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Bay Villas at Dubai Islands
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Bay Villas at Dubai Islands

Dubai Islands, Dubai
Starting FromAED 4,200,000
HandoverQ2 2027
Rental Yield8.5%
Available Units45 units
Direct Developer Allocation

Receive Official Floor Plans, Unit Pricing & Milestone Schedule on WhatsApp

Investor Due Diligence & Executive Brief

Bay Villas at Dubai Islands — Investment Snapshot

RERA Law 8 Escrow Protected
Master DeveloperNakheel
Location & EmirateDubai Islands, Dubai
Price Range (AED / USD)AED 4,200,000 (~$1,143,635 USD)
Handover TimelineQ2 2027 (Scheduled)
Expected Gross Yield8.5% Gross p.a.
10-Yr UAE Golden VisaDirectly Eligible (AED 2.0M+)
100% Freehold Foreign Ownership0% Personal Income & Capital Gains TaxOfficial Oqood Initial Title Certificate
View Payment Schedule
DLD Community Valuation Benchmark

Dubai Islands average rental yield is 8.5% with steady occupancy demand.

Area Capital Benchmark
Development Lifecycle

Construction Progress

34%Completed
PlanningPermits & Design
StructureFoundation & Core
3
FacadeInteriors & MEP
4
HandoverQ2 2027
Off-Plan Resale & Assignment DeskNOC Clearance

Own an under-construction unit in Bay Villas at Dubai Islands?

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Valuate & Sell Unit
International Buyer Advisory Desk

Buying Bay Villas at Dubai Islands from Overseas?

Verified legal remittance, 0% tax comparison, and dual-currency pricing for foreign nationals.

Estimated Price in INR
₹9.60 Cr
@ 1 AED ≈ 22.85 INR
10-Year UAE Golden Visa
Eligible (AED 2M+)
Includes spouse & kids
Statutory Transfer Scheme
Reserve Bank of India (RBI) Liberalised Remittance Scheme (LRS)
Direct to DLD Escrow
India Master Desk0% Tax vs IndiaGolden Visa GuideBank Remittance Steps
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Introduction

About Bay Villas at Dubai Islands

Bay Villas is Nakheel's premier masterplanned waterfront retreat across Island B of Dubai Islands, bringing luxury beach resort living to Dubai's northern coastline.

Unit Types

TownhouseVilla
Lifestyle & Recreation

Amenities & Facilities

20 km Blue Flag Beaches
Golf Course on Waterfront
Marina Promenade
Linear Beach Parks
Seaside Wellness Resorts
Regulatory Trust

Developer & Escrow Verification

NakheelVerified

Official Registered UAE Developer

95/100
Track Record
88%
On-Time
60+
Projects
RERA Registered
#RERA-99092-BAYVIL
Escrow Account
ESCROW-DIB-4411
Projected ROI
19% p.a.
Visual Portfolios

Gallery & Masterplan

Bay Villas at Dubai Islands — image 1
Click to expand
1 / 4
Architectural Layouts

Floor Plans

Select a unit type to view the floor plan and full specifications.

3BR Waterfront Townhouse — Bay Villas at Dubai Islands
Apartment3BR Waterfront Townhouse
Starting PriceRERA & DLD Verified
AED 4,200,000
Build-up Area
3200 sq.ft
Plot Area
—
Bedrooms
3 Bed
Bathrooms
4 Bath
Unit Features & Specifications3 Highlights
  • Direct Water Access
  • Rooftop Beach Deck
  • Garden Lawn
Installment Milestones

Payment Plan

Use the price slider to see exactly how much is due at each milestone.

