the islands. The specifics for this project are above.
Ownership, tax and visa
Dubai Islands is a designated freehold zone, so a foreign buyer owns the property outright with no local partner and no lease. There is no annual property tax in the UAE, no capital gains tax and no tax on rental income. The 4% Dubai Land Department transfer fee plus AED 4,200 admin is paid once, at registration. At this price the purchase clears the AED 2M threshold for the 10-year Golden Visa, measured on the registered value.
How you buy off-plan here
A reservation form and a deposit of typically 5 to 10% holds the unit, paid to the developer. The Sales and Purchase Agreement follows within 14 to 30 days and sets the payment plan and the delay clause, which is the paragraph worth reading twice. DLD takes 4% and registers you on the Oqood off-plan register. Instalments then follow construction milestones into the escrow account, and the Oqood converts to a full title deed at handover.
Questions about Bay Villas
How much does Bay Villas cost?
Prices start at AED 4.9M, which works out at about AED 1,440 per sq.ft. Add roughly 6 to 7% on top for DLD, trustee, first-year service charge and snagging.
When is Bay Villas handing over?
The developer's date is Q2 2027. That sits inside the 2027 to 2028 window when most of the island completes.
What is the payment plan at Bay Villas?
80/20 with a post-handover option. Compare the total price rather than the schedule: a generous plan is usually paid for in the headline number.
Can a foreigner buy at Bay Villas?
Yes. Dubai Islands is a designated freehold zone, so foreign buyers own outright with no local partner. You do not need to be resident, and the SPA can be signed remotely.
What unit types are available at Bay Villas?
3 to 5 bedrooms, from 3,401 to 8,075 sq.ft.
Is Bay Villas registered with the DLD?
Yes, under project number 2899. Payments go to the escrow account at Dubai Islamic Bank PJSC - 001582386506601.
What rental yield can I expect at Bay Villas?
About 3.7% net long-let on my numbers for the entry one-bed on this island, after service charge, vacancy, agency and management. One residential project on the whole archipelago has been delivered and let, so treat every yield figure here as a projection, including mine.
About the developer
Nakheel
The developer behind Palm Jumeirah, Deira Islands and this entire archipelago. Nineteen active projects here, and a delivery record I have gone through completion by completion.
5 projects on Dubai Islands
See everything they are building hereThis is one launch. To weigh it, see more off-plan homes across Dubai Islands, priced with a verdict on each.