Nakheel — the government-backed Dubai master developer, part of the Dubai Holding group — opened Expressions of Interest (EOI) on 10 November 2026 for Phase 1 of Palm Springs, a community of villas and townhouses at the gateway to Palm Jebel Ali.
Four points stand out: 3-bedroom townhouses start at AED 3.8M (about USD 1.03M); the plan is 60% during construction and 40% on handover; completion is expected in October 2030; and in Nakheel's completed communities nearby, resales since March 2026 show a median gain of +88% on the previous transaction. Below we go through prices, payments, nearby resale results and what to check before you commit, based on the developer's material and Dubai Land Department (DLD) transaction data.
What Palm Springs is: a green community at the gateway to Palm Jebel Ali
Palm Springs is a 382-hectare community planned on Sheikh Zayed Road at the entrance to Palm Jebel Ali. A green spine, Canyon Park, runs through the middle, with homes and two clubs — Thousand Palms Country Club and Silver Spur Racquet Club — arranged around it. A mixed-use office and retail district is also planned at the front of the site.
This release is Phase 1, about 500 homes: 3–4 bedroom townhouses and 4–5 bedroom villas. Foreign buyers can purchase.
Masterplan aerial (rendering): the mixed-use office and retail district in front, with the homes beyond (source: Nakheel).
Phase 1: four clusters of Rancho villas and Aliso townhouses
The Phase 1 clusters sit right beside Canyon Park and Thousand Palms Country Club, so every home is within walking distance of the parkland and the clubhouse.
- Rancho One and Two: 4–5 bedroom villas (three storeys, G+2), in two clusters facing Canyon Park.
- Aliso One and Two: 3–4 bedroom townhouses (two to three storeys), in four-home (4-plex) and six-home (6-plex) rows.
Phase 1 launch plan: green is Rancho villas, red is Aliso townhouses (source: Nakheel).
Home types and starting prices
Phase 1 has five home types. Prices are the developer's starting prices, and areas are those shown on the floor plans.
| Type | Floors | Unit area | Plot (typical) | Starting price | approx. USD |
|---|---|---|---|---|---|
| 3BR townhouse (mid unit) | 2 storeys (G+1) | 216.3 m² (2,328 sq ft) | 202.3 m² | AED 3,800,000 | USD 1.03M |
| 4BR townhouse Type 1 (corner) | 2 storeys (G+1) | 248.2 m² (2,672 sq ft) | 303.7 m² | AED 4,600,000 | USD 1.25M |
| 4BR townhouse Type 2 (corner) | 3 storeys (G+2) | 289.4 m² (3,115 sq ft) | 319.1 m² | AED 5,200,000 | USD 1.42M |
| 4BR villa (Rancho) | 3 storeys (G+2) | 375.4 m² (4,041 sq ft) | 479.1 m² | AED 7,000,000 | USD 1.91M |
| 5BR villa (Rancho) | 3 storeys (G+2) | 457.2 m² (4,921 sq ft) | 563.4 m² | AED 8,900,000 | USD 2.42M |
USD converted at the peg (USD 1 = AED 3.6725) and rounded. Both 4BR townhouse plans are corner units; the 3BR plan is a mid unit. Source: Nakheel floor plans and price material.
- 3BR townhouse: living and dining, kitchen and maid's room with bathroom downstairs; the main bedroom (walk-in wardrobe, en-suite) and two more bedrooms upstairs; a two-car carport.
- 4BR townhouse: a guest bedroom on the ground floor; Type 2 adds a third-floor family room and terrace.
- 4–5BR villas: three storeys, with a large living area opening onto the garden and courtyard, and space for a pool in the back garden.
3BR townhouse (mid unit) floor plan: living, kitchen and maid's room downstairs, three bedrooms upstairs (source: Nakheel).
Payment plan: 60% by May 2029, 40% on handover
10% on booking, 50% in six instalments during construction, and 40% on handover (expected October 2030). On a 3BR townhouse at AED 3,800,000, that works out as follows:
| Instalment | Date | Share | Amount (3BR at AED 3.8M) | Cumulative |
|---|---|---|---|---|
| On booking | At signing | 10% | AED 380,000 (about USD 103K) | 10% |
| 1st instalment | April 2027 | 10% | AED 380,000 (about USD 103K) | 20% |
| 2nd instalment | September 2027 | 10% | AED 380,000 (about USD 103K) | 30% |
| 3rd instalment | February 2028 | 10% | AED 380,000 (about USD 103K) | 40% |
| 4th instalment | July 2028 | 10% | AED 380,000 (about USD 103K) | 50% |
| 5th instalment | December 2028 | 5% | AED 190,000 (about USD 52K) | 55% |
| 6th instalment | May 2029 | 5% | AED 190,000 (about USD 52K) | 60% |
| On handover | October 2030 (expected) | 40% | AED 1,520,000 (about USD 414K) | 100% |
Source: Nakheel payment plan. Actual amounts depend on the price of the home you buy.