Down PaymentBooking
15%
AED 630,000
Immediate on Signing
ConstructionMilestones
65%
AED 2,730,000
Linked to Progress
On HandoverKeys
20%
AED 840,000
Q2 2027
Post-Handover
0%
0% (Standard)
N/A for this plan

Slide to simulate exact cashflow amounts for different unit sizes and price points

AED 4,200,000
From: AED 4,200,000To: AED 16,000,000
Milestone Timeline Schedule (100% Balanced)80/20 Construction-Linked
Down Payment (15%)
Construction (65%)
On Handover (20%)
1
BookingDown Payment
Due: Immediate
15%
AED 630,000
15% cumulative paid
2
ConstructionConstruction
Due: Milestones
65%
AED 2,730,000
80% cumulative paid
HandoverOn Handover
Due: Q2 2027
20%
AED 840,000
100% cumulative paid
Complete Payment Breakdown Schedule100% Escrow Protected
Milestone / StagePhase%AmountTiming
BookingDown Payment15%AED 630,000Immediate
ConstructionConstruction65%AED 2,730,000Milestones
HandoverOn Handover20%AED 840,000Q2 2027
Total Purchase Value (100% Balanced)100%AED 4,200,000100% Escrow Account

Payment schedule is illustrative based on selected price. A DLD Land Transfer Fee (4%) applies upon registration. 0% Agency Commission — direct developer allocation.

Fast WhatsApp Floor Plans & Price-SheetVerified

Receive the official PDF brochure, payment schedule, and direct developer pricing in 5 seconds.

Central Bank of UAE (CBUAE) Regulations: Maximum LTV caps applied automatically for UAE Nationals (85%), Residents (80%), and Non-Residents (60%).
2026 Verified Banking Rates

Get the right mortgage for you

300,000 AED200,000,000 AED
Min 20% Required
20%
840,000 AED3,360,000 AED
Max 80% LTV
3,360,00080%
840,000 AED3,360,000 AED
25
1 year25 years
%
2.5%9.0%

Estimate your monthly mortgage payment

monthly payment
17,275 AED
with interest rate of
3.75%

Get a free consultation.

Our Mortgage Advisors will be more than happy to help!

or instant response

Explore Deeper UAE Mortgage Analytics

Compare top UAE bank profit rates, inspect annual amortization, and test 50% DBR debt capacity.

25-Year Loan Amortization Schedule

Detailed annual breakdown of principal paid vs interest reduction

YearPrincipal Paid (AED)Interest Paid (AED)Remaining Balance (AED)
Year 182,712 AED124,588 AED3,277,288 AED
Year 285,868 AED121,432 AED3,191,420 AED
Year 389,144 AED118,156 AED3,102,277 AED
Year 492,544 AED114,756 AED3,009,732 AED
Year 596,075 AED111,225 AED2,913,657 AED
Year 699,741 AED107,559 AED2,813,917 AED
Year 7103,546 AED103,754 AED2,710,371 AED
Year 8107,496 AED99,804 AED2,602,875 AED
Year 9111,597 AED95,703 AED2,491,277 AED
Year 10115,855 AED91,445 AED2,375,423 AED
Year 11120,275 AED87,025 AED2,255,148 AED
Year 12124,864 AED82,436 AED2,130,284 AED
Year 13129,627 AED77,673 AED2,000,657 AED
Year 14134,573 AED72,727 AED1,866,084 AED
Year 15139,707 AED67,593 AED1,726,377 AED
Year 16145,037 AED62,263 AED1,581,340 AED
Year 17150,570 AED56,730 AED1,430,770 AED
Year 18156,315 AED50,985 AED1,274,456 AED
Year 19162,278 AED45,022 AED1,112,177 AED
Year 20168,469 AED38,831 AED943,708 AED
Year 21174,897 AED32,403 AED768,811 AED
Year 22181,569 AED25,731 AED587,242 AED
Year 23188,496 AED18,804 AED398,746 AED
Year 24195,688 AED11,612 AED203,058 AED
Year 25203,153 AED4,147 AED0 AED
Community Mapping

Location & Highlights

Dubai Islands, Dubai, UAE
Loading Map...

