Palm Jumeirah recorded 255 sales between 1 March and 31 May 2026. The median price per square foot reached AED 4,170, up 17% against the same period in 2025, and the median transaction value rose to AED 6,600,000 — a 16% increase year-on-year. At the same time, the volume of registered transactions fell 39%.
Rising prices alongside contracting volume is a supply-side signal. Fewer units are available at prices that owners are willing to accept, while buyer interest remains present across the full price spectrum — from secondary Shoreline Apartments at AED 1.8 million to ultra-prime offplan residences above AED 90 million.
The rental market registered a 9% decline in median new contract rent to AED 200,000 per annum. That figure reflects composition as much as market direction: a large share of newly registered leases sits in the AED 55,000–135,000 band, drawn from Shoreline Apartments, Golden Mile and Seven Hotel stock. Premium new-build leases at Serenia Living, W Residences and The Royal Atlantis moved in the opposite direction. The 6% headline yield is a Palm-wide average and masks a significantly wider band at the building level.
Sales: What the market is actually doing
Palm Jumeirah is not a single market. Building age, position on the trunk versus the fronds, sea orientation and finish quality each drive price differences that exceed what bedroom count alone can explain. A studio at Club Vista Mare and a studio at The Palm Tower share only a label. The AED 1,486/sqft versus AED 4,962/sqft gap between them reflects what buyers assign to building quality and brand within the same postcode.
The same bedroom count spans a 7.5x price difference across building tiers on Palm Jumeirah. Bedroom count is not a useful comparator here. Building is everything.
| Type | Price range (AED) | AED / sqft | What drives the spread |
|---|---|---|---|
| Studio | 902K – 2.31M | 1,486 – 4,962 | Seven Hotel at the low end; The Palm Tower at the high end. A 3.3x per-sqft spread within a single unit type driven entirely by building and location. |
| 1 Bed | 1.0M – 6.6M | 1,511 – 6,524 | Seven Hotel 1-beds from AED 1M. Passo by Beyond 1-beds at AED 5.8–6.6M. AZURE Residences and Tiara Residence sit mid-range at AED 3.3–4.4M. |
| 2 Bed | 1.8M – 13.5M | 1,606 – 7,348 | Al Hatimi Shoreline at AED 1.8M vs Passo by Beyond Tower A at AED 13.5M. The 7.5x spread is the widest of any bedroom category. |
| 3 Bed | 4.7M – 53.2M | 1,989 – 8,498 | Oceana Pacific at the low end. Como Residences and The Alba at AED 46–53M. The Royal Atlantis printed the highest per-sqft in the dataset at AED 11,140/sqft. |
| 4 Bed+ | 8.0M – 92.5M | 1,630 – 9,579 | Fairmont Residences North at AED 8M. Armani Beach Residences 5-bed at AED 92.5M. Como, Orla Infinity and Six Senses all transacted above AED 56M. |
Ready and offplan transactions combined. March 1 – May 31, 2026.
| Type | Price range (AED) | AED / sqft | What drives the spread |
|---|---|---|---|
| 3–4 Bed | 22.0M – 85.0M | 2,990 – 8,322 | Signature Villas fronds dominated. 4-bed fronds from AED 28M (Frond A) to AED 61M (Frond D). A ready frond 5-bed printed at AED 85M — with a recorded capital gain of +7,242%, reflecting a Palm launch acquisition price held for over 15 years. |
| 5–7 Bed | 39.0M – 145.0M | 5,286 – 7,695 | Frond G 6-bed at AED 95M. Frond F 6-bed at AED 145M — the highest single transaction in the period. Club Villas 7-bed at AED 60M was the only villa to record a negative return (−18%). |
Capital gain percentages reflect gain since each unit’s prior registered sale. Long-hold gains from original Palm launch pricing are not analytically comparable to current market returns.
Capital gain figures on Signature Villas fronds are extreme in percentage terms — +357%, +1,015%, +5,353% and +7,242% appeared across this period. These figures reflect units acquired at the original Palm launch in the early 2000s. The percentage is not a useful number. What matters is the absolute exit price, which ranged from AED 22 million to AED 145 million.
Developer offplan volume was concentrated in one development.
Passo by Beyond (Towers A and B) accounted for the highest number of individual transaction entries in the dataset — consistent sales across both towers from March through May at AED 4,769–7,828/sqft. Three-bed units transacted in the AED 12–16M range. No other single development came close in volume terms.
Ultra-prime demand above AED 50 million was not episodic. Como Residences, The Alba, Orla Infinity, Armani Beach and Six Senses each recorded transactions in that range across all three months. This is not a single-launch-event story. The segment is active on a rolling basis.
Not all sub-segments participated in the upward repricing. The 8 (−53%), Oceana Hotel (−43%), Muraba Residences (−31%) and Ellington Beach House (−31%) each recorded negative returns for individual sellers. A minority position in the data, but worth noting for buyers considering those buildings.
Rentals: yield is a function of entry price, not address
The rental dataset covers new leases registered in the period. The majority run for 12 months. Yields are expressed as a percentage of the registered purchase price where that figure was available in the source data.
