Palm Jebel Ali
Nakheel
Palm Jebel Ali
Aerial photograph of Palm Jebel Ali taken on 8 May 2008 during the original reclamation phase, before work stopped. It is not a rendering and does not show the current state. Photo: Imre Solt / Wikimedia Commons, CC BY-SA 3.0 (resized)
1 / 6- Units
- 2,054
- Status
- Under Construction
- Project
- DP-0006
Overview
Palm Jebel Ali is a master development by Nakheel (a Dubai Holding company) on reclaimed land off Dubai's Jebel Ali coast. Construction first began in 2002 and stopped around 2008; the plan was relaunched on 31 May 2023. Nakheel describes it as seven islands with 16 fronds and more than 90 km of beachfront. Villa construction contracts were awarded in October 2024 (723 villas on Fronds K to P) and April 2026 (544 villas on Fronds A to F, worth over AED 3.5 billion). In August 2026 Nakheel said the Frond K to P villas were in internal and external finishing, with the first handovers scheduled to start in late 2026 and run through 2027.
Sources do not agree on the island's size (13.4 square kilometres in 2023 reporting, 13.4 km of land in Nakheel's 2024 release, 'twice' or 'roughly three times' Palm Jumeirah in different articles), on coastline (110 km versus 120 km) or on the number of Frond K to P villas (723 versus 728). No source read states a completion date for the whole development; stated targets are per phase (Q4 2028 for the Frond A to F villas, September 2030 for the Palm Central apartments and townhouses). Villa launch prices were not published in the developer releases read; an analyst quote and a portal listing give different figures.
Timeline
- Palm Central 222 homes scheduled for completion Planned The National
- Fronds A to F villas (544) scheduled for completion Planned Developer website
- Frond K planned completion (December 2027) Planned fam Properties
- First properties to be delivered (Wikipedia: Q1 2027) Planned Wikipedia
- Infrastructure contracts scheduled for completion Planned Developer website
- First villa handovers scheduled to start (Fronds K to P), continuing through 2027 Planned Khaleej Times
- 44 more villas released on Frond F Developer website
- DLD inspection: Frond K about 47.9 percent complete fam Properties
- 222 Palm Central homes launched for sale The National
- Nakheel says villa delivery is under way and handovers will be phased, not on one date Developer website
- Contracts over AED 3.5 billion awarded for 544 villas on Fronds A to F (Ginco, UNEC) Developer website
- Nakheel aerial footage shows villa shells along the shoreline on several fronds What's On
- Beach Collection and Coral Collection villas unveiled (11 styles) Developer website
- DLD inspection: Frond O (108 villas) about 22 percent complete The National
- Infrastructure contracts over AED 750 million awarded to DBB Contracting (Fronds A to G, Spine District) Developer website
- First eight fronds expected to be site-ready Planned Khaleej Times
- Villa contracts worth over AED 5 billion awarded for 723 villas on Fronds K to P (Ginco, Shapoorji Pallonji Mideast, UNEC) Gulf News
- DEWA and Nakheel agree two substations on the island (AED 270 million) Dubai Holding
- AED 810 million marine works contract awarded to Jan De Nul Dredging Gulf Construction
- Infrastructure contracts awarded: DBB Contracting (access and construction roads) and Khansaheb (Al Hesah Street) Developer website
- Sheikh Mohammed approves the new master plan The National
- Court judgment reportedly cancels the old project's contracts (724 villa contracts voided) Wikipedia
- Work halted after the financial crisis Wikipedia
- Breakwater completed Wikipedia
- Original construction begins Wikipedia
- Project type
- Residential · Hotel · Commercial
1 source
- Villas, apartments and townhouses; retail centre of 9,000 sqm leasable space; Friday Mosque; plans for 80 hotels and resorts · Developer website
- Construction status
- Under Construction
Sources differ
- Fronds A to F: 544 villas in substructure, superstructure, MEP and infrastructure works; Fronds K to P: 728 villas in internal and external finishing · Developer website
- 544 villas under construction across Fronds A to F; 728 villas on Fronds K to P at internal and external finishing · Khaleej Times
- Under Construction (DLD status Active for all 22 Palm Jebel Ali projects) · Dubai Land Department — Project Status
- Progress
- Not stated
- Construction start
- Oct 2002
Sources differ
- October 2002: construction began · Wikipedia
- Infrastructure contracts for the relaunched project awarded 26 May 2024 (6 km public access road, construction road) · Developer website
- Expected completion
- Dec 2030
Sources differ
- Completion of the 544 villas on Fronds A to F targeted for Q4 2028 · Developer website
- Completion of 222 Palm Central homes scheduled for September 2030 · The National
- 2028: current intended completion (of the project) · Wikipedia
- First villa handovers start late 2026 and continue through 2027 · Developer website
- 13 December 2030 (latest DLD completion date: Palm Central, Frond N; Fronds I, J and L have no date in DLD) · Dubai Land Department — Project Status
- Actual handover
- Not stated
- DLD project number
- Not stated
- DLD registration date
- Not stated
- Project ID
- DP-0006
Videos
Published by the channels named below. A video starts loading only when you press play.
