Bay Villas Dubai Islands
At a glance
| Emirate | Dubai |
|---|---|
| Community | Dubai Islands |
| Segment | Premium |
| Unit types | 3BR, 4BR, 4BR+ |
| Price range | AED 4M – 55M |
| Payment plan | 20/60/20 (construction / handover split) |
| Handover | Q2 2027 |
Figures are the developer’s published entry prices as listed on Property Finder, converted at AED 3.6725 to the dollar. Empty rows mean we could not confirm the value.
About the project
Bay Villas Dubai Islands is a premium development by Nakheel in Dubai Islands, Dubai. Published prices start at $1.09M (AED 4M), and the advertised range runs up to AED 55M for the largest units. Handover is scheduled for Q2 2027.
The unit mix covers 3BR, 4BR, 4BR+. Layout availability changes constantly on off-plan projects — the developer’s own listing is the only reliable source for what is left in each size.
A Q2 2027 handover means your money goes in well before you can use or rent the home. On an off-plan purchase in the UAE those instalments sit in a project escrow account and are released to the developer against construction milestones, not paid to them directly — how that protection works.
Dubai allows foreign freehold in designated zones, and you receive a title deed in your own name. The Land Department charges 4% of the price to transfer it. Compare the three emirates.
Everything on this page comes from the developer’s published listing, not from a site visit. Nothing here is advice or a recommendation — verify the project’s registration and escrow status with the land department before you commit money.
What it costs to buy
Worked through on the entry price of AED 4M. These are the one-off costs, not the price itself.
| Entry price | AED 4M ($1.09M) |
|---|---|
| Transfer fee 4% | AED 160K |
| Agency commission 2% + VAT | about AED 84K |
| Registration and trustee | about AED 8.4K |
| Cash needed beyond the price | roughly AED 248K |
The developer publishes a 20/60/20 plan. On the entry price that splits as:
| On booking — 20% | AED 800K |
|---|---|
| During construction — 60% | AED 2.4M |
| On handover — 20% | AED 800K |
What these splits mean in practice.
At this price the purchase clears the AED 2 million threshold for the ten-year Golden Visa. On off-plan, Oqood registration with a RERA-registered developer is what counts — the old requirement to have paid half the price was dropped in February 2026. Residency thresholds.
Indicative arithmetic on published figures, not a quote. Fee schedules change and some charges depend on unit type.
Compared with alternatives
Neighbours by published entry price across the 35 projects in this ranking. Entry prices compare the cheapest unit in each project, not like-for-like layouts.
Good and poor fit
A good fit if
- You can cover 20% at booking, which is AED 800K on the entry price.
- You want most of the price settled before the keys: only 20% is left for handover.
- You can wait until Q2 2027 and are not counting on rent before then.
- You want the purchase to clear the AED 2 million threshold for the ten-year Golden Visa at the entry price.
- You need space: the mix starts at 3BR.
A poor fit if
- You need somewhere to live before Q2 2027: nothing is handed over until then.
- You want a one- or two-bedroom unit: the smallest here is 3BR.
- You are comparing on price per square foot: this page carries entry prices, not unit-level rates.
Drawn from the figures on this page: entry price, published payment plan, handover and emirate. Not advice — the fit depends on your own budget and timing.
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Frequently asked questions
How much does Bay Villas Dubai Islands cost?
When is Bay Villas Dubai Islands handed over?
What is the payment plan for Bay Villas Dubai Islands?
Can a foreigner buy in Bay Villas Dubai Islands?
Does Bay Villas Dubai Islands qualify for a Golden Visa?
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