Project Profile
Overview
Bay Estate is a waterfront villa community on Dubai Islands, developed by Nakheel as sole developer. The project brings 357 villas and townhouses together with 46 waterfront plots and 14 beach plots for custom homes. The masterplan wraps around integrated lagoons to maximise water views from every residence. Construction completion is estimated for January 2031.
Location
Bay Estate occupies a prime position on Dubai Islands, one of the city’s fastest growing waterfront destinations. A dedicated bridge from Al Khaleej Street and the Al Mamzar waterfront provides access to the island, and the new Al Shindagha Corridor strengthens the connection to Downtown Dubai.
- DXB Airport: 18 minutes
- J1 Beach: 20 minutes
- DIFC: 28 minutes
- Downtown Dubai and Burj Khalifa: 28 minutes
- Burj Al Arab: 28 minutes
- Palm Jumeirah: 32 minutes
Masterplan
The island follows a low density, fully walkable plan. More than 30% of the land serves as open space, and the population will reach approximately 18,000 residents. Every home sits within a five minute walk of the beach club, pool clubhouses and parks.
Neighbourhoods
Cala is the most exclusive enclave in Bay Estate, shaped by lagoons, landscaped parks and a private collection of lifestyle amenities.
Verda is the primary villa neighbourhood. It combines beach and lagoon living with family amenities, landscaped open spaces and a connected, walkable setting.
Agora forms the social heart of the community, with everyday services, community spaces, waterfront dining and marina side retail.
Amenities
The Beach Club anchors the lifestyle offer, pairing natural beach access with leisure, fitness and social facilities. Two pool clubhouses add swimming and shaded lounges. Two swimmable lagoons create a calm inner shoreline with sun decks, and an open air yoga deck sits at the centre of the lagoon.
Residents also have multi sport courts, shared neighbourhood pools, children’s play areas, lawns and shaded walking routes, a combined fitness and café space, and a flexible events venue. A waterfront promenade links homes to the marina, the beach and direct sea access. The marina offers yacht berths.
Community services include a grand central plaza, mosque, nursery, clinic, retail and dining.
Residences
Three Bedroom Townhouse
98 units. Set in four home clusters with a sample layout of 3,085 sq ft across two floors. Townhouses sit in a staggered, angled arrangement to open views and create greater separation between homes. Wall to wall glazing fills the living and dining areas with natural light, and the open kitchen converts to a closed layout on request.
Average price: AED 5.9 million. Average built area: 3,100 sq ft. Average plot: 2,400 sq ft.
Four Bedroom Townhouse
78 units. Set in six home clusters with a sample layout of 3,545 sq ft across two floors, with generous lawns fronting each residence.
Average price: AED 6.9 million. Average built area: 3,500 sq ft. Average plot: 3,900 sq ft.
Four Bedroom Attached Villa
66 units. Sample layout of 3,694 sq ft across ground and first floor. Spacious living and dining areas open to an extended rear garden, and an internal elevator serves both floors. Views extend across parks and open landscape while preserving privacy.
Average price: AED 7.2 million. Average built area: 3,700 sq ft. Average plot: 4,100 sq ft.
Four Bedroom Plus Attached Villa
68 units. Sample layout of 5,262 sq ft across three floors. The additional second floor works as a multipurpose room for family time and entertainment.
Average price: AED 8.9 million. Average built area: 5,300 sq ft. Average plot: 4,100 sq ft.
Four Bedroom Garden Villa
47 units. Sample layout of 5,200 sq ft across two floors, among the most spacious homes in the community. A double height entrance, sculptural staircase and integrated elevator define the interior. En suite bedrooms, an upper floor family room and pantry complete the layout.
Average price: AED 10 million. Average built area: 5,200 sq ft. Average plot: 6,500 sq ft.
Villa Plots
Bay Estate offers a limited release of 46 waterfront plots and 14 beach plots for buyers who want to build a bespoke home. Nakheel delivers the beach infrastructure as part of the project.
Beach plots range from 710 to 889 sqm with permitted gross floor area of 689 to 862 sqm and a floor area ratio of 0.97. Owners can build a basement plus ground and two upper floors to a maximum height of 12.5 metres, with parking for three cars. A sample plot measures 769.19 sqm with 746 sqm of buildable area and 46.6% plot coverage. Final development control regulations accompany the signed SPA.
Payment Plan
- 20% down payment: October 2026
- 5%: March 2027
- 5%: August 2027
- 10%: January 2028
- 10%: June 2028
- 5%: November 2028
- 5%: April 2029
- 40% on handover: January 2031
Buyers pay 60% during construction and 40% on completion.
Investment Case
Prices at neighbouring Bay Villas on Dubai Island B rose 12% between 2024 and 2025, from AED 1,832 to AED 2,058 per sq ft in primary sales. The wider Dubai market grew 10% over the same period.
Comparable island communities in the Dubai Holding Real Estate portfolio posted strong five year compound annual growth: Jumeirah Bay at 43%, La Mer at 38%, Jumeirah Islands at 33% and Palm Jumeirah at 30%, against 13% for the overall Dubai market.
Supply supports the case. Waterfront villas and townhouses make up 2.2% of Dubai’s existing villa and townhouse stock and only 3.3% of the 2026 to 2030 pipeline.
Buyer demand at Bay Villas comes 70% from UAE residents and 30% from overseas. Indian buyers lead both groups, followed by Emirati, Chinese and Pakistani buyers.
Sterling Capital Real Estate advises clients on waterfront and branded residences across Dubai.
FAQ
What is Bay Estate?
Bay Estate is a waterfront community on Dubai Islands by Nakheel, with 357 villas and townhouses plus 60 waterfront and beach plots.
How much does a villa in Bay Estate cost?
Average prices start at AED 5.9 million for a three bedroom townhouse and reach AED 10 million for a four bedroom garden villa.
What is the Bay Estate payment plan?
Buyers pay 20% in October 2026, 40% across six instalments to April 2029, and 40% on handover in January 2031.
When is Bay Estate handover?
Nakheel estimates construction completion in January 2031.
How far is Bay Estate from Downtown Dubai?
Bay Estate sits 28 minutes from Downtown Dubai and 18 minutes from DXB Airport.
Can you build your own villa in Bay Estate?
Yes. Bay Estate offers 46 waterfront plots and 14 beach plots for custom homes, with beach plots allowing a basement plus three floors up to 12.5 metres.