Distances & Travel Times

Deira Old Town
5 km
8 min
Dubai Airport (DXB)
11 km
12 min

BookMyOffPlan Investment Simulator™

Build dynamic scenarios, review 10-year forecasts, and analyze ROI sensitivities.

Preset Models:

01 / Calculation Parameters

Min: AED 4.2MMax: AED 16.0M
Estimated Gross Yield
8.5%
Estimated Net Yield
7%

02 / Return Projections

5-Year Return Forecast
+75% ROI
Holding Exit Value:AED 5.9M
Cumulative Net Rent:+AED 1.5M
Total Projected Profit:+AED 3.2M
ROI Sensitivity Heatmap (Yield vs Appreciation)
Yield\Appr
2%
4%
6%
8%
10%
5%
+28%
+39%
+51%
+64%
+79%
6%
+33%
+44%
+56%
+69%
+84%
7%
+38%
+49%
+61%
+74%
+89%
8%
+43%
+54%
+66%
+79%
+94%
9%
+48%
+59%
+71%
+84%
+99%

* Illustrative scenario. Actual returns are subject to tenancy agreements and market fluctuations.

Institutional Exit AnalysisDLD 4% Fee & NOC Calibrated

3-Scenario Exit IRR Simulator

Model pre-handover contract assignment flip vs. post-completion holding cashflow

Simulated Purchase PriceAED 4,200,000
AED 500KAED 15M
Conservative Annual Capital Appreciation+6.5% p.a.
+2% (Bearish)+14% (Prime Waterfront)
Annualized Net IRR
9.8%
Time-weighted internal return
MOIC (Cash Multiple)
1.16×
Return on actual invested cash
Net Pocket Profit (After Fees)
+AED 289,126
Net of DLD 4%, NOC & 2.1% agent
Pre-Handover Assignment Flip — Cost & Proceeds Ledgerhorizon: 2 years
Total Out-of-Pocket Cash Invested:AED 1,851,580
Gov & Registration Fees (DLD 4% + Oqood):AED 171,580
Target Exit Realized Valuation:AED 4,763,745
Conveyance & Exit Costs (NOC + 2.1% Brokerage):-AED 103,039
Net Investor Cash Proceeds at Liquidation:AED 2,140,706
Calculations include actual DLD Law No. 8 Escrow protections & 30% contract assignment rules.
Information center

Frequently Asked Questions

What is the starting price for Bay Villas at Dubai Islands?
Starting price is AED 4,200,000.
When is the expected handover for Bay Villas at Dubai Islands?
Anticipated completion is Q2 2027.
Proprietary Rating

BMO Intelligence Score™

82

"High investment potential. Strong yield capacity and attractive entry price."

Developer:90
Location:85
Yield:85
Appreciation:79
Methodology:Weighted Multi-Factor Indices
Data Freshness:Real-time DLD Registry Sync
Score Version:v2.0 (Stable)
Starting from
AED 4,200,000
Up to AED 16,000,000
RERA escrow protected
No agency fee — developer direct
8.5% projected yield
Uroosa
Senior Portfolio Consultant

Uroosa

Online (replies in 3m)

"I specialize in off-plan & luxury properties across Dubai Islands, Dubai. Ask me about escrow verification, floor unit availability, or rental yields."

Chat on WhatsApp
Marketing Kit

Official Brochure & Floor Plans

Get the complete project brochure, detailed floor plans, pricing details, and investment factsheets sent to you.

Quick Facts

FloorsG + 30
Total Units400
Available45 units
RERA No.#RERA-99092-BAYVIL
Completion34%
HandoverQ2 2027

Jump to Section

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Official Project Resources & Investor Assistance

Access verified floor plan sets, construction escrow accounts, and unit allocations for Bay Villas at Dubai Islands.

Download Official Brochure PDFNakheel Profile & HistoryDubai Islands Investment GuideUAE Golden Visa Eligibility
Starting FromAED 4,200,000
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