# Bay Estate, Dubai Islands: What Nakheel's 360 Villas Are Worth ## Nakheel launches its first villa and townhouse programme on Island E. Broker prices, a 60/40 plan, 2030-2031 handover: what it means for a buyer. > Nakheel launches Bay Estate: about 360 three- and four-bedroom villas and townhouses on Dubai Islands. Brokers quote roughly AED 5.5-5.9M, a 60/40 plan and handover around 2030-2031. **Source canonique** : https://withlevel8.com/en/blog/bay-estate-dubai-islands-nakheel-villas-prices **Locale** : en **Type** : news **Publié** : 2026-10-06 **Lecture** : 10 min **Catégories** : spotlight, market-data **Auteur** : Yann Mechaly — Lead Advisor · Dubaï ## TL;DR Nakheel launches Bay Estate: about 360 three- and four-bedroom villas and townhouses on Dubai Islands. Brokers quote roughly AED 5.5-5.9M, a 60/40 plan and handover around 2030-2031. --- ## Key takeaways - **Bay Estate** is the first homes programme from Nakheel (Dubai Holding Real Estate) on Island E of Dubai Islands, unveiled on 6 October 2026. It includes about **360 villas and townhouses** with 3 to 4 bedrooms, plus beachfront plots. - The masterplan covers **653,709 m²**, with 2.4 km of beach and 6.5 km of waterfront. It is designed to house more than 12,000 residents. - According to brokers, a 3-bedroom townhouse would start at around **AED 5.5-5.9M**, with a 60/40 payment plan and handover estimated around 2030-2031. Nakheel has not yet published an official price list, so these figures remain to be confirmed. - This is the first homes launch on an island dominated by towers. Resale supply will therefore be scarce, which is a value argument for the long-term investor. - The entry ticket is well above the **AED 2M** threshold for the 10-year Golden Visa. Rents and capital gains remain taxed at **0%** in the UAE. ## What exactly does Bay Estate include? Bay Estate is a gated community of about 360 three- and four-bedroom villas and townhouses, complemented by waterfront plots, on Island E of Dubai Islands. Nakheel unveiled the programme in October 2026. The masterplan covers **653,709 m²**, with 2.4 km of beach and 6.5 km of waterfront, for more than 12,000 residents. The developer is Nakheel, a subsidiary of Dubai Holding Real Estate. It is the group that built Palm Jumeirah. In an off-plan purchase, the developer's strength matters as much as the plan. A track record of this scale reduces delivery risk, but it does not eliminate it. To put the offer in context, the same island already hosts competing programmes, such as Danube at Dubai Islands or [Cheval Residences](/en/projets/cheval). ### Cala, Verda, Agora: three buyer profiles The programme is split into three collections. Each follows its own logic of use. - **Cala**: homes arranged around lagoons. It targets the buyer who prioritises water and views, for high-end personal use or short-term rental. - **Verda**: it focuses on green spaces and is designed for families. The typical profile is a buyer settling long term who wants parks nearby. - **Agora**: it is oriented towards social life, with meeting spaces at the heart of the community. It suits those looking for a lively address rather than a secluded setting. The waterfront plots are aimed at buyers who want to build or customise. Nakheel has not yet published floor-area details by unit type or the official price list. What we know about the budget comes from brokers, and we return to it below. ## Why homes on Island E change the game Dubai Islands is being built almost exclusively vertically. It is a mix of residential towers, waterfront apartments and hotel programmes. Houses are the exception. With about 360 units, Bay Estate creates a narrow niche. A buyer who wants a garden, a garage and direct beach access has almost no substitute in the archipelago. Nakheel has unveiled Bay Estate, a gated community of about **360 villas and townhouses** with 3 to 4 bedrooms on Dubai Islands. Demand is already there. According to one broker, around 3,400 homes sold across the islands between January and August 2026, for AED 12.4B. That volume suggests an active market, where