Nakheel — the developer behind Palm Jumeirah — opened Expressions of Interest (EOI) for BAY ESTATE, a waterfront community of townhouses, villas and villa plots on Dubai Islands, at 10:00 Dubai time on 25 September 2026.
In short: three-bedroom townhouses average AED 5.9M (about USD 1.61M); the plan is 60% before handover and 40% on handover; completion is estimated for January 2031; and the EOI deposit starts at AED 100,000 (about USD 27,000) per unit. Below we go through prices, layouts, the payment plan, nearby prices and the points to check, based on Nakheel's official sales material.
What BAY ESTATE is: Nakheel's waterfront homes on Dubai Islands
Nakheel is the government-backed master developer that built much of Dubai's coastline — Palm Jumeirah, Jumeirah Islands and The World among them — and has been part of the Dubai Holding group since 2024. It is the sole developer of the BAY ESTATE townhouses and villas.
Dubai Islands (formerly Deira Islands) is a new waterfront district of five islands off Deira. According to Nakheel, BAY ESTATE will be accessed via a dedicated bridge from Al Khaleej Street and the Al Mamzar waterfront, with the new Al Shindagha Corridor improving links towards Downtown Dubai.
| Dubai International Airport (DXB) | about 18 min |
|---|---|
| J1 Beach | about 20 min |
| DIFC / Downtown (Burj Khalifa) | about 28 min |
| Burj Al Arab | about 28 min |
| Palm Jumeirah | about 32 min |
Official location map. Drive times are Nakheel's estimates and vary with traffic (source: Nakheel Project Briefing).
The masterplan is low-density: more than 30% of the land is set aside as open space, with a planned population of about 18,000.
Three districts: Cala, Verda and Agora
BAY ESTATE is made up of three districts, each with its own character.
- Cala — the most exclusive enclave, closest to the lagoons, the promenade and the shore.
- Verda — the main villa neighbourhood, with parks, tree-lined streets, beach and lagoon access and family-focused amenities.
- Agora — the social heart, with waterfront dining, marina-side retail and community spaces.
This release of townhouses and villas is in Verda. Nakheel's plan shows 357 homes and 60 villa plots in total (planned numbers, not current availability).
Villas and townhouses masterplan; the green areas are the five home types (source: Nakheel Townhouses & Villas Brochure).
Home types and prices
There are five home types. All prices below are the average prices from Nakheel's price list, not starting prices.
| Type | Average price | approx. USD | Avg NSA | Avg plot | Planned units |
|---|---|---|---|---|---|
| 3BR townhouse | AED 5.9M | 1.61M | 3,100 sq ft | 2,400 sq ft | 98 |
| 4BR townhouse | AED 6.9M | 1.88M | 3,500 sq ft | 3,900 sq ft | 78 |
| 4BR attached villa (G+1) | AED 7.2M | 1.96M | 3,700 sq ft | 4,100 sq ft | 66 |
| 4BR Plus attached villa (G+2) | AED 8.9M | 2.42M | 5,300 sq ft | 4,100 sq ft | 68 |
| 4BR garden villa | AED 10M | 2.72M | 5,200 sq ft | 6,500 sq ft | 47 |
USD converted at the peg (USD 1 = AED 3.6725) and rounded. NSA is the net saleable area used in the sales material. G+1 = two storeys, G+2 = three storeys. Sources: Prices & Payment Plans p.1; Project Briefing p.16.
Villa plots (waterfront and beach)
Nakheel is also selling plots for buyers who want to build their own villa: 46 waterfront plots averaging AED 17.5M (about USD 4.77M) and 14 beach plots averaging AED 19M (about USD 5.17M). Average plot areas are 8,000 and 8,100 sq ft, each with an indicative GFA of 7,800 sq ft. Design and construction costs come on top of the land price.
What the layouts offer
Based on Nakheel's representative floor plans (total plan area in brackets). Bedroom counts exclude the staff room that every type includes.
- 3BR townhouse — two storeys: living and dining, kitchen, laundry and staff room downstairs; the main bedroom with walk-in wardrobe and two more bedrooms upstairs (3,085 sq ft).
