Buying Property on Dubai Islands: 2025 Guide

• Dubai Islands is a freehold zone, allowing buyers of any nationality to own, sell, lease, or pass on property without restrictions.
• Homes priced at AED 2 million or more qualify owners and their immediate families for a renewable 10-year UAE Golden Visa, offering long-term residency and business flexibility.
• Financing is widely available, with mortgages up to 80% loan-to-value (LTV) for residents and around 50–60% for non-residents, making entry more accessible.
• A 1.425 km RTA bridge, awarded in April 2025 and targeted for completion in 2026, will connect Bur Dubai directly to the islands and improve travel times.
• Dubai’s rental market averages 5–6% gross yields, and well-positioned beachfront or branded residences on Dubai Islands often achieve higher returns, especially in the short-term rental market.

Dubai Islands — rebranded from Deira Islands in 2022 — spans five interconnected islands, adding over 20 km of new beachfront to Dubai’s northern coastline. Developed by Nakheel, the project combines residential living with hospitality infrastructure, featuring 80+ planned hotels and resorts.

For buyers and investors in 2025, Dubai Islands offers compelling fundamentals: freehold ownership, competitive entry pricing, Golden Visa eligibility, and new infrastructure — including a major bridge to Bur Dubai — positioning it as both an accessible entry point and a long-term growth opportunity.

Dubai Islands has gained momentum as a new waterfront market. Pricing is generally more accessible than Palm Jumeirah but still premium compared with inland areas. Market-wide Dubai apartment prices averaged ~AED 1,500 psf in early 2025; newly launched Dubai Islands projects are usually above this but still below Palm Jumeirah’s ~AED 3,100–3,800 psf.

Current Price Ranges:

• Apartments: from ~AED 2.1M, often in branded or resort-style schemes.
• Townhouses & Villas: from ~AED 4M in projects like Bay Villas with landscaped gardens and beach access.
• Boutique / Premium Residences: from ~AED 5.6M+ with designer interiors or wellness/service concepts.
• Ultra-Luxury Estates & Penthouses: AED 20M+, offering exclusive layouts, private pools, and five-star services.

This pricing positions Dubai Islands as a mid-to-upper-tier coastal market — cheaper entry than Palm Jumeirah but with similar lifestyle appeal and strong long-term growth drivers.

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Bay Villas by Nakheel – Island B

Property Types: 3–6 BR villas & townhouses
Key Features: Gated community, private gardens, landscaped parks, direct beach access
Handover: Q2 2027 – Q4 2028

Bay Villas is the family heart of Dubai Islands, combining low-rise coastal living with privacy and greenery. Its mix of villas and townhouses targets long-term residents seeking a master-planned, suburban-style community on the water.

Ocean Bay by Samana – Central Island

Property Types: Resort-style apartments
Key Features: Marine-themed design, landscaped parks, waterfront promenade, infinity pools
Payment Plan: 20/80 with 1% monthly installments
Handover: 2028

Ocean Bay offers one of the most accessible entry points to Dubai Islands, pairing contemporary design with resort-inspired amenities and rental potential for investors.

Serenique Residences by Fakhruddin

Property Types: 2–3 BR wellness-focused apartments
Unique Selling Point: Integrated health amenities (cryotherapy, flotation tanks, red-light therapy) & smart-home systems
Payment Plan: 60/40
Handover: Q4 2027

Serenique introduces a health-centered residential concept, appealing to buyers who value lifestyle differentiation and higher-end rental positioning.

Octa Isle by Octa Development 

Property Types: ~112 apartments & duplexes
Differentiation: Missoni-inspired interiors, private beach access, infinity pools, branded Sky Lounge, kids’ areas, pickleball courts
Payment Plan: 68/32
Handover: Q3 2027

Octa Isle delivers boutique exclusivity and design-led living, attractive to investors seeking scarcity and premium resale potential.

Omoria Private Residences by Innovate Living

Property Types: Furnished apartments, duplexes & penthouses (up to 15,900 sq ft)
Positioning: Five-star hotel-level services, Italian-inspired design, travertine façades, skyline padel court
Payment Plan: 60/40
Handover: Q4 2027

Omoria defines the ultra-luxury tier of Dubai Islands — large-format homes with curated interiors and service levels aimed at UHNWIs and global investors.

Infrastructure Catalyst

Bur Dubai and the islands will be connected by a 1.425-kilometer RTA bridge, which is now under construction (contract granted April 2025, goal completion 2026). With bike and pedestrian lanes and a capacity of about 16,000 vehicles per hour, it will shorten travel times and increase the area’s value.

Rental Market Fundamentals

Dubai averages 5–6% gross yields. On Dubai Islands, beachfront and branded residences can achieve higher nightly rates, especially for short-term rentals. Key demand drivers:

• Tourism from 80+ planned hotels & resorts.
• Premium tenants attracted by new amenities and coastal lifestyle.
• Modern, service-led buildings commanding rental premiums over older stock.

Capital Appreciation Potential

• Finite beachfront: Limited coastal plots in Dubai sustain long-term value.
• Government-backed master plan: Nakheel’s track record adds confidence.
• Relative value: Entry pricing below Palm Jumeirah and Bluewaters creates room for appreciation.

For UAE residents: Banks can lend up to 80% of the property’s value (loan-to-value or LTV) if you meet income and credit criteria. Buyers usually need a 20–25% down payment. Interest rates are typically around 3–5%, and mortgages can run for up to 25 years. Popular lenders include Emirates NBD, ADCB, and FAB.

For non-residents: Overseas buyers can usually borrow 50–60% of the property’s value, meaning a 40–50% down payment is required. Interest rates are slightly higher — around 4–5% — and loan terms also go up to 20–25 years. Banks such as Mashreq and HSBC cater to international buyers.

Buying Process on Dubai Islands

Estimated buying costs:

DLD transfer fee: 4% of the purchase price (government property tax).
Agency commission: ~2% (broker’s fee).
Registration Trustee fee: AED 2,100 (for properties under AED 500k) or AED 4,200 (for AED 500k+).
Mortgage registration: 0.25% of the loan amount (if financing).
Title Deed issuance: AED 250 (administrative fee to register the property under your name).

Buying with cash usually takes 2–6 weeks, while using a mortgage can take 6–10 weeks or more because the bank needs extra time for valuation and loan approval.

Dubai Islands present both short-term and long-term rental opportunities. For a broader look at how these investment strategies compare across Dubai, see Metropolitan’s guide on short- vs long-term property investment.

Long-Term: Family villas and premium apartments attract stable tenants, supported by proximity to DXB Airport (15 min) and new city links.

Short-Term: Holiday homes allowed with a DET Holiday Home Permit. Professional management firms can handle licensing and operations; well-managed beachfront units can outperform long-term yields, especially Nov–Mar.

Investors should factor management fees (15–25%), furnishing, utilities, and annual permit renewals.

Buying a property on Dubai Islands worth AED 2 million or more makes you eligible for the UAE Golden Visa. This visa gives you and your immediate family a renewable 10-year residency, the right to work in Dubai without a local sponsor, easier business setup, access to schools and healthcare, and multiple-entry travel. It’s a major benefit for international buyers who want long-term security in the UAE.

Dubai Islands offers a lower entry cost compared to Palm Jumeirah, major new infrastructure such as the 2026 bridge to Bur Dubai, strong government backing, and a diverse range of property types. Early buyers can benefit from below-mature pricing, and focusing on projects with 2026–27 handovers, such as Bay Villas’ early phases or Ocean Bay, helps reduce construction risk while maximizing long-term growth potential.