Palm Jebel Ali | Q4 2025 Construction Progress Update
Palm Jebel Ali – Q3 2025 Construction Progress Update
Palm Jebel Ali | August 2026 Construction Progress
Palm Jebel Ali Development Update | February 2025
Building and units
- Height
- Not stated
- Floors
- Not stated
- Blocks
- Not stated
- Total units
- 2,054
Sources differ
- 723 villas on Fronds K to P (539 Beach Collection, 184 Coral Collection) · Gulf News
- 728 villas on Fronds K to P · Developer website
- 544 villas on Fronds A to F (354 + 190) · Developer website
- 222 homes (apartments and townhouses) in three buildings at Palm Central · The National
- 2,054 units registered so far (22 DLD projects: Fronds A to F 544 villas, Fronds I and J 88 units, Fronds K to P 728 villas, Beach and Coral Collection 260 villas, Palm Central 434 homes) · Dubai Land Department — Project Status
- Parking spaces
- Not stated
- Developer
- Nakheel
Sources differ
- Nakheel, a member of Dubai Holding Real Estate · Developer website
- Nakheel · Wikipedia
- Nakheel (DLD: The Palm - Jebel Ali Co. (L.L.C)) · Dubai Land Department — Project Status
- Consultant
- Villa designs by NAGA, LOCI, WATG, LW Design, SAOTA and Whitespace; Friday Mosque by SOM
Sources differ
- Villa designs by NAGA Architects, LOCI, WATG, LW Design Group, SAOTA (Beach Collection); SAOTA, LOCI, LW Design Group, NAGA Architects (Coral Collection); Friday Mosque designed by SOM · Developer website
- Villa designs by NAGA, LOCI, WATG, LW Design, SAOTA and Whitespace; Friday Mosque by SOM · Developer website
- Main contractor
- Several by scope: Jan De Nul (marine), DBB Contracting (roads), Ginco, UNEC and Shapoorji Pallonji (villas)
Sources differ
- Jan De Nul Dredging: AED 810 million marine works (dredging, reclamation, beach profiling, sand placement) · Gulf Construction
- DBB Contracting LLC (Dutco Group): public access road from Sheikh Zayed Road and a construction road for the central Palm; Khansaheb Civil Engineering: Al Hesah Street upgrade · Developer website
- DBB Contracting LLC: three infrastructure contracts totalling over AED 750 million (Fronds A to G, Spine District, DEWA line grading), completion Q4 2026 · Developer website
- Ginco General Contracting (197 villas, Fronds O and P), Shapoorji Pallonji Mideast (275 villas, Fronds M and N), UNEC (251 villas, Fronds K and L); over AED 5 billion in total · Gulf News
- Ginco General Contracting (354 villas, Fronds A to D), UNEC (190 villas, Fronds E and F); over AED 3.5 billion in total · Developer website
Fronds A to F, 6 bedroom villas (DLD register)
291
Fronds K to P, 5 bedroom villas (DLD register)
278
Fronds K to P, 6 bedroom villas (DLD register)
266
Fronds A to F, 5 bedroom villas (DLD register)
253
Palm Central Private Residences, Frond N, 1 to 5 bedrooms (DLD register)
222
Palm Central Private Residences, Frond M, 1 to 5 bedrooms (DLD register)
212
As counted by Dubai Land Department — Project Status: 1,522 units. Sources count differently, so their totals are never added together.
Unit types and sizes
Each row keeps its own source. The bar shows where the size range sits among this project's units.