a scarce product arrives in front of buyers who are already present. The figure comes from a broker, however, not from consolidated [Dubai Land Department](https://dubailand.gov.ae) data. Read it as an order of magnitude, to be cross-checked against official figures once they are published. The value mechanism is a classic one. Waterfront land cannot be created. Once the masterplan is fixed, the supply of houses stops growing, whereas apartments can always be stacked higher. Historically, this constraint supports the resale premium of houses over apartments in coastal locations. Villas in Jumeirah, at AED 1,200-2,400/sqft, and those on Palm Jumeirah, at AED 3,000-5,500/sqft, illustrate this logic of scarcity. For a buyer, the point is to step out of competition with the towers. At the price brokers indicate (about AED 5.5-5.9M for a 3-bedroom townhouse), the ticket is well above the AED 2M Golden Visa threshold. That price remains an estimate not confirmed by Nakheel. It does place Bay Estate in a segment where supply is limited by design. ## How much does a townhouse at Bay Estate cost? According to brokers, a 3-bedroom townhouse at Bay Estate would start at around **AED 5.5-5.9M**, or roughly EUR 1.3-1.4M. Nakheel has published no official price list, so these figures remain market estimates. The first phase covers about 360 three- and four-bedroom villas and townhouses. This suggests higher tickets for the 4-bedroom units and villas. No reliable range exists yet for these types. ### 60/40 plan and timeline The reported plan is **60/40**: 60% during construction and 40% at handover, expected around 2030-2031. Capital is therefore committed progressively. The share due at key handover is still substantial, though. On a townhouse at AED 5.7M, it would represent about AED 2.3M to fund through equity or a loan. Plan for it from the reservation stage, since handover is four or five years away. Payments go through a **RERA-regulated escrow account**, the standard protection for off-plan purchases in Dubai. The funds can only be used to finance construction. They do not go directly into the developer's cash. It is a useful safeguard, but you should still check the project's registration with the [Dubai Land Department](https://dubailand.gov.ae) before paying. ### A ticket that qualifies for the Golden Visa At this price level, the purchase clears the **AED 2M** threshold by a wide margin. A property worth at least that amount qualifies the buyer and family for the 10-year Golden Visa, according to the official portal [u.ae](https://u.ae/en/information-and-services/visa-and-emirates-id). It is a concrete argument for an investor seeking both an asset and a residential anchor in the UAE. ### The reflex to adopt A broker's price is not a developer's price. Ranges often circulate before the official price list, and they move between the pre-announcement and the opening of sales. The right reflex is to **wait for Nakheel's price list before signing a reservation**. To compare these figures with other nearby launches, our analysis of Danube's price per square foot at Dubai Islands provides a useful benchmark. If you want to look at programmes already open on the archipelago, [Cheval Residences](/en/projets/cheval) is among our opportunities at Dubai Islands. ## Bay Estate or the neighbouring Dubai Islands apartments? Bay Estate sets a reference ceiling for the island. Brokers mention a 3-bedroom townhouse at around **AED 5.5-5.9M**. Nakheel has not confirmed this figure, but it locates the top of the range. Apartments in neighbouring programmes offer a markedly lower entry ticket at the same address. At Level8, we follow in particular [Lia](/en/projets/lia), [Hado](/en/projets/hado), [Shoaq](/en/projets/shoaq) and [Rena](/en/projets/rena). The budget gap changes the very nature of the investment. The table below summarises the trade-off, based on market orders of magnitude. | Criterion | Bay Estate townhouse | Neighbouring apartment (Lia, Hado, Shoaq, Rena) | |---|---|---| | Entry ticket | About AED 5.5-5.9M (broker estimate) | Markedly lower | | Gain