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Bay Villas — Dubai Islands villas for sale

Name: Bay Villas — Dubai
Brand: Nakheel
Availability: InStock

Barefoot-luxury island living on Dubai Islands, with townhouses and villas from ~AED 4M and private beach access.

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~AED 4M

townhouse from

Q2 2027

handover

4.5–5.8%

gross yield

Private beach

island resort living

By WIZI PREMIUM · Updated 27 June 2026

In short

Nakheel is building Bay Villas on Dubai Islands off Deira, a barefoot-luxury community of townhouses and villas with private beach access. Prices start from ~AED 4M for a 3-bed townhouse, rising to AED 13.8M+ for waterfront villas, with gross yields around 4.5–5.8%. With handover around Q2 2027, it offers the best yield-versus-price balance of the Nakheel set for buyers wanting island lifestyle and growth.

Developer: Nakheel · Sources: developer brochure, Bayut, Property Finder, DLD · 2026

The project

Barefoot luxury on Dubai Islands

Bay Villas sits on Island B of Dubai Islands, the Deira waterfront masterplan, offering 3 and 4-bed townhouses, semi-detached and garden villas, and larger 5 and 6-bed waterfront villas. The concept is barefoot island-resort living, with private beach access, a beach club, shoreline parks, a clubhouse with pool, fitness areas and sports courts.

This is the most balanced of the Nakheel projects on yield versus price. A lower entry point than the Palm assets, combined with the maturing Dubai Islands masterplan and waterfront positioning, supports both rental income and capital growth. The main caveats are that Dubai Islands is still developing its infrastructure and retail, and early phases may already be largely sold.

Dubai Islands, Dubai

Gallery

Inside Bay Villas

Prices & payment · 2026

How much Bay Villas costs

Type	From	Plot size
3-bed townhouse	~AED 4M	5–5.8%
Semi-detached villa	~AED 5.2M	4.8–5.5%
Garden villa	~AED 8.5M	4.5–5%
Waterfront villa	AED 13.8M+	4–4.5%

Indicative 2026 launch pricing; varies by unit, floor and view. Payment plan: 80/20, 15% down. Sources: Nakheel, Property Finder, DLD.

Market context

Dubai apartment price ladder

How Dubai's busiest apartment districts compare on price per square foot — useful market context when weighing Bay Villas.

Palm JumeirahAED 3,450

Downtown DubaiAED 3,011

Business BayAED 2,547

Dubai MarinaAED 2,058

Dubai Hills EstateAED 1,820

JVCAED 1,150

Dubai SouthAED 1,050

Average price / sqft by area · Source: Dubai Land Department transactions & Bayut, 2026 · indicative

Recent sales · DLD

What Bay Villas actually sold for

20 sales were registered at Bay Villas in Jan–Jun 2026, at a median of AED 7,600,000 (~AED 1,737/sqft). Most recent registered transactions:

Date	Beds	Status	Size	Price	AED/sqft
2026-06-22	—	Ready	6,769 sqft	AED 9,500,000	1,403
2026-06-22	—	Ready	2,572 sqft	AED 5,000,000	1,944
2026-06-03	—	Ready	2,609 sqft	AED 4,650,000	1,783
2026-06-03	—	Ready	2,608 sqft	AED 4,700,000	1,802
2026-06-01	—	Ready	3,819 sqft	AED 6,475,000	1,695
2026-05-07	—	Ready	6,542 sqft	AED 8,300,000	1,269

Source: Dubai Land Department — registered sales transactions, Jan–Jun 2026. Actual recorded deals, not asking prices.

Investment view

Is Bay Villas right for you?

In favour

Accessible island-villa entry from around AED 4M
Strongest yield potential of the Nakheel villa projects
Near-term handover in 2027 with private beach access
Emerging Dubai Islands growth corridor on the waterfront

Worth knowing

Dubai Islands is still maturing on infrastructure and connectivity
Waterfront top units climb to AED 13.8M and beyond
Early phases may already be largely sold, limiting stock
Less flagship prestige than the Palm Jumeirah addresses

Calculator

Estimate your return

Currency

Purchase budget 4,000,000 AED

4M10.2M AED

Gross estimate from typical Dubai Islands yields; net is lower after service charges (AED 12–25/sq.ft). Off-plan rent applies after handover (Q2 2027).

Monthly rent—

Annual income—

Gross yield—

Payback—

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FAQ

Common questions

How much is a home at Bay Villas?

Townhouses start from around AED 4M, with semi-detached villas from ~AED 5.2M, garden villas from ~AED 8.5M and waterfront villas above AED 13.8M.

What yield does Bay Villas give?

Gross yields are around 4.5–5.8%, the strongest of the Nakheel villa projects given the lower entry prices; short-let can run higher.

When does Bay Villas hand over?

Handover is scheduled for around Q2 2027; confirm remaining availability as early phases reportedly sold quickly.

Is Bay Villas a good investment?

Bay Villas runs at about 4.5–5.8% gross. The case for buying: accessible island-villa entry from around aed 4m. Floor, view and the Q2 2027 handover timing all move the yield, so we calculate the net figure per unit.

What is the payment plan at Bay Villas?

Bay Villas is offered on a 80/20, 15% down plan (developer terms, subject to availability). Handover is Q2 2027. We confirm the exact schedule and any current incentives per unit on request.

Does Bay Villas qualify for the Golden Visa?

Yes — units at Bay Villas from AED 2M qualify the buyer for the UAE 10-year Golden Visa, available off-plan. With entry around ~AED 4M, most units clear the threshold; we handle the application paperwork.

Explore more

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