| Type | Units | Size | Source |
|---|---|---|---|
| Beach Collection villa, 5 to 6 bedrooms (544 villas on Fronds K to P) | 544 | 7,500 – 8,500 sq ft | Developer website Data to 23 Oct 2025 |
| Coral Collection villa, 6 to 7 bedrooms (184 villas on Fronds K to P) | 184 | 11,500 – 12,500 sq ft | Developer website Data to 23 Oct 2025 |
| Villas at award, Fronds K to P (built-up area range for all) | 723 | 8,000 – 15,000 sq ft | The National Data to 16 Oct 2024 |
| Frond F release: 44 villas, Beach and Coral Collections, 5 to 7 bedrooms | 44 | 7,500 – 12,500 sq ft | Developer website Data to 20 Aug 2026 |
| Palm Central apartments, 1 to 4 bedrooms | Not stated | Not stated | The National Data to 24 Jun 2026 |
| Palm Central townhouses, 4 to 5 bedrooms | Not stated | Not stated | The National Data to 24 Jun 2026 |
| Retail centre, 9,000 sqm leasable space (planned) | 1 | Not stated | Developer website Data to 23 Oct 2025 |
| Beach Collection 5 bedroom villa (portal listing) | Not stated | 7,882 – 8,434 sq ft | Property Finder |
| Beach Collection 6 bedroom villa (portal listing) | Not stated | 7,316 – 7,875 sq ft | Property Finder |
| Coral Collection 7 bedroom villa (portal listing) | Not stated | 11,222 – 12,165 sq ft | Property Finder |
| Palm Central 1 bedroom apartment (one registered sale) | Not stated | 840 sq ft | Property Finder Data to 26 Oct 2026 |
| Palm Central 4 bedroom apartment (one registered sale) | Not stated | 3,251 sq ft | Property Finder Data to 26 Oct 2026 |
| Fronds K to P, 5 bedroom villas (DLD register) | 278 | Not stated | Dubai Land Department — Project Status Data to 7 Nov 2026 |
| Fronds K to P, 6 bedroom villas (DLD register) | 266 | Not stated | Dubai Land Department — Project Status Data to 7 Nov 2026 |
| Fronds A to F, 5 bedroom villas (DLD register) | 253 | Not stated | Dubai Land Department — Project Status Data to 7 Nov 2026 |
| Fronds A to F, 6 bedroom villas (DLD register) | 291 | Not stated | Dubai Land Department — Project Status Data to 7 Nov 2026 |
| Palm Central Private Residences, Frond N, 1 to 5 bedrooms (DLD register) | 222 | Not stated | Dubai Land Department — Project Status Data to 7 Nov 2026 |
| Palm Central Private Residences, Frond M, 1 to 5 bedrooms (DLD register) | 212 | Not stated | Dubai Land Department — Project Status Data to 7 Nov 2026 |
Payment plans
As quoted by each source. They don't always agree, so each one is shown on its own. Get the plan for your unit in writing from the developer.
- Down payment (at sales launch)20%
- During construction60%
- On handover20%
In the building
- Retail centre (9,000 sqm leasable space)Developer website
- Palm Jebel Ali Friday Mosque (designed by SOM, up to 1,000 worshippers)Developer website
- 80 hotels and resorts (plan)The National
- Up to 30 percent of the island's energy from renewable sources (plan)The National
- Lifestyle mallsDeveloper website
- Leisure parksDeveloper website
- Waterfront promenadeDeveloper website
- Beach clubsDeveloper website
- Yacht clubDeveloper website
- Sports and wellnessDeveloper website
- Sustainability features: solar and wind energy for public facilities, smart street lighting, district cooling, smart irrigationDeveloper website
Worth knowing
- Development area
- 10.5 million sq m Developer website
- Island size (another source)
- 13.4 sq km The National
- Coastline
- 110 km Developer website
- Coastline (later release)
- 120 km Dubai Holding
- Beachfront
- 91 km Developer website
- Planned residents (families)
- About 35,000 families Developer website
- Planned residents (people, earlier plan)
- More than 250,000 people Wikipedia
- DLD project number (Frond K only)
- 2596 fam Properties
- Frond O progress
- 21.9% (Oct 2025) The National
- Frond K progress
- 47.91% (Aug 2026) fam Properties
- Frond A (DLD 3331)
- 60 villas (30 5-bed, 30 6-bed), 11.08% built, completion due 17 January 2028 Dubai Land Department — Project Status
- Frond B (DLD 3347)
- 78 villas (38 5-bed, 40 6-bed), 10% built, completion due 17 January 2028 Dubai Land Department — Project Status
- Frond C (DLD 3353)
- 100 villas (48 5-bed, 52 6-bed), 8.58% built, completion due 17 January 2028 Dubai Land Department — Project Status
- Frond D (DLD 3395)
- 116 villas (53 5-bed, 63 6-bed), 8.73% built, completion due 17 January 2028 Dubai Land Department — Project Status
- Frond E (DLD 3352)
- 110 villas (51 5-bed, 59 6-bed), 9.21% built, completion due 17 January 2028 Dubai Land Department — Project Status
- Frond F (DLD 3354)