- 4BR townhouse — a guest bedroom on the ground floor and three bedrooms upstairs, keeping guests and family apart (3,546 sq ft).
- 4BR attached villa (G+1) — two storeys, a ground-floor guest bedroom and a double-height living area (3,694 sq ft).
- 4BR Plus attached villa (G+2) — three storeys with a lift, plus a multi-purpose room and terrace on the top floor (5,262 sq ft).
- 4BR garden villa — detached, with family and formal living rooms, a show kitchen plus a separate kitchen, and a lift (5,200 sq ft).
Four-plex townhouse exterior (rendering).
4BR garden villa, garden side (rendering).
Amenities: lagoons, beach club and pool clubhouses
Nakheel says the beach club, pool clubhouses and parks are all within a five-minute walk of every home. The planned amenities include:
- two swimmable lagoons, with sun decks and an open-air yoga deck at their heart
- a beach club with gym, pool, dining and a children's area
- two pool clubhouses
- a private promenade and marina with yacht berths
- sports courts, children's play areas, a gym and café, and a multi-purpose room
- a central plaza, mosque, nursery, clinic, shops and restaurants
Beach club (rendering). All amenities are planned.
Payment plan: 60% before handover, 40% on handover
For the homes, the plan is 20% down, a further 40% during construction and 40% on handover. On the 3BR townhouse average price of AED 5,900,000, that works out as follows:
| Date | Instalment | Share | Amount (3BR average) | approx. USD |
|---|---|---|---|---|
| October 2026 | Down payment | 20% | AED 1,180,000 | 321,307 |
| March 2027 | 1st instalment | 5% | AED 295,000 | 80,327 |
| August 2027 | 2nd instalment | 5% | AED 295,000 | 80,327 |
| January 2028 | 3rd instalment | 10% | AED 590,000 | 160,654 |
| June 2028 | 4th instalment | 10% | AED 590,000 | 160,654 |
| November 2028 | 5th instalment | 5% | AED 295,000 | 80,327 |
| April 2029 | 6th instalment | 5% | AED 295,000 | 80,327 |
| January 2031 | On handover | 40% | AED 2,360,000 | 642,614 |
Source: Prices & Payment Plans p.1. Actual amounts depend on the price of the unit you buy.
That means 60% of the price (AED 3.54M on a 3BR) is paid before handover and the remaining 40% (AED 2.36M) at completion. It is worth deciding before you commit how you will fund that final 40% — cash or a UAE mortgage.
Villa plots
Plots follow a different plan: 20% on booking (October 2026), 15% in March 2027, then five instalments of 13% from September 2027 to September 2029 — 100% paid by September 2029. The material does not state a plot handover date.
How the prices compare
Next door on Dubai Island B, Nakheel's earlier Bay Villas project shows the following median sale prices on DXB Interact, which compiles Dubai Land Department data (checked 24 September 2026):
| Bedrooms | Bay Villas median sale price | BAY ESTATE average price |
|---|---|---|
| 3BR | AED 5.8M | AED 5.9M (townhouse) |
| 4BR | AED 9.8M | AED 6.9M to 10M (townhouse to garden villa) |
Source: DXB Interact, Dubai Islands 3BR and 4BR pages (checked 24 September 2026). The villa category includes townhouses.
Against Dubai's established waterfront addresses the gap is wider: the median for a 4BR at Canal Cove on Palm Jumeirah is AED 16.3M, and for a 3BR townhouse at Villa Amalfi on Jumeirah Bay AED 21.5M. BAY ESTATE's average prices run from AED 5.9M (3BR townhouse) to AED 10M (4BR garden villa).
Per square foot, BAY ESTATE's average price divided by average NSA comes to about AED 1,679 to 1,971 per sq ft, against a listed median of AED 3,980 per sq ft for 4BR homes at Canal Cove.
