XXII Carat Palm Jumeirah Villas — Sizes, Beach Access & Comparison

The three rows, and why the order matters

Sapphire villas have direct beach access. Ruby villas sit raised relative to Sapphire and Emerald, which is why their terraces have the better outlook. Emerald completes the arrangement further back.

That elevation detail is the whole game in a compound like this. Direct beach access is what a family with children will pay for; an elevated terrace with a clear sea line is what a buyer without children will pay for. They are different premiums for different buyers, and the resale market treats them differently.

Seven bedrooms in all of them, with a separate maid's entrance — a specification aimed squarely at a large family with staff, which narrows the buyer pool and makes the compound's scarcity the main support under the price.

The numbers

Built-up areas run from 9,289 to 13,218 square feet, which is 863 to 1,228 square metres. Plots run 15,586 to 25,994 square feet, or 1,448 to 2,415 square metres.

The plot-to-built ratio is generous by Palm standards, which is what gives the compound its low-density feel. On much of the Palm the villa fills the plot and your neighbour's wall is your view.

Twenty-two villas sharing 219 metres of coastline is roughly ten metres of beach per house. That is the number that tells you what this compound actually is: private, not shared, in the way that matters on a Friday afternoon.

Compared with The Raffles and Zabeel Saray

The Raffles and Zabeel Saray are the two obvious alternatives at this level on the Palm, and they are hotel-branded. That gives you services, a managed rental route and a brand a future buyer recognises, at the cost of a higher service charge and less privacy.

XXII Carat is the unbranded, lower-density answer. No hotel operation running through the compound, no lobby with guests in it, and a service charge that reflects a small compound rather than a hotel. If you want to live in the house rather than in a serviced product, this is the one.

The brand argument cuts the other way on resale liquidity. A Raffles-branded villa has a name that international buyers already trust; a 22-villa compound requires the buyer to do the work of understanding what it is. In this price bracket that is a real difference in how long the sale takes.

What to check at this level

The beach. Walk it at the time of day you would actually use it, and check the setback between the villa line and the water — it varies more between Palm compounds than the marketing photography suggests.

The service charge and what it covers: security, the restaurant, the beach maintenance, the landscaping. In a 22-unit compound the fixed costs divide across very few owners.

Structural and MEP condition. These are large Mediterranean-style houses with significant plant. A survey at this level is not optional and it will find things.

And rental evidence if you intend to let it. Villas of this size on the Palm let to a narrow market at high numbers with long void periods. The gross figure looks excellent; the annualised figure after voids frequently does not.

Frequently asked

How big are the XXII Carat villas?

Built-up areas run from 863 to 1,228 m² (9,289–13,218 sq ft) on plots of 1,448 to 2,415 m² (15,586–25,994 sq ft). All are seven-bedroom with a separate maid's entrance.

Which XXII Carat row is best?

Sapphire has direct beach access, which is what families pay for. Ruby is elevated relative to the other two, which gives its terraces the better sea outlook. Which is "best" depends entirely on whether you value the beach at your gate or the view from your terrace.

Branded or unbranded villa on the Palm?

Branded (Raffles, Zabeel Saray) buys you services, a managed rental route and instant name recognition on resale, at a higher service charge and lower privacy. Unbranded compounds like XXII Carat buy you a house rather than a serviced product, with a smaller charge and a slower resale.