- 80 villas (33 5-bed, 47 6-bed), 11.82% built, completion due 17 January 2028 Dubai Land Department — Project Status
- Frond I (DLD 2598)
- 21 villas (20 7-bed, 1 other), 0% built Dubai Land Department — Project Status
- Frond J (DLD 2597)
- 67 villas (18 5-bed, 13 6-bed, 36 7-bed), 0% built Dubai Land Department — Project Status
- Frond K (DLD 2596)
- 114 villas (41 5-bed, 39 6-bed, 34 7-bed), 47.91% built, completion due 1 December 2027 Dubai Land Department — Project Status
- Frond L (DLD 2595)
- 140 villas (58 5-bed, 52 6-bed, 30 7-bed), 42.65% built Dubai Land Department — Project Status
- Frond M (DLD 2594)
- 146 villas (58 5-bed, 58 6-bed, 30 7-bed), 40.29% built, completion due 8 October 2027 Dubai Land Department — Project Status
- Frond N (DLD 2593)
- 130 villas (51 5-bed, 49 6-bed, 30 7-bed), 47.1% built, completion due 8 October 2027 Dubai Land Department — Project Status
- Frond O (DLD 2592)
- 108 villas (39 5-bed, 39 6-bed, 30 7-bed), 55.7% built, completion due 29 September 2027 Dubai Land Department — Project Status
- Frond P (DLD 2590)
- 90 villas (31 5-bed, 29 6-bed, 30 7-bed), 34.65% built, completion due 29 September 2027 Dubai Land Department — Project Status
- The Beach and Coral Collection (DLD 4091)
- 44 villas (10 5-bed, 28 6-bed, 6 7-bed), 2.41% built, completion due 4 December 2028 Dubai Land Department — Project Status
- The Beach and Coral Collection - Frond B (DLD 4101)
- 44 villas (8 5-bed, 30 6-bed, 6 7-bed), 2.68% built, completion due 4 December 2028 Dubai Land Department — Project Status
- The Beach and Coral Collection - Frond C (DLD 4103)
- 44 villas (9 5-bed, 29 6-bed, 6 7-bed), 2.77% built, completion due 4 December 2028 Dubai Land Department — Project Status
- The Beach and Coral Collection - Frond D (DLD 4107)
- 44 villas (8 5-bed, 30 6-bed, 6 7-bed), 2.21% built, completion due 4 December 2028 Dubai Land Department — Project Status
- The Beach and Coral Collection - Frond E (DLD 4113)
- 40 villas (6 5-bed, 24 6-bed, 10 7-bed), 2.6% built, completion due 4 December 2028 Dubai Land Department — Project Status
- The Beach and Coral Collection - Frond F (DLD 4128)
- 44 villas (5 5-bed, 25 6-bed, 14 7-bed), 2.51% built, completion due 4 December 2028 Dubai Land Department — Project Status
- Palm Central, Frond N (DLD 4426)
- 222 homes (90 1-bed, 74 2-bed, 38 3-bed, 18 4-bed, 2 5-bed), 0% built, completion due 13 December 2030 Dubai Land Department — Project Status
- Palm Central, Frond M (DLD 4156)
- 212 homes (72 1-bed, 72 2-bed, 48 3-bed, 16 4-bed, 4 5-bed), 0.08% built, completion due 31 July 2029 Dubai Land Department — Project Status
Prices and rents
Recorded sales
Figures sources attribute to recorded deals. Not checked against DLD yet.
| Figure | Value | Property type | Period | Source |
|---|---|---|---|---|
| Average sale price | AED 16,352,649All registered sales, 'last year' filter | Residential | Last year to 5 Nov 2026 (exact window not stated) | Property Finder Data to 5 Nov 2026 |
| Median sale price | Not stated | |||
| Median price per sq ft | Not stated | |||
| Lowest recorded price | AED 20,000,000 | Residential | Date not given (quoted Aug 2024) | The National |
| Highest recorded price | AED 50,000,000 | Residential | Date not given (quoted Aug 2024) | The National |
| Number of sales | 711Registered sales, 'last year' filter | Residential | Last year to 5 Nov 2026 (exact window not stated) | Property Finder Data to 5 Nov 2026 |
| Number of sales: Also reported | 22Homes above USD 10 million sold, Q4 2025 (Knight Frank) | Residential | Oct 2025 – Dec 2025 | The National Data to 12 Jan 2026 |
| Total sales volume | Not stated | |||
| Price change over one year | Not stated | |||
| Price change over several years | Not stated | |||
| Estimated price per sq ft (source's model, not a deal) | AED 3,406 / sq ftAverage price per sq ft, 'last year' filter | Residential | Last year to 5 Nov 2026 (exact window not stated) | Property Finder Data to 5 Nov 2026 |
| Estimated price per sq ft (source's model, not a deal): Also reported | AED 2,578 / sq ft | Residential | Oct 2023 – Dec 2023 | The National |
| Estimated price per sq ft (source's model, not a deal): Also reported | AED 2,717 / sq ft | Residential | Jan 2024 – Mar 2024 | The National |
| Estimated price per sq ft (source's model, not a deal): Also reported | AED 2,794 / sq ft | Residential | Apr 2024 – Jun 2024 | The National |
Asking prices
What sellers ask in adverts. Kept apart from deals because an asking price is not a sale.
