Dubai Islands · Dubai
Bay Villas
by Nakheel · also listed as Bay Villas Phase 3, Bay Villas Phase 3 By Nakheel
- Sold from11 sales, last 90 days · DLD
- AED 6.4M≈ $1.74M
- Listed fromper propertyfinder.ae, 1 Oct 2026
- AED 4M
- Buyers paid vs DLD median
- −5%
Price, payment plan and homes
Price per DLD; listed price per propertyfinder.ae, 1 Oct 2026- Sold from
- AED 6.4M
- 11 sales, last 90 days · DLDListed from AED 4M
- Bedrooms
- 3 bed to 6 bed
- 3,401 – 14,134 sqft
- Payment plan
- 20/60/20
- AED 800K to book
- Handover
- Q2 2027
- 0% built per the DLD
DLD registered sales
- Last 90 days
- AED 6.92M – AED 9.19M
- · 11 sales
Homes and floor plans
Freehold
Payment plan
On AED 4M- 20% at bookingAED 800K
- 60% during construction, until handover (Q2 2027)AED 2.4M
- 20% on handover (Q2 2027)AED 800K
Before the keys: AED 3.2M, 80% of the price.
Nakheel’s own file on propertyfinder.ae, checked 30 Sep 2026
Location · Dubai Islands · Dubai
Nakheel island group off Deira, formerly Palm Deira, with beaches and low-rise apartments.
Forecast
What it could be worth
More in Dubai Islands
Compare side by sideAll projects in Dubai Islands
The in-depth review
Why it scores 62
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026−5% below what buyers paid nearby
26 off-plan sales, last 6 months · middle half AED 1,380 – AED 1,828
Off-plan sales, last 6 months, 52 registered sales in the area · middle half AED 1,583 – AED 1,920
Our estimate from the listed prices and unit sizes
Off-plan sales pace
4.3 a month
26 off-plan sales, last 6 months
How this is measured
Buyers paid a median of AED 1,691/sqft in this project (off-plan sales, last 6 months, 26 registered sales, as of 10 Nov 2026) against the DLD median of AED 1,775/sqft for villas and townhouses in Dubai Islands, as of 10 Nov 2026. DLD registers every sale in Dubai, and names the project on each. Both figures are sales of homes that were not built yet: this project's against its area's. Asking from AED 2,063/sqft (est.). Source: Dubai Land Department open data.
How the 62 was scored
7 of 8 factors · 90% of the weight · 10 Nov 2026- 01Price against what buyers actually paidAssessed · weight 25
- 02Developer track recordAssessed · weight 20
- 03Payment planAssessed · weight 10
- 04Location and infrastructureAssessed · weight 15
- 05How big the resale market isNo resales yet · weight 10
- 06Construction on scheduleAssessed · weight 15
- 07How much is still being built nearbyAssessed · weight 5
- 08The basics on fileAssessed · weight 0
How each factor was measured
Each factor with what it was measured on. Its score and the reasoning are in the full breakdown.
- Price against what buyers actually paid
- 26 registered off-plan sales here, against the median of 52 off-plan sales in Dubai Islands · DLD
- Developer track record
- Our rating, 15 delivered projects, how its finished building resells and who stands behind it
- Payment plan
- 20% down · 60% during construction · 20% on handover
- Location and infrastructure
- Our rating of Dubai Islands, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- No finished villa or townhouse in Dubai Islands has resold yet; 100% of its villa and townhouse sales are off-plan · DLD
- Construction on schedule
- 0% built on the DLD register, handover Q2 2027
- How much is still being built nearby
- 3,857 homes sold in Dubai Islands this year, 99% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence medium: what buyers paid here is a median of 26 registered sales, against 52 in the area; 26 is a small sample for one project and 52 in the area is a thin benchmark.
60 → 62 10 Nov 2026, price factorScored since 24 Sep 2026 · 1 score change
The formula is public: how the Rendr Score works. Our opinion, not investment advice. A figure you believe is wrong: alexk.dxb02@gmail.com.
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The full breakdown behind the 62
Free for 90 days. One sign-up opens everything on the site: the breakdown behind all 1,673 scored projects, the figures and reasons behind the developers' ranking, and rent, a mortgage and fees in every forecast. Nothing to pay.