The 6% headline yield is a Palm-wide average. At the building level, the range is far wider — and the most important variable is not which building you own in, but what you paid for it.
| Type | Annual rent (AED) | Yield range | Context |
|---|---|---|---|
| Studio | 55K – 125K | 6.3% – 9.5% | Seven Hotel studios from AED 55,000–72,000. The Palm Tower studios at AED 115,000–125,000. The rent gap is proportional to the purchase price gap between the two building types. |
| 1 Bed | 95K – 285K | 4.1% – 25.6% | Shoreline 1-beds at AED 100,000–180,000. The Palm Tower and Anantara South at AED 200,000–285,000. Yield outliers at Al Sultana (+22.7%) and Al Tamr (+20.8%) reflect original purchase prices well below current market levels — not current-market returns. |
| 2 Bed | 160K – 1.6M | 4.2% – 19.4% | Golden Mile and Shoreline from AED 160,000–300,000. Serenia Residences C at AED 500,000. W Residences duplex (8,349 sqft) at AED 1,600,000 is a structurally different product carrying a 2-bed label. |
| 3 Bed | 180K – 1.5M | 2.6% – 21.9% | Al Haseer B7 Shoreline at AED 180,000 on a AED 1.5M purchase price. Serenia Living Tower 2 at AED 720,000–800,000. Marina Residences 4 at AED 1,500,000 for a 24-month term. |
| 4 Bed+ | 250K – 1.7M | 5.9% – 9.2% | Fairmont Residences penthouse at AED 650,000. The Royal Atlantis 2-bed suites — sized and priced as 4-bed equivalents — at AED 1,250,000–1,700,000. Yields in this tier are compressed by current purchase price levels. |
Outlier yields reflect historical acquisition prices, not current-market entry yields.
| Type | Annual rent (AED) | Yield range | Context |
|---|---|---|---|
| 3–4 Bed | 700K – 3.9M | 3.9% – 52.6% | Canal Cove 4-bed at AED 1,000,000. Frond 4-beds in the AED 2.0M–3.9M range. The outlier yields reflect original acquisition prices that bear no relation to current market values. |
| 5–7 Bed | 1.1M – 4.2M | 3.7% – 32.3% | 5-bed frond villas from AED 1,100,000 to AED 4,200,000 per annum. W Residences 5-bed villa at AED 2,500,000 yielding 9.9%. The 7-bed villa at AED 2,200,000 on an AED 60M asset produced the lowest villa yield at 3.7%. |
Several villa rental registrations showed anomalous rent figures consistent with non-market agreements and are excluded from yield observations.
Shoreline buildings repeatedly top the yield table. Purchase prices remain compressed — AED 600K–2.6M for 1–2 bed units — while achievable rents have risen materially. An Al Sultana 1-bed leased at AED 150,000 against a AED 660,000 purchase price. That is 22.7%. These figures are not available to buyers entering at current prices. They are a function of holding period.
At the other end, The Royal Atlantis leased at AED 1,250,000–1,700,000 per annum for 2-bed units. W Residences villa at AED 2,500,000 per year. Serenia Living Tower 2 at AED 720,000–800,000 for 3-beds. Ultra-prime rental demand remained active throughout the period — not just at the transactional level.
Six things this data tells you
- Passo by Beyond is the dominant developer story on the Palm right now.
Consistent sales across both towers from March through May at AED 4,769–7,828/sqft. Three-bed units in the AED 12–16M range. No other development came close in volume. - Ultra-prime demand above AED 50M is a structural feature, not an event.
Como, The Alba, Orla Infinity, Armani Beach and Six Senses all transacted in that range across all three months. The segment does not require a single catalyst. Buyers are active on a rolling basis. - Shoreline secondary market gains are real — and the value case remains.
Al Dabas (+522%), Al Tamr (+276%), Al Anbara (+117%), Al Hatimi (+103%). Absolute per-sqft values of AED 1,600–3,900 remain well below the new-build premium tier. For buyers who accept an older product, the relative value argument is intact. - Some units are transacting at a loss.
The 8 (−53%), Oceana Hotel (−43%), Muraba Residences (−31%), Ellington Beach House (−31%). This is a minority of the dataset but a real feature of the market. Not every building or every vintage participated in the repricing. - Rental yield on Palm Jumeirah is about entry price, not address.
A Shoreline unit bought at AED 660,000 in 2008 and rented at AED 150,000 today yields 22.7%. The same unit bought today at AED 2.5M yields 6%. The island is the same. The number is completely different. - The 39% volume decline is the number that matters most.
Prices are rising. Transactions are falling. Supply of available units at acceptable prices has contracted. For buyers: fewer options, less negotiating room. For sellers: structurally favourable conditions, likely to persist until new completions change the inventory equation.
Palm Jumeirah recorded its highest median per-sqft price in the period at AED 4,170, while simultaneously registering its lowest transaction count in recent comparable windows. Price appreciation and volume compression are occurring at the same time. That combination points to one thing: supply is the constraint, not demand.
*This analysis is produced by Sterling Capital Real Estate for information purposes only. It does not constitute investment advice, a solicitation, or an offer to buy or sell any asset. All transaction data is sourced from DXB Interact registered sale and rental records for the period 1 March 2026 to 31 May 2026. Capital gain percentages reflect gains since each unit’s prior registered sale, not from original developer launch price unless specifically noted. Past transaction prices and yields are not indicative of future performance. Sterling Capital Real Estate is a Dubai-based boutique real estate advisory firm registered in the United Arab Emirates.