| Figure | Value | Property type | Period | Source |
|---|---|---|---|---|
| Developer's starting price | AED 2,700,000Palm Central 1 bedroom | Residential | Palm Central launch, June 2026 (1-bedroom) | The National |
| Developer's starting price: Also reported | AED 30,535,0005 bedroom Beach Collection villa, Frond E (launch pricing seen Oct 2026) | Residential | Oct 2026 | Aigents Realty Data to 1 Oct 2026 |
| Developer's starting price: Also reported | AED 30,900,0006 bedroom villa, Frond E (Oct 2026) | Residential | Oct 2026 | Aigents Realty Data to 1 Oct 2026 |
| Developer's starting price: Also reported | AED 49,100,0007 bedroom Coral Collection villa, Frond E (Oct 2026) | Residential | Oct 2026 | Aigents Realty Data to 1 Oct 2026 |
| Developer's starting price: Also reported | AED 18,000,000Palm Jebel Ali villa, launch price | Residential | Launch price, date not given | Property Finder |
| Developer's starting price: Also reported | AED 4,300,000Palm Central 2 bedroom | Residential | Palm Central launch, June 2026 (2-bedroom) | The National |
| Developer's starting price: Also reported | AED 7,500,000Palm Central 3 bedroom | Residential | Palm Central launch, June 2026 (3-bedroom) | The National |
| Developer's starting price: Also reported | AED 12,400,000Palm Central 4 bedroom | Residential | Palm Central launch, June 2026 (4-bedroom) | The National |
| Developer's starting price: Also reported | AED 14,900,000Palm Central townhouse | Residential | Palm Central launch, June 2026 (townhouse) | The National |
| Developer's starting price: Also reported | AED 19,000,000Beach Collection villa, launch price (header) | Residential | Launch price, date not given | Property Finder |
| Developer's starting price: Also reported | AED 18,600,000Beach Collection villa, launch price (FAQ) | Residential | Launch price, date not given | Property Finder |
| Developer's starting price: Also reported | AED 18,000,000Palm Jebel Ali villas (summary box) | Residential | Date not given | Binayah |
| Median asking price per sq ft | Not stated | |||
| Lowest asking price | AED 18,500,000Resale villas on Bayut guide (6 bedroom, Frond C) | Residential | Sep 2026 | Bayut Data to 29 Sep 2026 |
| Highest asking price | AED 31,000,000Resale villas on Bayut guide (7 bedroom, Frond N) | Residential | Sep 2026 | Bayut Data to 29 Sep 2026 |
Rents
| Figure | Value | Property type | Period | Source |
|---|---|---|---|---|
| Annual rent | Not stated | |||
| Annual rent per sq ft | Not stated | |||
| Number of rent contracts | Not stated | |||
Individual deals on record
Grants and mortgages are shown for context and are not counted as market prices.
| Date | Deal | Amount | Size | Per sq ft | Source |
|---|---|---|---|---|---|
| 5 Nov 2026 | Sale | AED 21,129,000 | 8,465 sq ft | 2,496 | Dubai Land Department — Open Data |
| 2 Nov 2026 | Sale | AED 50,124,000 | 11,520 sq ft | 4,351 | Dubai Land Department — Open Data |
| 29 Oct 2026 | Sale | AED 19,748,800 | 7,316 sq ft | 2,699 | Dubai Land Department — Open Data |
| 26 Oct 2026 | Sale | AED 10,239,250 | 8,166 sq ft | 1,254 | Dubai Land Department — Open Data |
| 26 Oct 2026 | Sale | AED 2,779,000 | 840 sq ft | 3,310 | Dubai Land Department — Open Data |
| 26 Oct 2026 | Sale | AED 30,539,000 | 7,723 sq ft | 3,954 | Dubai Land Department — Open Data |
| 26 Oct 2026 | Sale | AED 49,268,000 | 11,635 sq ft | 4,234 | Dubai Land Department — Open Data |
| 26 Oct 2026 | Sale | AED 12,914,000 | 3,251 sq ft | 3,973 | Dubai Land Department — Open Data |
| 26 Oct 2026 | Sale | AED 49,613,000 | 11,635 sq ft | 4,264 | Dubai Land Department — Open Data |
| 26 Oct 2026 | Sale | AED 53,545,000 | 12,430 sq ft | 4,308 | Dubai Land Department — Open Data |
Charts
Palm Central 1 bedroom The National · Palm Central launch, June 2026 (1-bedroom)
AED 2.7M
Palm Central 2 bedroom The National · Palm Central launch, June 2026 (2-bedroom)
AED 4.3M
Palm Central 3 bedroom The National · Palm Central launch, June 2026 (3-bedroom)
AED 7.5M
Palm Central 4 bedroom The National · Palm Central launch, June 2026 (4-bedroom)
AED 12.4M
Palm Central townhouse The National · Palm Central launch, June 2026 (townhouse)
AED 14.9M
Palm Jebel Ali villa, launch price Property Finder · Launch price, date not given
AED 18M
Palm Jebel Ali villas (summary box) Binayah · Date not given
AED 18M
Beach Collection villa, launch price (FAQ) Property Finder · Launch price, date not given
AED 18.6M
Beach Collection villa, launch price (header) Property Finder · Launch price, date not given
AED 19M
5 bedroom Beach Collection villa, Frond E (launch pricing seen Oct 2026) Aigents Realty · Oct 2026
AED 30.54M
6 bedroom villa, Frond E (Oct 2026) Aigents Realty · Oct 2026
AED 30.9M
7 bedroom Coral Collection villa, Frond E (Oct 2026) Aigents Realty · Oct 2026
AED 49.1M
Bars run from the lowest figure up. The darker bar is the one this page leads with. These are prices sources quote, not deals.
