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Dubai · Area Investment Guide
Dubai Islands: Prices, Yields & Investor Guide
Dubai Islands is a freehold waterfront development by Nakheel off the Deira coastline in northern Dubai. The master plan spans roughly 17 sq km across five islands, and early-2026 transaction data already puts it among the busiest areas in the city.
AED 3,000+
Projected price/sqft by late 2026
7–9%
Projected gross rental yield
Freehold
Foreign ownership eligible
20 min
To Dubai International Airport
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Off-plan properties in Dubai Islands
Live off-plan projects in Dubai Islands with full pricing, floor plans and payment plans. Tap through for the detail on any one.
At a glance
Nakheel (Dubai Holding Real Estate)Developer
Off the Deira coastline, North DubaiLocation
17 sq km across 5 islandsTotal area
~50 kmCoastline added
80+Planned hotels
30,000+Planned residences
Freehold (foreign nationals eligible)Ownership
Under development, phased delivery to 2030Status
What is Dubai Islands?
Dubai Islands is a five-island waterfront master development by Nakheel, positioned just off the Deira coastline and spanning roughly 17 square kilometres. It replaces the earlier Deira Islands plan with a denser, more lifestyle-led vision built around beaches, marinas, hotels and mixed-use residential districts.
For buyers, the appeal is straightforward: freehold beachfront in a Nakheel master plan, priced well below established islands like Palm Jumeirah, at a point in the delivery cycle where infrastructure is arriving and prices are still climbing. That combination of location, developer backing and entry price is what has pushed transaction volume so high this early.
The caution is the same as any developing district. Delivery runs in phases to 2030, so individual buildings and pockets will mature at different rates, and unit selection matters more than the area average.
The master plan
Dubai Islands (formerly Deira Islands, rebranded 2022) spans five interconnected islands across roughly 17 sq km, master-planned by Nakheel with ~49,000 planned homes.
Central Island
The main hub: the highest density of residences and retail, and the primary beachfront promenade.
Marina Island
Built around boating and yacht life, with marinas, berths and waterfront dining.
Shore Island
Open-coast beachfront living, home to the Blue Flag beach and the surf park.
Golf Island
Anchored by a premium golf course overlooking the Gulf, with lower-density homes.
Elite Island
The most exclusive tier: signature villas, mansions and branded residences.
New launches in Dubai Islands
| Project | Developer | Type | From | Payment | Handover |
|---|---|---|---|---|---|
| Azura Residences | Nakheel | Apartments | AED 1.5M | 60/40 | Q2 2026 |
| Bay Grove Residences | Nakheel | Apartments | AED 1.85M | 70/30 | Q1 2028 |
| Bay Villas | Nakheel | Villas & townhouses | AED 4M | 80/20 | Q2 2027 |
| Flora Isle | Nakheel | Apartments | AED 1.75M | 40/60 | Q1 2028 |
| Soma Residences | Nakheel | Apartments | AED 1.53M | 50/50 | Q4 2028 |
| Cheval Residences | Nakheel | Apartments | AED 2.8M | 60/40 | Q1 2029 |
| Rixos Hotel & Residences | Nakheel | Branded residences | AED 2.6M | , | Q4 2026 |
| Beach Walk Residences | Imtiaz | Apartments | AED 2.2M | , | , |
| Haven Bay | Metac | Apartments & duplexes | AED 1.3M | , | Q2 2026 |
| Mackerel Tower | Tarrad | Apartments | AED 1M | , | Q1 2026 |
Live launches move fast. Prices are "from" figures and availability changes weekly, so confirm the current release and payment plan with us before you commit. Sourced from developer listings and public portals, mid-2026.
Prices & market data
StudioAED 1,000,000AED 2,527 / sqft
1-bedroomAED 1,500,000AED 2,527 / sqft
2-bedroomAED 2,500,000AED 2,527 / sqft
VillaAED 9,800,000up to AED 31,000,000+
PenthouseAED 10,380,000up to AED 15,000,000+
Price per sqft vs comparable areas
Dubai IslandsAED 2,527
Palm JumeirahAED 4,860
Jumeirah Bay IslandAED 9,000
Prices on Dubai Islands are forecast to cross AED 3,000/sqft by late 2026, still a significant discount to Palm Jumeirah and Jumeirah Bay Island. That gap is the core of the value argument: comparable beachfront, earlier in the curve.
Source: DXBInteract and Property Monitor, Q1 2026, verify before publish
The investment case
#4 in Dubai
Transaction volume ranking, early 2026
DXBInteract, Jan–Mar 2026
AED 3,000+
Projected price/sqft by late 2026
Market analysis, 2026
7–9%
Projected gross rental yield on completion
Property Monitor, 2026
Rental yield potential
Projected gross yields of 7 to 9 percent on completion sit above the Dubai average, helped by beachfront demand and a limited early supply of finished stock. As with any off-plan area, the yield you actually achieve depends on the building, the unit and the handover timing.