profile | Capital appreciation, scarcity | Rental yield | | Letting | Family target, slower to place | Generally faster | | Golden Visa (AED 2M threshold) | Well exceeded | Depends on budget and programme | An apartment generally lets faster and targets a gross yield of **5 to 8%** in Dubai. The townhouse leans more on appreciation and scarcity. A gated community of 360 units on a 6.5 km waterfront is, by design, hard to replicate. Expect a more modest rental yield, however, since the capital tied up is much higher. The Golden Visa threshold is another criterion. A property worth at least **AED 2M** qualifies for the 10-year visa, according to the [official UAE portal](https://u.ae/en/information-and-services/visa-and-emirates-id). The townhouse clears it easily. For an apartment, it depends on the programme and size chosen. An international investor, whether from France, Belgium, Switzerland, Canada, Israel or the US, can thus choose between rental yield and family wealth. The first option prioritises one or more apartments for regular income. The second targets a townhouse as a long-term asset, with handover not expected until around 2030-2031. This is precisely the type of trade-off we frame for our clients. We compare these programmes at the developer's price, with no extra fees, through our [projects at Dubai Islands](/en/projets). To estimate what each option would actually earn once costs are deducted, the [net yield calculator](/en/calculateur) gives an order of magnitude in a few clicks. ## Our take: should you position now? **Yes, for a wealth-building profile.** Bay Estate combines three rare assets: a government-linked developer, supply limited to about 360 villas and townhouses, and a finished waterfront with 2.4 km of beach. The 60/40 plan mentioned by brokers spreads the effort out to 2030-2031. A buyer can thus lock in a premium product without tying up all the capital at signing. These figures remain estimates. Only Nakheel's official price list will be authoritative, and every decision depends on it. Taxation works fully in Dubai's favour. Rents and capital gains are not taxed (**0%**), and the dirham is pegged to the dollar. For a USD-based investor, currency risk is therefore very limited. The AED 2M Golden Visa threshold is well exceeded. A townhouse at this price level qualifies for the 10-year visa, as stated on the [official UAE portal](https://u.ae/en/information-and-services/visa-and-emirates-id). For a yield-oriented profile, the calculation differs. A villa above AED 5M delivered in 2030-2031 produces no rent for several years. The most efficient entry on the same dynamic remains the neighbouring apartment at Dubai Islands. We detail these prices in our analysis Danube Dubai Islands: price per square foot 2026 and yield. Our programmes [Cheval Residences](/en/projets/cheval) and [Hado](/en/projets/hado) are on the same island. **Our recommendation: get on the waiting list as soon as the official price list is published.** The first allocations of a Nakheel launch generally cover the best plots, facing the sea. Here is the order of action: 1. Define your profile, wealth or yield, before reservations open. 2. Prepare the financing of the deposit and the payment schedule. 3. Check Golden Visa eligibility based on the value retained. 4. Reserve the target unit as soon as the price list is out. This is precisely the framing, from reservation to Golden Visa, that we provide for our clients across the francophone world, Israel and the US: see [our services](/en/services). To compare this strategy with other investors' views, our guide to the [property Golden Visa in Dubai](/en/pourquoi-dubai) recaps the full range of benefits. ## Go further Three complementary reads in the Level8 journal: - One&Only at Al Maryah Island: what the 230 m tower changes for you — Yes, One&Only is coming to Abu Dhabi: a 44-storey tower (about 230 m) on Al Maryah Island, backed by Mubadala, TARAF and Kerzner, announced at LIVEX 2026. Price and launch date remain to be published. - Burj Khalifa Residences: which floor to buy in 2026? — Burj