Show as a table
| What it measures | Value | Source | Period |
|---|---|---|---|
| Palm Central 1 bedroom | AED 2.7M | The National | Palm Central launch, June 2026 (1-bedroom) |
| Palm Central 2 bedroom | AED 4.3M | The National | Palm Central launch, June 2026 (2-bedroom) |
| Palm Central 3 bedroom | AED 7.5M | The National | Palm Central launch, June 2026 (3-bedroom) |
| Palm Central 4 bedroom | AED 12.4M | The National | Palm Central launch, June 2026 (4-bedroom) |
| Palm Central townhouse | AED 14.9M | The National | Palm Central launch, June 2026 (townhouse) |
| Palm Jebel Ali villa, launch price | AED 18M | Property Finder | Launch price, date not given |
| Palm Jebel Ali villas (summary box) | AED 18M | Binayah | Date not given |
| Beach Collection villa, launch price (FAQ) | AED 18.6M | Property Finder | Launch price, date not given |
| Beach Collection villa, launch price (header) | AED 19M | Property Finder | Launch price, date not given |
| 5 bedroom Beach Collection villa, Frond E (launch pricing seen Oct 2026) | AED 30.54M | Aigents Realty | Oct 2026 |
| 6 bedroom villa, Frond E (Oct 2026) | AED 30.9M | Aigents Realty | Oct 2026 |
| 7 bedroom Coral Collection villa, Frond E (Oct 2026) | AED 49.1M | Aigents Realty | Oct 2026 |
The grey line is the median of these 10 deals. Only 10 deals are on record here, against 711 reported. This is a sample, not a market trend.
Show as a table
| Date | Per sq ft | Amount | Size (sq ft) | Source |
|---|---|---|---|---|
| 26 Oct 2026 | AED 1,254 / sq ft | AED 10,239,250 | 8,166 | Dubai Land Department — Open Data |
| 26 Oct 2026 | AED 3,310 / sq ft | AED 2,779,000 | 840 | Dubai Land Department — Open Data |
| 26 Oct 2026 | AED 3,954 / sq ft | AED 30,539,000 | 7,723 | Dubai Land Department — Open Data |
| 26 Oct 2026 | AED 4,234 / sq ft | AED 49,268,000 | 11,635 | Dubai Land Department — Open Data |
| 26 Oct 2026 | AED 3,973 / sq ft | AED 12,914,000 | 3,251 | Dubai Land Department — Open Data |
| 26 Oct 2026 | AED 4,264 / sq ft | AED 49,613,000 | 11,635 | Dubai Land Department — Open Data |
| 26 Oct 2026 | AED 4,308 / sq ft | AED 53,545,000 | 12,430 | Dubai Land Department — Open Data |
| 29 Oct 2026 | AED 2,699 / sq ft | AED 19,748,800 | 7,316 | Dubai Land Department — Open Data |
| 2 Nov 2026 | AED 4,351 / sq ft | AED 50,124,000 | 11,520 | Dubai Land Department — Open Data |
| 5 Nov 2026 | AED 2,496 / sq ft | AED 21,129,000 | 8,465 | Dubai Land Department — Open Data |
The whole district, not this building. Source: Aigents Realty
Show as a table
| Month | Median AED / sq ft |
|---|---|
| Nov 2025 | AED 2,903 / sq ft |
| Dec 2025 | AED 3,496 / sq ft |
| Jan 2026 | AED 3,464 / sq ft |
| Feb 2026 | AED 3,459 / sq ft |
| Mar 2026 | AED 3,636 / sq ft |
| Apr 2026 | AED 2,829 / sq ft |
Months without a record are not shown, which does not mean no deals took place. Only 10 deals are on record here, against 711 reported. This is a sample, not a market trend.
Show as a table
| Month | Sales |
|---|---|
| Oct 2026 | 8 |
| Nov 2026 | 2 |
Data we don't have yet (4)
- Annual rent per sq ft, last 12 monthsNot enough dated rent contracts yet. The contracts on record start in the future or are too few to show a trend.
- Price per sq ft against the areaNo source gives both this project and its area.
- Rental yield against similar projectsNo similar project with rent and price figures is in the directory yet.
- Construction progress over timeNo progress reports on record yet.
Investment analysis
Gross Rental Yield
Not stated
Net Rental Yield
Not stated
Payback Period
Not stated
Capital Appreciation
Not stated
- Rental Yield reported by a source
- Not stated
- ROI
- Not stated Depends on your resale price and holding period. Enter them in the calculator below.