Capital appreciation outlook
The value case rests on the price gap to Palm Jumeirah and Jumeirah Bay. As infrastructure completes and the islands fill in, that discount is expected to narrow, which is where the capital growth argument comes from. It is a multi-year hold, not a flip.
Freehold & Golden Visa eligibility
Dubai Islands is a designated freehold zone, so foreign buyers own outright. A purchase of AED 2 million or more can also qualify for the 10-year Golden Visa, which is a meaningful pull for overseas investors buying for both returns and residence.
Amenities & lifestyle
Beaches & waterfront
- 20 km+ of beaches, including a Blue Flag-certified beach
- A dedicated surf park
- 60 km+ of waterfront promenade
Parks & recreation
- Around 2 km of parks and open space
- Premium golf course on Golf Island
- Cycling and running tracks along the coast
Hotels & resorts
- 80+ hotels and resorts planned
- Rixos, Hotel RIU Dubai and Centara Mirage already operational
- Resort-style branded residences
Retail & dining
- Souk Al Marfa open with 7,000+ outlets
- Dubai Islands Mall and Deira Mall under construction
- Waterfront restaurants and cafés
Marinas & water transport
- Two marinas with berths
- Water taxis and ferry connections
- Direct sea access for boats and cruises
Community & essentials
- Schools and nurseries planned across the islands
- Clinics and healthcare facilities
- Gated, managed communities
Connectivity
20 minDubai International Airport
24 minDowntown Dubai
33 minBusiness Bay
30 minDIFC
20 minPalm Jumeirah
10 min driveGold Souq Metro Station
Three bridge links connect the islands to the Al Shindagha Corridor and the mainland road network, with further road upgrades under way to cut journey times. Treat delivery timelines as to-be-confirmed.
A look around Dubai Islands
Latest updates
- Q1 2026
Among Dubai's busiest areas by volume
Dubai Islands recorded roughly 1,285 sales in the first weeks of 2026, ranking around #4 in Dubai by transaction volume (DXBInteract).
- 2026
Souk Al Marfa now open
The waterfront Souk Al Marfa is operational with 7,000+ retail outlets, while Deira Mall and the Night Souk remain under construction.
- Q2 2026
First handovers begin
Early projects including Azura Residences and Haven Bay are scheduled to hand over from Q2 2026, with Mackerel Tower targeting Q1 2026.
- Q4 2026
Rixos Dubai Islands nears completion
The Rixos-branded hotel and residences are scheduled for handover in Q4 2026, adding resort-branded stock to the islands.
- Ongoing
New road links under way
Bridge connections to the Al Shindagha Corridor are being delivered to cut journey times to the mainland.
Development moves fast here. We refresh this section regularly; dates are indicative and should be confirmed with the developer.
Totality’s view
Dubai Islands is one of the clearer value-asymmetry plays in the market right now. You are buying beachfront, freehold, Nakheel-backed real estate at roughly half the per-square-foot price of Palm Jumeirah, at a point where the infrastructure is still arriving.
The trade-off is time and selection. This is a phased build to 2030, so the pocket you buy in and the specific building matter more than the headline area figure. We would weight developer track record and the handover schedule heavily, and treat the projected yields as a completion-stage number, not a day-one one.
Dubai Islands — frequently asked questions
Yes. Dubai Islands is a designated freehold zone, so foreign nationals and expatriates can buy with full legal ownership and no restriction on nationality.
Dubai Islands is master-developed by Nakheel, part of Dubai Holding Real Estate. Individual buildings are delivered by Nakheel and selected partner developers.
Gross rental yields are projected between 7 and 9 percent on completion, above the Dubai average. The figure you achieve depends on the building, unit and handover timing.
A property purchase of AED 2 million or more can qualify you and your family for the 10-year Golden Visa, subject to the current eligibility rules at the time of purchase.
The master plan is delivered in phases, with buildings handing over on their own schedules and the wider build-out running toward 2030. Ask us for the delivery date of any specific project.
Dubai International Airport is about 20 minutes by car and Downtown Dubai about 24 minutes, with journey times expected to improve as the new bridge links to the Al Shindagha Corridor are delivered.
Current launches include Nakheel’s Azura, Bay Grove, Bay Villas, Flora Isle, Soma and Cheval Residences, plus private-developer projects like Beach Walk Residences (Imtiaz), Haven Bay (Metac) and Mackerel Tower (Tarrad). See the new-launches table above for starting prices and payment plans.
Entry-level apartments currently start from around AED 1M to 1.5M in projects such as Mackerel Tower, Azura and Haven Bay, usually on staged off-plan payment plans. The exact number moves with each release, so ask us for what is actually available.
It depends on your goal. Central and Shore islands suit beachfront apartments and rental demand; Golf and Elite islands suit lower-density villas and premium buyers; Marina island suits boating lifestyle. We can match the island and building to how you plan to use or let the home.
Yes. The master plan was rebranded from Deira Islands to Dubai Islands in 2022, with a denser, more lifestyle-led vision under Nakheel.