The DLD registration fee (4% of the price) is normally paid alongside the 10% booking payment, so the money needed up front is about 14% of the price — AED 532,000 (about USD 145K) on a 3BR townhouse. By custom the buyer pays the DLD fee in full, and Oqood (off-plan registration) fees and other costs come on top.
Construction-stage payments end in May 2029, leaving about 18 months with nothing due before handover. It is worth deciding before you commit how you will fund the final 40% — cash, or a mortgage at handover.
Resales in nearby Nakheel communities: a median gain of +88%
Palm Springs is yet to be built, but the villa and townhouse communities Nakheel sold in southern Dubai in 2021–2022 are complete and trading on the resale market: Murooj Al Furjan, Tilal Al Furjan and Jebel Ali Village.
Dubai prices dipped in March 2026 on the back of the Middle East situation (the Iran conflict), so we counted only resales registered with the DLD from March 2026 onwards. Even after that correction, the median across about 70 deals is +88% on the previous transaction; more than half were up 50% or more, and around 40% had doubled or more.
| Community | Launched | Resales | Median gain |
|---|---|---|---|
| Murooj Al Furjan | 2021 | 37 | +110% |
| Tilal Al Furjan | January 2022 | 18 | +85% |
| Jebel Ali Village | — | 16 | +71% |
Resales from 1 March to 10 November 2026. The gain is the median rise on each home's previous registered transaction (in most cases the original purchase from Nakheel). Source: DXBinteract (DLD transaction data).
Sale prices by type
| Community | Type | BUA (median) | Median price | Range | Deals | Gain |
|---|---|---|---|---|---|---|
| Murooj Al Furjan | 3BR townhouse | 212 m² | AED 4.50M | AED 4.15–5.00M | 16 | +120% |
| Murooj Al Furjan | 4BR townhouse | 228 m² | AED 5.56M | AED 4.80–6.09M | 7 | +52% |
| Murooj Al Furjan | 4BR villa | 333 m² | AED 7.55M | AED 7.10–8.20M | 11 | +107% |
| Murooj Al Furjan | 5BR villa | 360 m² | AED 9.00M | AED 8.40–10.90M | 3 | +15% |
| Tilal Al Furjan | 4BR villa | 412 m² | AED 7.90M | AED 5.70–9.20M | 18 | +85% |
| Jebel Ali Village | 4BR villa | 413 m² | AED 8.45M | AED 7.50–10.00M | 10 | +85% |
| Jebel Ali Village | 5BR villa | 444 m² | AED 10.10M | AED 8.80–11.60M | 6 | +61% |
BUA is the built-up area registered with the DLD, converted from sq ft. Source: DXBinteract (resales, 1 March – 10 November 2026).
Per square metre, 3–24% below nearby completed homes
We compared Palm Springs' starting prices with actual sale prices of similar-sized homes nearby, per square metre. Palm Springs is priced 3–24% below Nakheel's completed homes in the area.
| Palm Springs type | Palm Springs (AED/m²) | Comparable | Comparable (AED/m²) | Difference |
|---|---|---|---|---|
| 3BR townhouse | AED 17,568 | Murooj Al Furjan 3BR TH | AED 21,236 | −17% |
| 4BR townhouse | AED 18,533 | Murooj Al Furjan 4BR TH | AED 24,377 | −24% |
| 4BR villa | AED 18,647 | Murooj Al Furjan 4BR | AED 22,645 | −18% |
| 4BR villa | AED 18,647 | Jebel Ali Village 4BR | AED 20,450 | −9% |
| 4BR villa | AED 18,647 | Tilal Al Furjan 4BR | AED 19,179 | −3% |
| 5BR villa | AED 19,466 | Murooj Al Furjan 5BR | AED 25,014 | −22% |
| 5BR villa | AED 19,466 | Jebel Ali Village 5BR | AED 22,758 | −14% |
Palm Springs: starting price ÷ unit area on the floor plan. Comparables: median sale price since March 2026 ÷ BUA. The 4BR townhouse uses Type 1 (AED 4.6M). Sources: Nakheel material, DXBinteract.
Prices around the site are moving too. On neighbouring Palm Jebel Ali, the median price of villas bought directly from Nakheel rose from AED 3,822 per sq ft in May 2026 (14 deals) to AED 4,264 in October (16 deals) — about +12% in five months (DXBinteract; includes differences between fronds). Dubai Holding Real Estate's project briefing puts the rise in Palm Jebel Ali villa primary prices at about 48% over the year from January–March 2025 to January–March 2026 (AED 2,694 to 3,997 per sq ft).
Location: on Sheikh Zayed Road, next to a planned Metro station
Palm Springs lies south of Palm Jebel Ali, bordering Sheikh Zayed Road and Al Maktoum Airport Street. It sits next to a station planned on the Metro Red Line extension and close to Etihad Rail's Al Yalayis station, on the main corridor between Dubai and Abu Dhabi.
| Palm Jebel Ali | about 14 min |
|---|---|
| Bluewaters Island | about 20 min |
| Al Maktoum International Airport (DWC) | about 23 min |
| Palm Jumeirah | about 25 min |
| Burj Al Arab | about 30 min |
Location map: south of Palm Jebel Ali on Sheikh Zayed Road. Drive times are the developer's estimates (image: Nakheel).