- Average monthly rent
- Not stated
- Service charge, yearly
- Not stated
- Maintenance, yearly
- Not stated
- Buying costs (assumed)
- 4% + AED 580 DLD transfer fee and title deed, from secondary sources. Agent and trustee fees are not included.
Run your own numbers
Filled in from the leading figures above. Replace them with the real quote for your unit. Nothing you type is stored.
Total acquisition cost–
Gross yield–
Net yield–
Payback–
Monthly rent–
ROI over the holding period–
Location
Distances
| Place | Kind | By road | Straight line | By car | Source |
|---|---|---|---|---|---|
| Life Pharmacy metro | Metro | 19.6 km | 11.3 km | 23 min | OpenStreetMap |
| Danube metro | Metro | 23.2 km | 11.2 km | 29 min | OpenStreetMap |
| Downtown Dubai (Burj Khalifa) | Downtown Dubai | 51.8 km | 35.8 km | 47 min | OpenStreetMap |
| Al Maktoum International Airport (DWC) | Airport | 29.0 km | 21.8 km | 39 min | OpenStreetMap |
| Dubai International Airport (DXB) | Airport | 67.1 km | 46.9 km | 61 min | OpenStreetMap |
| Ibn Battuta Mall | Shopping | 29.0 km | 14.2 km | 31 min | OpenStreetMap |
| Dubai Outlet Village | Shopping | 25.9 km | 11.1 km | 32 min | OpenStreetMap |
| Cedars Jebel Ali Hospital | Hospital | 27.7 km | 10.3 km | 32 min | OpenStreetMap |
| Lifeline Hospital | Hospital | 29.1 km | 13.2 km | 32 min | OpenStreetMap |
| The Winchester School | School | 28.0 km | 14.0 km | 30 min | OpenStreetMap |
| Jebel Ali Primary School | School | 29.1 km | 13.2 km | 32 min | OpenStreetMap |
Around the project
- Al Maktoum International Airport (DWC), about 24 minutesThe National
- Expo City Dubai, about 24 minutesThe National
Compared with other projects
| Project | Status | Height | Floors | Units | Progress | Completion | Price |
|---|---|---|---|---|---|---|---|
| Palm Jebel Ali | Under Construction | Not stated | Not stated | 2,054 | Not stated | Dec 2030 | AED 2.7MStarting from |
| Soulever by Beyond | Under Construction | Not stated | 44 | 517 | 0% | Dec 2028 | AED 2.53MStarting from |
| Maybach Ultimate Luxury | Under Construction | Not stated | Not stated | 1,233 | 18% | Apr 2028 | AED 1.16MStarting from |
| Pinewood Estate Homes | Under Construction | Not stated | Not stated | 247 | 0% | Nov 2028 | AED 5.6MStarting from |
Every figure here is a research figure. Prices are the headline figure of each project, so they are not always the same kind of number: read the small line under each.
Expert analysis
Mr Amlak's reading of the sources listed on this page. It is not a rating or an opinion of the Dubai Land Department.
Strengths
The villa programme has named contractors, dated awards and a staged build: three contractors were awarded the 723-villa Frond K to P contracts in October 2024, and by August 2026 the developer reported those villas at internal and external finishing. Two further contractors hold the 544-villa Frond A to F contracts awarded in April 2026.
Based on: Gulf News 2024-10-16 (197 + 275 + 251 = 723 villas by contractor); Dubai Holding / Nakheel 2026-04-27 (354 + 190 = 544) and 2026-08-20 (status of Fronds A to F and K to P).Weaknesses
Public data on prices is thin. Nakheel's villa releases state no price; the only villa figures are an analyst range of AED 20 million to 50 million (August 2024) and a portal launch price of AED 18 million with no data date. The two do not agree, and neither is a DLD record.
Based on: The National 2024-08-26 (AED 20 to 50 million); Property Finder Beach Collection page (AED 18 million launch price, no date); Nakheel 2025-10-23 and Dubai Holding 2026-08-20 releases (no price).Investment opportunities
Infrastructure is being built ahead of the later fronds: DBB Contracting holds over AED 750 million of utilities and roads work on Fronds A to G and the Spine District, due Q4 2026, and the Jan De Nul marine contract covers reclamation and beach work. The plan also includes a 9,000 sqm retail centre and a Friday Mosque, which are not yet built.
Based on: Nakheel 2025-06-16 (AED 750 million, Q4 2026); Gulf Construction 2024-12-01 (AED 810 million, Jan De Nul); Nakheel 2025-10-23 (retail centre, mosque).Investment risks
The project has already stopped once: work began in 2002, was halted around 2008, and in 2022 reports said a court judgment voided 724 earlier villa contracts, with refunds reported to original investors. Wikipedia also notes arbitration notices in 2024 from investors against Dubai Holding, including Nakheel. These are reported events, not a forecast; Wikipedia's summary of them was not checked against the underlying articles.
