Bay Estate — prices, plots, payment plan and EOI.
Everything Nakheel has issued on Bay Estate, its villa and land district on Island E: 357 homes from an average AED 5.9m, 60 villa plots from an average AED 17.5m, both payment plans, the plot building rules and how the AED 100,000 EOI works. Taken from Nakheel's own launch material, not repeated from portals.
Bay Estate — Nakheel's villas and beach plots on Island E.
Nakheel's low-density district on Island E, the last of the Dubai Islands to release: 357 villas and townhouses and 60 villa plots set around a beach, a beach club, two swimmable lagoons and a marina, reached by its own bridge from Al Khaleej Street and the Al Mamzar waterfront. Nakheel develops the homes; the plots are sold serviced, for owners to build their own villa. Expressions of interest open on Friday 25 September at 10:00, with a refundable AED 100,000 deposit — and allocation goes strictly in order of submission and payment.
| Type | Average price | Avg size sq ft | Avg plot sq ft | AED / sq ft | Homes |
|---|---|---|---|---|---|
| 3-bed townhouse | AED 5.9m | 3,100 | 2,400 | 1,903 | 98 |
| 4-bed townhouse | AED 6.9m | 3,500 | 3,900 | 1,971 | 78 |
| 4-bed attached villa (G+1) | AED 7.2m | 3,700 | 4,100 | 1,946 | 66 |
| 4-bed Plus attached villa (G+2) | AED 8.9m | 5,300 | 4,100 | 1,679 | 68 |
| 4-bed garden villa | AED 10.0m | 5,200 | 6,500 | 1,923 | 47 |
| Plot | Average price | Plot size sq ft | AED / sq ft land | Plots |
|---|---|---|---|---|
| Waterfront plot | AED 17.5m | 7,802 – 11,059 | 2,188 | 46 |
| Beach plot | AED 19.0m | 7,647 – 9,568 | 2,346 | 14 |
The plots carry an average of 7,800 sq ft of permitted floor area — basement, ground and two upper floors to 12.5 metres, at a floor area ratio of 0.97 — and are paid for in full by September 2029, with no balance held back to handover. The homes are the opposite: 60% over the build and 40% on completion. The beach plots cost about 9% more than the waterfront plots on average, which is a narrow gap for frontage on the sand.
- AED 100,000 minimum deposit for any villa, townhouse or plot — refundable if no allocation is made.
- Priority is by time. Allocation follows the EOI submission date and time together with payment; incomplete or part-paid EOIs rank lower.
- Broker portal only. One EOI per transaction, lodged by a registered broker; emails to sales staff and bulk submissions are not accepted.
- Paid in the buyer's own name — manager's cheque (held, not banked until allocation), personal cheque, bank transfer or card. No third-party or broker cheques.
Source: Nakheel's Bay Estate project briefing, price and payment plan sheet, masterplan and EOI announcement, issued 24 September 2026. Prices are Nakheel's averages by type and vary by position; sizes are Nakheel's average net saleable area and plot area; AED per sq ft is our calculation from the two. Plot controls are from Nakheel's draft development control regulations, which are finalised with the sale and purchase agreement. Renders: Nakheel.
What you pay on a four-bedroom Plus attached villa at AED 8.9m.
Nakheel's published schedule applied to the type's average price. The 4% Dubai Land Department registration fee is payable on top unless Nakheel's launch terms say otherwise.
| Down payment · Oct 2026 | 20% | AED 1,780,000 |
| Mar 2027 | 5% | AED 445,000 |
| Aug 2027 | 5% | AED 445,000 |
| Jan 2028 | 10% | AED 890,000 |
| Jun 2028 | 10% | AED 890,000 |
| Nov 2028 | 5% | AED 445,000 |
| Apr 2029 | 5% | AED 445,000 |
| Handover · Jan 2031 | 40% | AED 3,560,000 |
| Total | 100% | AED 8,900,000 |
Bay Estate FAQs.
How much is Bay Estate?
Nakheel's average prices are AED 5.9m for a three-bedroom townhouse, 6.9m for a four-bedroom townhouse, 7.2m for a four-bedroom attached villa, 8.9m for a four-bedroom Plus attached villa over three floors and 10m for a four-bedroom garden villa. Villa plots average AED 17.5m on the waterfront and 19m on the beach. Prices vary by position within each type.
How do I submit an EOI, and how much is the deposit?
EOIs open on Friday 25 September 2026 at 10:00 and are accepted only through Nakheel's broker portal, lodged by a registered broker — one EOI per transaction. The minimum deposit is AED 100,000 for any home or plot, refundable if no allocation is made, paid in the buyer's own name by manager's cheque, personal cheque, bank transfer or card. Manager's cheques are not banked until allocations are confirmed.
How are units allocated?
Strictly by EOI submission date and time together with deposit payment. Incomplete submissions, or EOIs with partial or missing payment, rank lower. Nakheel will announce the final EOI collection date.
What is the payment plan for the villas and townhouses?
20% down payment in October 2026; 5% in March 2027 and August 2027; 10% in January 2028 and June 2028; 5% in November 2028 and April 2029; and the remaining 40% on handover, estimated January 2031.
What is the payment plan for the plots?
20% on booking in October 2026, 15% in March 2027, then five instalments of 13% in September 2027, March 2028, September 2028, March 2029 and September 2029. The land is paid in full by September 2029.
When is handover?
Nakheel estimates construction completion in January 2031.
How many homes and plots are there?
357 homes — 98 three-bedroom townhouses, 78 four-bedroom townhouses, 66 four-bedroom attached villas, 68 four-bedroom Plus attached villas and 47 four-bedroom garden villas — and 60 villa plots, of which 46 are waterfront plots and 14 are beach plots.
What can be built on a Bay Estate plot?
Nakheel's draft development control regulations allow a basement, ground and two upper floors to 12.5 metres, at a floor area ratio of 0.97 — about 7,800 sq ft of floor area on an average plot. Beach plots range from about 7,650 to 9,570 sq ft and waterfront plots from about 7,800 to 11,060 sq ft. Owners design within Nakheel's guidelines and obtain their own building approvals; the regulations are finalised with the sale and purchase agreement and can be tightened along the shoreline by marine assessments.
Where is Bay Estate?
On Island E, the last of the Dubai Islands off Deira, reached by a dedicated bridge from Al Khaleej Street and the Al Mamzar waterfront. Nakheel gives drive times of 18 minutes to DXB Airport, 20 to J1 Beach and 28 to Downtown Dubai and DIFC.
What amenities are there?
A beach and beach club, two swimmable lagoons, two pool clubhouses, a marina and promenade, sports courts, neighbourhood pools, parks and play areas, a mosque, nursery, clinic, and retail and dining around a central plaza. Nakheel states that more than 30% of the land is open space.
How does it compare with Bay Villas next door?
Nakheel's Bay Villas community on the adjoining island, due for handover in 2027, registered 106 sales at an average AED 1,801 per sq ft in the twelve months to 10 September 2026, on Land Department figures. Bay Estate's homes work out at roughly AED 1,680 to 1,970 per sq ft on Nakheel's average sizes, with the four-bedroom Plus attached villa at the low end.
Also on the desk: every launch we are tracking, checked · Yas Riva Reserve, launching this weekend · off-market and below-market stock. Nothing here is an offer or investment advice; availability and terms are confirmed with the developer before anything is reserved. Transactions complete through a RERA-licensed brokerage; DealDeed acts as an introducer only.