Al Maktoum International Airport (DWC), being expanded as Dubai's next main airport, is about 23 minutes away, placing the community at the centre of Dubai's southern growth corridor.
Amenities: Canyon Park and two clubs
- Canyon Park: a green spine through the community, with streams, ponds and small waterfalls, a sensory garden, a nature centre, and a shallow pool and small beach for children.
- Thousand Palms Country Club: a beach pool with sand, kids' pool, splash pad, gym, two restaurants and an events lawn.
- Silver Spur Racquet Club: racquet courts, gym, fitness studio, lap pool, kids' pool and playground.
Thousand Palms Country Club pool and pavilion (rendering). All amenities are at the planning stage.
What to check before you commit
- Completion is expected in October 2030. There is no rental income until handover, large projects can run late, and construction progress is published by the DLD.
- 40% is due in one payment on handover. If you plan to use a mortgage, terms for non-residents vary by bank.
- Pools and landscaping are at the owner's cost, and the villas use district cooling, billed separately (capacity and consumption charges). Service charges have not been announced.
- Reselling before completion is generally possible once a set share of the price is paid (often 30–40%) and the developer issues an NOC. On this plan, the 3rd instalment in February 2028 brings the total to 40%. Check the terms in the SPA.
- Prices quoted are starting prices; within a type, position (on Canyon Park, corner or not) and orientation change the price.
How the EOI works
An EOI is the advance registration that lets you apply for a home at launch. It is filed through the developer's broker portal, and SAMURAI REAL ESTATE can file it for you.
| Opened | 10 November 2026 |
|---|---|
| Deposit | from AED 50,000 (about USD 14K), credited towards the price |
| Payment | bank transfer (to the account on the portal), credit card, personal cheque or manager's cheque |
| Cards and cheques | accepted at the Meraas-Nakheel sales centre in Al Sufouh or the City Walk sales boutique |
- Step 1: complete and sign the EOI form we send you and return it with a copy of your passport (and Emirates ID if you live in the UAE).
- Step 2: we enter your preferred home type and submit it on the portal; an Application Reference Number is emailed to you and to us.
- Step 3: pay the deposit; for a bank transfer, upload the transfer receipt from the email.
- Step 4: once payment is confirmed the status changes from "Submitted" to "Paid". We then support you through unit selection, booking and signing the SPA.
Summary: a Nakheel villa in southern Dubai — chosen carefully
Palm Springs is Nakheel's green residential community at the gateway to Palm Jebel Ali. Phase 1 offers five home types, from 3BR townhouses at AED 3.8M to 5BR villas at AED 8.9M, paid 60% during construction and 40% on handover, with completion expected in October 2030.
Since the March 2026 correction, Nakheel villas and townhouses nearby have kept selling well above their previous prices, and Palm Springs' starting prices sit 3–24% below theirs per square metre. This is not a market where everything rises — it is one where selection makes the difference — but a project with these fundamentals can still offer profit off-plan. Within a type, position and orientation change the terms, so talk to us about which home to choose and how to plan the payments.
The masterplan, maps, all floor plans and the gallery are on our property page.
FAQ
Can I buy from outside the UAE?
Yes. Foreign buyers can purchase. With the EOI form and a copy of your passport we file the application on the portal for you, and the deposit can be paid by international bank transfer. We also support you through the contract and payment schedule.
How much do I need up front?
About 14% of the price: the 10% booking payment plus the 4% DLD fee. On a 3BR townhouse at AED 3.8M that is AED 532,000, plus Oqood registration and other fees. The EOI deposit (from AED 50,000) is credited towards the price.
Can I resell before completion?
Generally yes, once a set share of the price is paid (often 30–40%) and the developer issues an NOC. On this plan the total reaches 40% with the 3rd instalment in February 2028. The exact terms are in the SPA.
Can I use a mortgage for the 40% on handover?
Besides cash, you can use a UAE bank mortgage at handover. Lending terms for non-residents vary by bank, so it is worth checking early.
How do the townhouses and villas differ?
The Aliso townhouses are 3–4 bedroom homes of about 216–289 m² from AED 3.8M, in two- to three-storey rows. The Rancho villas are 4–5 bedroom homes of about 375–457 m² from AED 7.0M, three storeys with space for a pool in the back garden, and use district cooling.
This article is based on the Palm Springs material Nakheel and Dubai Holding released to brokers (Brochure, Project Briefing, Factsheet, Payment Plan, Floor Plans and EOI Submission Guidelines). 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) is legally binding. Resale and price-per-area figures were compiled from DXBinteract (Dubai Land Department transaction data) on 10 November 2026; past gains do not guarantee future gains. USD figures are approximate at the peg. This is general information, not investment advice; please make your own decision.