Based on: Wikipedia (2002 start, 2008 halt, 724 voided contracts, 2024 arbitration notices).Delivery dates differ by source and by phase. Frond K to P villas were given as 'late 2026' at award, 'end of 2027' in a December 2024 trade report and 'late 2026 through 2027' in August 2026. The Frond A to F target is Q4 2028 and Palm Central is September 2030. A buyer should read these as developer targets, with no completion percentage published.
Based on: Gulf News 2024-10-16; Gulf Construction 2024-12-01; Khaleej Times 2026-08-20; Dubai Holding 2026-04-27; The National 2026-06-24.Market reading
Analysts quoted by The National estimated nearly 700 villas were launched in 2023, with a per sq ft figure that rose from AED 2,578 in Q4 2023 to AED 2,794 at the end of Q2 2024 (about 8 percent over those quarters). The basis of that per sq ft figure is not stated, and the sales count is an estimate. The 2026 launches (222 Palm Central homes from AED 2.7 million, 44 Frond F villas) show Nakheel is still releasing stock in phases.
Based on: The National 2024-08-26 (nearly 700 villas; AED 2,578 / 2,717 / 2,794 per sq ft); The National 2026-06-24 (222 homes, from AED 2.7 million); Dubai Holding 2026-08-20 (44 villas). The 8 percent is Mr Amlak's arithmetic on the first and last figures, not the source's.Conclusion
Palm Jebel Ali is a relaunched Nakheel master development with dated contract awards (over AED 13 billion in total per Nakheel, August 2026), two villa batches under construction and staged targets from late 2026 to September 2030. What is missing from public sources is a project-wide completion date, a completion percentage, any DLD transaction record and an official villa price list; island size and coastline are quoted differently across sources. This is Mr Amlak's reading of the listed sources, not a DLD rating.
Documents and official pages
Nakheel: Palm Jebel Ali project page Official page Palm Jebel Ali marketing site (Beach and Coral villas, Palm Central) Official page Nakheel YouTube playlist: Palm Jebel Ali, The Villa Collections Gallery Nakheel blog: Palm Jebel Ali villas, waterfront luxury Other Dubai Holding press release: 44 beachfront villas on Frond F (20 Aug 2026) Government
Sources
| Source | Kind | Items | Latest data date | Last checked |
|---|---|---|---|---|
| Dubai Land Department — Project Status | Official | 32 | 7 Nov 2026 | 7 Nov 2026 |
| Dubai Land Department — Open Data | Official | 10 | 7 Nov 2026 | 7 Nov 2026 |
| Developer website | Developer | 44 | 20 Aug 2026 | 7 Nov 2026 |
| The National | Reference | 28 | 24 Jun 2026 | 7 Nov 2026 |
| Property Finder | Listings portal | 14 | 5 Nov 2026 | Not stated |
| Aigents Realty | Market data | 11 | 1 Oct 2026 | Not stated |
| Wikipedia | Reference | 11 | 19 May 2022 | 7 Nov 2026 |
| OpenStreetMap | Reference | 11 | 6 Nov 2026 | Not stated |
| fam Properties | Reference | 5 | 5 Aug 2026 | 7 Nov 2026 |
| Nakheel Official YouTube | Developer | 5 | Not stated | 7 Nov 2026 |
| Dubai Holding | Developer | 4 | 20 Aug 2026 | 7 Nov 2026 |
| Gulf News | Reference | 4 | 16 Oct 2024 | Not stated |
| Khaleej Times | Reference | 4 | 20 Aug 2026 | 7 Nov 2026 |
| Bayut | Listings portal | 2 | 29 Sep 2026 | Not stated |
| Gulf Construction | Reference | 2 | 1 Aug 2024 | Not stated |
| Binayah | Listings portal | 1 | Not stated | Not stated |
| What's On | Reference | 1 | 5 Nov 2025 | Not stated |
Photo credits
| Photo | Credit | Licence | Source |
|---|---|---|---|
 Aerial photograph of Palm Jebel Ali taken on 8 May 2008 during the original reclamation phase, before work stopped. It is not a rendering and does not show the current state. | Imre Solt / Wikimedia Commons, CC BY-SA 3.0 (resized) | Not stated | Not stated |
 The Dubai coast with the palm islands from the International Space Station, 10 June 2025. | NASA, public domain | Public domain | Source page |
 The Dubai coast with the palm islands from the International Space Station, 17 July 2026. | NASA, public domain | Public domain | Source page |
 The World Islands, Palm Jumeirah and Palm Jebel Ali from the International Space Station, 29 May 2019, during the years work had stopped. | NASA, public domain | Public domain | Source page |
 Palm Jebel Ali from an airplane window, February 2007, during the original reclamation. This does not show the current state. | Alireza Shakernia, CC BY-SA 3.0 | CC BY-SA 3.0 | Source page |
 Palm Jebel Ali seen from the ground, July 2009, after work stopped. This does not show the current state. | Nepenthes, CC BY-SA 3.0 | CC BY-SA 3.0 | Source page |