Neighbourhood guide
Jumeirah Bay Island
A seahorse-shaped island off the Jumeira coastline, anchored by the Bvlgari Resort and private villas.
Photograph: Eslam Tawakol, Unsplash
Jumeira Bay is a seahorse-shaped man-made island off the Jumeira 2 coastline, connected to the mainland by a bridge. Developed by Meraas, it is anchored by the Bvlgari Resort Dubai and its branded residences, marina and yacht club, with private villas making up much of the remainder.
- Master developer
- Meraas
- Established
- Bvlgari Resort opened in 2017
- Community management
- Dubai Holding Community Management
- Setting
- Gated island linked by bridge
Landmarks and lifestyle
Around Jumeirah Bay Island
Three places on the island and one nearby.
Bvlgari Resort Dubai
The resort at the centre of the island, opened in December 2017.
Photograph: Ahsan Younas, Wikimedia Commons
Bvlgari Marina and Yacht Club
The island’s marina and members’ yacht club.
Image: Meraas
Bvlgari Lighthouse
A residential tower due for completion in the second quarter of 2027.
Artist’s impression: Meraas
La Mer
A beachfront of dining and leisure on the mainland, open since October 2017.
Photograph: Safasaleem, Wikimedia Commons (CC BY-SA 4.0)Market at a glance
Jumeirah Bay Island in figures
Registered home sales from October 2025 to September 2026, Dubai Land Department.
16Registered home sales in the last 12 months
AED 24.8mTypical apartment sale, the median of 11 sales
AED 9,655Median price per sq ft, all homes
+7.6%Change in median price per sq ft over 12 months
Available properties
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Speak to our teamRedwood scorecard
Jumeirah Bay Island against 24 Dubai communities
Six measures, calculated the same way for every community we cover. Five dots means the strongest reading among them.
Liquidity●○○○○16 salesHome sales, last 12 months · Rank 23 of 24
Sales each month, October 2023 to September 2026Darker bars are April to September 2026.
Price momentum●●●○○+7.6%Change in median AED per sq ft over 12 months · Rank 8 of 22
Median AED per sq ft by yearAED 9,636 in 2024, AED 11,590 in 2025.
Five-year growth●●●●●+235.5%Change in median AED per sq ft over 5 years · Rank 2 of 20
Activity against its own history●○○○○29% of its averageLast 12 months against its 10-year average · Rank 20 of 20
Home sales by yearPeak of 131 in 2019.
Prime demand●●●○○5 salesSales of AED 36.7m (USD 10m) or more · Rank 11 of 24
What buyers spentUnder AED 2mUSD 10m and above100.0% of sales at AED 2m or more, the Golden Visa level.
Ready-home market●●●●○87.5% of salesShare of sales in completed homes · Rank 9 of 24
Off-plan against completed14 of 16 sales were completed homes.
What homes sold for
Registered sales, last 12 months
| Home | Sales | Entry | Typical | Top | Per sq ft |
|---|---|---|---|---|---|
| Apartments | 11 | AED 14.9m | AED 24.8m | AED 80.0m | AED 11,129 |
| Villas | 5 | Fewer than ten sales, too few to summarise | |||
Entry is the 10th percentile, typical the median and top the 90th percentile of registered sale prices. Bedroom rows show the median and include villas; sizes with fewer than ten sales are left out.
Price per sq ft over time
Median AED per sq ft, all homes
*2026 covers January to September. Medians reflect the mix of homes sold each year as well as prices.
Source: Dubai Land Department transaction register, data.dubai extract of 20 October 2026. Homes are apartments registered for residential use and all villas; sales, pre-registration and delayed sales are counted. Analysis by Redwood Heritage.
The Redwood perspective
Privacy and resort service on a gated island
Character
Villas and mansions on private plots, alongside the Bvlgari branded residences.
Who it may suit
Buyers who want privacy, security and resort services on a gated island.
Ownership
Jumeirah Bay Island is not named in Regulation No. 3 of 2006, which lists Dubai’s designated areas by plot, so confirm the title of the specific plot or unit with the Dubai Land Department before you commit.
Trade-offs
Everyday amenities are on the mainland, and construction of the Bvlgari Lighthouse continues until 2027. Service charges vary by building and are published in the RERA Service Charge Index on the Dubai Land Department website.
Compare with
Communities priced closest to Jumeirah Bay Island
The three guides nearest in median price per sq ft over the last 12 months.
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Considering Jumeirah Bay Island?
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What the brochures leave out
Honest trade-offs
- A thin resale market. 16 registered home sales in 12 months. Selling can take longer here than in deeper communities.
- Activity below its long-run pace. Sales are running at 29% of the 10-year average.
- Growth already in the price. The median price per sq ft is up 235.5% over five years. Buyers today pay for growth that has already happened.
- Service charges differ by building. The Dubai Land Department publishes them in its Service Charge Index. We obtain the current figure for any home before you make an offer.
Owning from abroad
For the international buyer
- Who can buy. Non-UAE nationals may hold freehold title without time limit in the areas Dubai designates for foreign ownership. We confirm the status of each home on its title deed before you commit.
- Golden Visa. Property worth AED 2m or more can support a UAE Golden Visa. 100.0% of registered home sales here in the last 12 months were at AED 2m or above.
- Purchase and yearly costs. The Dubai Land Department registration fee is 4% of the value, paid by the buyer. Service charges are the main yearly cost.
- Holding structure. Many families hold Dubai property through a company or foundation for succession. Our structuring colleagues at Redwood Heritage can arrange this alongside the purchase.
Questions buyers ask
Jumeirah Bay Island, answered
Each answer with its source. Figures are registered sales from October 2025 to September 2026.
Can foreigners buy property in Jumeirah Bay Island?
Non-UAE nationals may own freehold property without time limit in the areas Dubai designates for foreign ownership. We confirm the status of each home on its title deed before you commit.
Source: Regulation No. 3 of 2006, Government of DubaiDoes a home in Jumeirah Bay Island qualify for a Golden Visa?
A property worth AED 2m or more, wholly owned or financed by a local bank, can support a UAE Golden Visa. In the last 12 months, 100.0% of registered home sales in Jumeirah Bay Island were at AED 2m or above.
Source: Ministry of Economy and Tourism; Dubai Land DepartmentWhat does a home in Jumeirah Bay Island cost?
Typical registered sale prices over the last 12 months: apartments AED 24.8m. The buyer also pays the Dubai Land Department registration fee of 4% of the value.
Source: Dubai Land DepartmentHow have prices moved in Jumeirah Bay Island?
The median price per sq ft changed +7.6% over the last 12 months and +235.5% over five years. The current median is AED 9,655 per sq ft.
Source: Dubai Land DepartmentWhat are service charges in Jumeirah Bay Island?
Service charges are set building by building and published by the Dubai Land Department in its Service Charge Index. We obtain the current figure for any home before you make an offer.
Source: Dubai Land Department, Service Charge IndexSources: Dubai Land Department transaction register, data.dubai extract of 20 October 2026; Regulation No. 3 of 2006; Ministry of Economy and Tourism, Golden Visa for real estate investors; Dubai Land Department, registration fees.
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