Nakheel's own briefing adds that primary-sale prices per sq ft at Bay Villas rose 12% from 2024 to 2025 (10% for Dubai overall), and that waterfront villas and townhouses make up only 2% of Dubai's existing supply and 3% of the next five years' pipeline.
What to check before you commit
- Completion is estimated for January 2031. There is no rental income until handover; instalments run to April 2029, with the remaining 40% due on handover.
- Prices are averages; individual units vary with position, orientation and type.
- Private pools and landscaping are not included.
- Budget for Dubai Land Department registration (4% of the price) and other fees. Service charges are not stated in the material.
- Plot buyers pay separately for design and construction, within set building rules (height, GFA and so on).
For buyers who can wait for completion and want a 3–4 bedroom home by the water, the payments spread over more than four years and Nakheel's track record in island development are real points in its favour. Terms vary with the position and orientation of each unit, so ask us to go through the options with you.
How the EOI works
Buying at BAY ESTATE starts with an Expression of Interest (EOI). EOIs can only be submitted through a registered broker, and SAMURAI REAL ESTATE can file yours.
| Opens | 25 September 2026, 10:00 Dubai time; final deadline to be announced |
|---|---|
| Deposit | from AED 100,000 per unit or plot; no bulk submissions |
| Payment | bank transfer (with the SWIFT copy), manager's cheque, personal cheque or credit card (cheques and cards only at the City Walk sales boutique; no third-party or broker cheques) |
| Documents | signed EOI form, passport copy, Emirates ID if you have one |
- Step 1: complete and sign the EOI form and send it to us with your passport copy.
- Step 2: we submit it on Nakheel's broker portal and an Application Reference Number is emailed to you and to us.
- Step 3: pay the deposit; for a transfer, quote your name, "EOI" and the reference number, and provide the SWIFT copy.
- Step 4: once the payment clears, the status changes to "Paid". We track it and keep you updated.
Summary: a waterfront 3–4 bedroom home, for buyers who can wait
BAY ESTATE is Nakheel's waterfront community on Dubai Islands, with five home types whose average prices run from AED 5.9M for a 3BR townhouse to AED 10M for a 4BR garden villa, paid 60% before and 40% on handover, with completion due in January 2031.
When comparing it with nearby sales, keep in mind the difference between average asking prices and median sale prices, and the years until completion. We are happy to help you choose a unit and handle the EOI.
For the price and payment-plan sheet, all 15 floor plans and the EOI form, message us on WhatsApp. We work with buyers in English, Arabic and Japanese.
FAQ
Can I submit an EOI from outside the UAE?
Yes. With a signed EOI form and a copy of your passport, we submit it on the broker portal for you, and the deposit can be paid by international bank transfer (cheques and cards are accepted only at the City Walk sales boutique in Dubai). Dubai Islands is a freehold area open to foreign buyers.
Are the prices quoted starting prices?
No. They are the average prices from Nakheel's price list. Individual units vary with position, orientation and type, and the material does not give a minimum price.
Does an EOI secure a unit?
No. An EOI registers interest; it does not guarantee an allocation or a price. The Sales and Purchase Agreement (SPA) is signed after allocation, and refund and credit terms for the deposit follow Nakheel's formal documents.
How much is paid before completion?
For the homes, 60% of the price is paid by April 2029 and the remaining 40% on handover, expected in January 2031. On the 3BR townhouse average, that is AED 3,540,000 before handover and AED 2,360,000 on handover.
How do the plots differ from the homes?
A plot is land only: you design and build the villa yourself, within set building rules. The plot is paid 100% by September 2029, and construction costs are extra.
This article is based on Nakheel's BAY ESTATE sales material (Project Briefing, Townhouses & Villas Brochure, Villa Plots Brochure, Floor Plans, Prices & Payment Plans) and the EOI notice received on 24 September 2026. Prices, terms and dates may change at Nakheel's discretion. Images are renderings for illustration and marketing; only the final Sales and Purchase Agreement (SPA) has legal effect. Market data is from DXB Interact's public pages, checked 24 September 2026. USD figures are approximate at the pegged rate. This is general information, not investment advice; please make your own decision.