Khalifa apartments trade between AED 2,900 and 4,800/sqft depending on the floor in 2026, for a gross yield of 4.5 to 5.5% falling to 3.2-4% net once service charges (about AED 65-85/sqft/year) are deducted. - Villa for sale in Jumeirah, Dubai: 2026 prices in Jumeirah 1, 2 and 3 — A villa in Jumeirah trades in 2026 between AED 1,200 and 2,400/sqft depending on the sub-area, versus 3,000 to 5,500 on Palm Jumeirah. And only certain plots in Jumeirah 1, 2 and 3 are freehold. ## FAQ ### What is the price of a 3-bedroom townhouse at Bay Estate? According to brokers, a 3-bedroom townhouse would start at around AED 5.5-5.9M, or EUR 1.3-1.4M. Nakheel has published no official price list, so these figures remain estimates to be confirmed. ### How does the Bay Estate 60/40 payment plan work? Brokers report a 60/40 plan: 60% of the price during construction and 40% at handover, expected around 2030-2031. The exact instalments depend on the sale contract. Nakheel has not published them. ### When will Bay Estate be delivered, and what happens in the meantime? Handover is estimated around 2030-2031 according to brokers, with no official date to date. During construction, payments are governed by Dubai's off-plan framework. Site monitoring remains the responsibility of Nakheel (Dubai Holding Real Estate). ### Does buying at Bay Estate qualify for the Golden Visa? Yes, in principle. The estimated ticket (about AED 5.5-5.9M) is well above the AED 2M threshold required for the 10-year Golden Visa. Eligibility is confirmed at the application stage. It depends on the property's status and the rules in force at the time of the request. ### What taxation applies to rents and capital gains at Bay Estate? The UAE taxes neither rental income nor property capital gains, so the local rate is 0%. A tax resident of France, for example, remains subject to the rules of the France-UAE tax treaty. They must declare this income in France according to their situation. ### Why might Bay Estate homes resell well? Dubai Islands is dominated by towers, and Bay Estate has only about 360 villas and townhouses. The supply of houses there is scarce by design. This scarcity has historically supported the resale premium on the waterfront, with no guarantee of performance. ## Sources The figures and rules quoted in this article come from the following sources : - [Zawya, communiqué Nakheel (octobre 2026)](https://www.zawya.com/en/press-release/companies-news/nakheel-unveils-bay-estate-a-new-gated-waterfront-community-at-dubai-islands-1509716) - [Portail officiel du gouvernement des EAU (u.ae)](https://u.ae) --- ## Données factuelles citables - **Nakheel a dévoilé Bay Estate, une communauté fermée d'environ 360 villas et townhouses de 3 à 4 chambres sur Dubai Islands.** — Source : Zawya, communiqué Nakheel (octobre 2026) (https://www.zawya.com/en/press-release/companies-news/nakheel-unveils-bay-estate-a-new-gated-waterfront-community-at-dubai-islands-1509716) Ancrage : https://withlevel8.com/en/blog/bay-estate-dubai-islands-nakheel-villas-prices#claim-bay-estate-360-homes - **Le masterplan de Bay Estate couvre 653 709 m², avec 2,4 km de plage et 6,5 km de front de mer, pour plus de 12 000 résidents.** — Source : Zawya, communiqué Nakheel (octobre 2026) (https://www.zawya.com/en/press-release/companies-news/nakheel-unveils-bay-estate-a-new-gated-waterfront-community-at-dubai-islands-1509716) Ancrage : https://withlevel8.com/en/blog/bay-estate-dubai-islands-nakheel-villas-prices#claim-bay-estate-masterplan - **Selon des courtiers, un townhouse de 3 chambres à Bay Estate partirait d'environ 5,5 à 5,9 M AED, avec un plan 60/40 et une livraison estimée vers 2030-2031. Ces chiffres ne sont pas confirmés par Nakheel.** — Source : Estimations courtiers, octobre 2026 (non confirmées par Nakheel) Ancrage : https://withlevel8.com/en/blog/bay-estate-dubai-islands-nakheel-villas-prices#claim-bay-estate-broker-price - **Un bien immobilier d'une valeur d'au moins 2 M AED ouvre droit au Golden Visa de 10 ans aux Émirats arabes unis.