Dubai Islands villas: Bay Estate by Nakheel — 357 homes on Island E, from about AED 5.9m
Nakheel has released Bay Estate, the first community on Island E of Dubai Islands: 357 townhouses and villas plus 60 plots around two swimmable lagoons. A three-bedroom townhouse averages AED 5.9m; handover is estimated for January 2031.
Bay Estate is the first residential community on Island E of Dubai Islands, developed by Nakheel: 357 townhouses and villas and 60 villa plots set around two swimmable lagoons. A three-bedroom townhouse averages AED 5.9 million, with handover estimated for January 2031.
What is Bay Estate?
A gated low-rise district with no apartments: only townhouses, villas and plots. The plan includes a beach, a beach club, a marina, two lagoons, pool clubhouses, a retail plaza and a mosque.
Island E is the lowest-density island in the Dubai Islands master plan of five islands off the Deira coast. Nakheel, the developer of Palm Jumeirah, has already sold Bay Villas on the same archipelago.
Talk to a licensed broker: 📲 +971 50 120 32 64 on WhatsApp, @dubai_oleg on Telegram
How much do Bay Estate homes cost?
Launch materials give these average prices for phase one:
| Home type | Average price |
|---|---|
| Townhouse, 3 bedrooms | AED 5.9m |
| Townhouse, 4 bedrooms | AED 6.9m |
| Attached villa, 4 bedrooms | AED 7.2m |
| Attached villa Plus | AED 8.9m |
| Garden villa | AED 10m |
The three-bedroom townhouse is about 3 100 sq ft on a plot of roughly 2 400 sq ft. That works out at about AED 1 900 per sq ft — well below villa prices at established waterfront addresses such as Palm Jumeirah.
What is the payment plan?
60/40: 60% during construction and 40% on handover. The buyer pays 20% plus the 4% Dubai Land Department fee at booking, then 40% in six instalments from March 2027 to April 2029.
After April 2029 nothing falls due for almost two years, until handover in January 2031. On an AED 5.9m townhouse that is about AED 1.42m up front, a further AED 2.36m during construction and the same again at keys.
How are the homes being sold?
Through expressions of interest. Registration opened on 25 September 2026 with a refundable AED 100 000 deposit lodged through a registered broker. Applications are ranked by date and time of submission.
Broker channels say the whole phase went in a day. We found no official confirmation, so it is too early to call it sold out: some applications usually fall away after allocation.
Where is the risk in this purchase
Time. Keys are more than four years away, and until then the money only waits. Island E is not built yet: no schools, shops or neighbours.
The second risk is the exit. A resale before handover is possible only after paying the share the developer sets, and buyers for a villa at AED 6–10m are always fewer than for a flat. This is a home to live in or hold, not a quick flip.
Frequently asked questions
Where is Bay Estate?
On Island E of Dubai Islands, off the Deira coast. It is the first residential community on that island.
How much is a townhouse in Bay Estate?
A three-bedroom townhouse averages AED 5.9 million and a four-bedroom AED 6.9 million.
When will Bay Estate be handed over?
The developer's estimate is January 2031, when the final 40% of the price falls due.
How many homes are there in Bay Estate?
357 townhouses and villas and 60 villa plots, around two lagoons, a beach and a marina.
Comparing waterfront villas? See how the whole archipelago is laid out and priced in our profile of Dubai Islands.
Video on this topic
The same subject on the English channel — each clip has a written version of its own.
In the news
Other write-ups on the site about the same thing.
Dubai Islands to Bur Dubai bridge: 1.4 km, eight lanes and a late-2026 opening
A 1 425 m bridge across Dubai Creek will link Dubai Islands directly to Bur Dubai: four lanes each way, 16 000 vehicles an hour, 18.5 m above the water. The AED 786m contract targets completion by the end of 2026. What the bridge changes for the islands and the old city.
Dubai Islands: JW Marriott Residences by CG Developers, and Nakheel's AED 527m infrastructure contract
CG Developers is building Dubai's first JW Marriott residence, priced from AED 1.72 million with a Q1 2028 handover. In parallel, Nakheel has awarded a AED 527 million contract for Island B's core infrastructure — roads, water and sewage for a future 49 000 homes.
Nakheel: the master developer of the islands, and what that title means
The state developer behind Palm Jumeirah and the Dubai Islands. The difference between a master developer and a building developer, and why it matters for what you own.
What a house in Dubai costs: villa and townhouse prices by district, from our own stock
Median townhouse AED 3.6m, median villa AED 8.1m, entry from about AED 1.45m. Tables by bedroom count and by district from 1 884 live listings — plus the finding that price per foot barely moves between three bedrooms and seven.
Dubai villas and townhouses in H1 2026: why two datasets give opposite answers
One reading of the Land Department register shows villa and townhouse deals down 37.5% for the half. Another shows villas up 1.2%. Both are honest. Here is what separates them, and what the market-wide numbers actually say.
Flipping villas in Dubai: buying, renovating and reselling at a premium
Buy a villa in a strong district, upgrade the interior, pool and landscaping, resell — the strategy rides on real demand for finished, high-end homes. We break down the actual cost lines, from renovation to entry and exit fees, and what genuinely moves resale value.
Below market in Dubai Islands right now
From the daily off-market feed. Availability and price are confirmed on request.
All below-market listings →