- The 104 registered sales here: date, size and price paid
- The 7 assessed factor scores, with the figure and source behind each
- Nakheel's DLD record: 5 projects, 0 past their date
- Score history since 24 Sep 2026 and why each move happened
- Rent, a mortgage and fees in the forecast, year by year
See what buyers paid at Bay Villas, and everything behind the 62.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q2 2027
Under construction · 0.43% built, the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026
What this means
Also due in 2027 in Dubai Islands: 50 more projects we list
Nakheel: 15 projects delivered in the last ten years, delay not measured, none cancelled.
Bay Villas is due to hand over in Q2 2027. Construction is 0.43% complete according to the DLD's projects file (data.dubai, loaded 2026-06-15) (15 Jun 2026). Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
DLD registration status
Verified 1 Oct 2026- Project registration2899
- Escrow accountNot published yet
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from propertyfinder.ae, read 1 Oct 2026, last verified 1 Oct 2026. Construction figure from the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026. Launch date from Property Finder's sales start date.
Before you pay: four things to check
1The escrow account
We hold no escrow account number. Ask the developer for it, and check it on dubailand.gov.ae before paying.2The handover date
The listed date is Q2 2027. Ask for the date in the sales agreement.3Today's price list
AED 4,000,000 is a starting price from propertyfinder.ae, 1 Oct 2026. Ask for the unit's own price.4The instalment dates
20% at booking, 60% during construction, 20% at handover. Ask for each payment's date and amount.
About
Bay Villas is Nakheel's villa community in Dubai Islands, Dubai, with three to six-bedroom villas from about 3,815 to 14,134 sq ft and three and four-bedroom townhouses from about 3,401 to 3,994 sq ft.
- Developer
- Nakheel
- Area
- Dubai Islands
- Status
- Under construction
- Sales launch
- 26 Jul 2024
- Ownership
- Freehold
Amenities
- Running Track
- Cycle track
- Gymnasium
- Restaurants
- Basement Parking
- Well-being and Fitness
- Security
- Children's Play Area
- Shared Pool
What’s nearby
straight-line distance- Beach730 m
- Supermarket or mall1.3 km
- School2.2 km
- Hospital or clinic2.4 km
- Metro or tram stop4.5 km
The nearest of each on OpenStreetMap, Sep 2026.
Bay Villas: questions buyers ask
How much does Bay Villas cost?
Registered sales at Bay Villas start from AED 6,400,000 (about $1.74M): the cheapest tenth of 11 off-plan sales, Sep–Nov 2026, per DLD. It is listed from AED 4,000,000, per propertyfinder.ae on 1 Oct 2026.
What is the price per sqft at Bay Villas?
Buyers paid a median of AED 1,691 per sqft at Bay Villas (off-plan sales, last 6 months, 26 registered sales).
When is the Bay Villas handover date?
Bay Villas is expected to hand over in Q2 2027. The project is under construction, 0.43% built according to the DLD's projects file (data.dubai, loaded 2026-06-15).
What is the Bay Villas payment plan?
Bay Villas is offered on a 20/60/20 plan: 20% on booking, 60% during construction and 20% at handover.
Is Bay Villas priced above or below what buyers paid nearby?
Buyers paid a median of AED 1,691 per sqft in Bay Villas (off-plan sales, last 6 months, 26 registered sales), which is 5% below the median of AED 1,775 per sqft that buyers actually paid for villas in Dubai Islands, across 52 sales registered with DLD.
What is the Rendr Score of Bay Villas?
Bay Villas scores 62 of 100 on the Rendr Score, fair, as of 10 Nov 2026; 7 of its 8 factors are assessed, 90% of the weight.
Who is the developer of Bay Villas?
Bay Villas is being developed by Nakheel. It sits in Dubai Islands, Dubai.
Is Bay Villas registered with DLD?
Bay Villas is registered with the Dubai Land Department (DLD) under number 2899. Check it at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 3 changes since, last 4 Oct 2026
Construction 0.43% complete
Source: the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026
Payment plan stated: 20/60/20
Source: propertyfinder.ae, read 24 Sep 2026
Sales launch date set to 26 Jul 2024
Source: Property Finder's sales start date
Listed on the site
Source: propertyfinder.ae, read 24 Sep 2026