** — Source : Portail officiel du gouvernement des EAU (u.ae) (https://u.ae) Ancrage : https://withlevel8.com/en/blog/bay-estate-dubai-islands-nakheel-villas-prices#claim-golden-visa-2m-aed --- ## FAQ — questions / réponses extraites ### What is the price of a 3-bedroom townhouse at Bay Estate? According to brokers, a 3-bedroom townhouse would start at around AED 5.5-5.9M, or EUR 1.3-1.4M. Nakheel has published no official price list, so these figures remain estimates to be confirmed. ### How does the Bay Estate 60/40 payment plan work? Brokers report a 60/40 plan: 60% of the price during construction and 40% at handover, expected around 2030-2031. The exact instalments depend on the sale contract. Nakheel has not published them. ### When will Bay Estate be delivered, and what happens in the meantime? Handover is estimated around 2030-2031 according to brokers, with no official date to date. During construction, payments are governed by Dubai's off-plan framework. Site monitoring remains the responsibility of Nakheel (Dubai Holding Real Estate). ### Does buying at Bay Estate qualify for the Golden Visa? Yes, in principle. The estimated ticket (about AED 5.5-5.9M) is well above the AED 2M threshold required for the 10-year Golden Visa. Eligibility is confirmed at the application stage. It depends on the property's status and the rules in force at the time of the request. ### What taxation applies to rents and capital gains at Bay Estate? The UAE taxes neither rental income nor property capital gains, so the local rate is 0%. A tax resident of France, for example, remains subject to the rules of the France-UAE tax treaty. They must declare this income in France according to their situation. ### Why might Bay Estate homes resell well? Dubai Islands is dominated by towers, and Bay Estate has only about 360 villas and townhouses. The supply of houses there is scarce by design. This scarcity has historically supported the resale premium on the waterfront, with no guarantee of performance. --- ## Lectures complémentaires - [One&Only on Al Maryah Island: What the 230 m Tower Means for You](https://withlevel8.com/en/blog/one-and-only-al-maryah-island-230m-tower-abu-dhabi) — Yes, One&Only is coming to Abu Dhabi: a 44-storey tower (about 230 m) on Al Maryah Island, backed by Mubadala, TARAF and Kerzner, unveiled at LIVEX 2026. Pricing and launch date are still to come. - [Burj Khalifa Residences: Which Floor Should You Buy in 2026?](https://withlevel8.com/en/blog/burj-khalifa-residences-which-floor-to-buy-2026) — Burj Khalifa units trade between AED 2,900 and 4,800/sqft by floor in 2026, with gross yields of 4.5-5.5% falling to 3.2-4% net after service charges (roughly AED 65-85/sqft/year). - [Jumeirah Villas: What Jumeirah 1, 2 and 3 Are Really Worth](https://withlevel8.com/en/blog/buying-a-villa-in-jumeirah-1-2-3-compared) — A Jumeirah villa trades in 2026 between AED 1,200 and AED 2,400/sqft depending on the sub-zone, versus AED 3,000–5,500 on Palm Jumeirah. Only some plots are freehold. - [Investing in Arjan: What Does Price Per Square Foot Really Depend On?](https://withlevel8.com/en/blog/invest-in-arjan-price-per-square-foot-by-tower) — In Arjan, entry prices run AED 1,100-1,500/sq ft depending on the tower, with gross yields of 7-8.5%. The gap between clusters exceeds 30% — that's where returns are won or lost. - [THE WADI on Yas Island: is this AED 6bn launch worth it?](https://withlevel8.com/en/blog/the-wadi-yas-island-aed-6bn-launch) — Cosmo Developments launched THE WADI on 21 September 2026: AED 6bn, 3,950 homes, a hotel and a marina on Yas Island. Gross yields still lag Dubai's 5-8%. --- ## À propos de l'auteur **Yann Mechaly** — Lead Advisor · Dubaï Yann dirige une équipe de conseillers chez Level8 et accompagne les investisseurs francophones sur l'immobilier à Dubaï et aux Émirats — stratégie d'investissement, sélection de zones et off-plan, suivi jusqu'à la mise en location. Liens publics : https://www.linkedin.com/in/yann-mechaly --- _Document généré par Level8 Property Advisory · https://withlevel8.com · boutique d'advisory immobilier à Dubaï._ _Contact : WhatsApp +33 6 77 91 90 17 · hello@withlevel8.com_