Jumeirah Bay Island
What homes in Jumeirah Bay Island cost, how prices and rents have moved, every building with its figures, and what it is like to live there. All of it from Dubai Land Department records.
About Jumeirah Bay Island
Jumeirah Bay Island is a man-made island shaped like a seahorse. It sits off the Jumeirah coast in Dubai and is joined to the mainland by a road bridge from Jumeirah Beach Road. Meraas is the master developer, and the island is also home to a Bulgari resort and a yacht marina. Its homes are a mix of branded apartment buildings and villa communities. There are 7 buildings with 213 apartments, and 2 villa communities with 75 villas. The largest buildings include Bvlgari Residences 2, Bvlgari Residences 4 and Bulgari Lighthouse Dubai. The villas are in Villa Amalfi and Bulgari Ocean Mansions. The first homes were completed in 2016, and more are due by 2027. The island is mostly residential and quiet, with few through routes. Business Bay metro station is about 3 km away on the mainland.
Jumeirah Bay Island is a district of apartments and villas of about 288 homes, built from 2016 onwards. Six buildings are complete and another one is under construction; the villas sit in two communities. A typical building here has about 31 homes; the tallest, Bvlgari Residences 2, has 7 floors. The buildings come from two developers, led by Meraas and Jumeira Bay Residential .
Over the last 12 months 12 homes changed hands in Jumeirah Bay Island at a median of AED 8,354 per sqft, down 22.9% on the year before. The typical sale was AED 22.8M for a 2,795 sqft home. Three-beds are the largest share of the apartments at 32%, followed by two-beds at 29%; one-beds are 21% and four-beds and larger make up 18%. Rents run at AED 248 per sqft a year, a gross yield of 3.0% at today's prices, below the Dubai-wide 6.0%.
76 rental contracts were registered in the same 12 months, 25% of them renewals, and a typical home rents for AED 1,000,000 a year.
YallaValue estimates what the homes in Jumeirah Bay Island are worth today, home by home, and updates the estimates daily. An estimate is free: find the building or community in the list in this guide, choose the home and verify once by WhatsApp, email or Google.
- Buildings
- 6
- Under construction
- 1
- Homes
- about 288
- First completions
- 2016
In this guide
- About Jumeirah Bay Island
- Average prices by type
- What is in Jumeirah Bay Island
- Prices and rents over time
- Every sale: the chart and the table
- Every building and community, with figures
- Rents and yields
- Who builds in Jumeirah Bay Island
- Buying or renting in Jumeirah Bay Island
- Living in Jumeirah Bay Island
- Nearby areas compared
- Questions about Jumeirah Bay Island
Jumeirah Bay Island, DubaiOpen the map →
Average prices in Jumeirah Bay Island
- 2-bed22,900,000
- 4-bed+80,000,000
- 3-bed villa21,500,000
- 4-bed villa22,166,000
In Jumeirah Bay Island, typical sale prices over the last 12 months were around AED 22.9M for two-beds. Villas sold for around AED 21.5M for three-bed villas. Sales ranged from AED 9.8M to AED 80M, and 4 of the 12 were 2-bed homes, the most traded type.
Off-plan sales were 8% of the last 12 months (1 of 12), down from 14% the year before. Buyers paid AED 12,424 per sqft off-plan against AED 8,339 for completed homes, a 49% premium for new stock and payment plans.
| Type | Typical price | Per sqft | 12-mo change | Sales (12 mo) |
|---|---|---|---|---|
| 2-bed | AED 22,900,000 | AED 10,450 | Few sales | 4 |
| 4-bed+ | AED 80,000,000 | AED 12,424 | Few sales | 1 |
| 3-bed villa | AED 21,500,000 | AED 5,340 | Few sales | 3 |
| 4-bed villa | AED 22,166,000 | AED 5,965 | Few sales | 2 |
- Off-plan share
- 10% · 1 of 10
- Off-plan /sqft
- AED 12,424
- Completed /sqft
- AED 6,421
Medians of the last 12 months of DLD sales, per type. A change needs ten records in each year.
What is in Jumeirah Bay Island
- 1-bed16%
- 2-bed21%
- 3-bed24%
- 4-bed+14%
- 3-bed villa14%
- 4-bed villa5%
- 5-bed+ villa7%
About 21% of Jumeirah Bay Island's apartments are studios and one-beds; even so the typical sale here, 2,795 sqft, is larger than the Dubai median of about 826 sqft. Villas and townhouses are 26% of the stock, 75 of them in two communities such as Villa Amalfi and Bulgari Ocean Mansions. The one building under construction adds about 28 homes, 10% of today's stock, with handovers in 2027.
| Type | Homes | Share | Typical size |
|---|---|---|---|
| 1-bed | 45 | 16% | 1,482–1,619 sqft |
| 2-bed | 61 | 21% | 1,932–2,245 sqft |
| 3-bed | 68 | 24% | 2,630–3,169 sqft |
| 4-bed+ | 39 | 14% | 6,475–11,657 sqft |
| 3-bed villa | 40 | 14% | 4,024–4,038 sqft |
| 4-bed villa | 14 | 5% | 4,830–4,872 sqft |
| 5-bed+ villa | 21 | 7% | 7,249–12,830 sqft |
- 2027
- 1 building28 homes
- Tallest, 7 floors
- Bvlgari Residences 2
- Typical building
- 31 homes
- Built in the last 5 years
- 1 building
Counted from DLD unit records of 6 completed buildings and 2 communities.
Prices and rents in Jumeirah Bay Island since 2017
- 1 year
- Down 31.8%
- 5 years
- Up 203.7%
- 1 year
- Down 0.6%
- 5 years
- Up 70.0%
Jumeirah Bay Island's first registered sales, in 2019, were at about AED 1,550 per sqft. On the monthly median of every registered sale, prices are down 22.9% over the last 12 months and up 245% over five years. Rents are down 19.4% over the last 12 months and up 122% over five years.
What comes next is mostly supply. The one building under construction adds about 28 homes, 10% of today's stock, with handovers in 2027; on the last 12 months' 12 sales that is about 2.3 years of demand. New homes let before they resell, so a wave of handovers tends to show in the rent line first. The figures on this page refresh monthly, so the charts above will show it as it happens.
The line is the monthly median of every sale and rental contract, smoothed over three months; a month with fewer than ten records sits between its neighbours, and the latest such months are read together. The changes compare 12-month medians: the last 12 months against the 12 before. Source: YallaValue analysis of Dubai Land Department records.
Price history in Jumeirah Bay Island
Every registered sale in Jumeirah Bay Island in the last 12 months; the dashed line is the trend within those 12 months, grey dots are flagged outliers left out of it.
Transaction history in Jumeirah Bay Island
- 4-bed · 4,827 sqftCompletedVilla Amalfi 03 Aug 2026AED 31,000,0006,421 /sqft
- 2-bed · 4,576 sqftCompletedBvlgari Residences 6 21 May 2026AED 38,300,0008,369 /sqft
- 2-bed · 1,937 sqftCompletedBvlgari Residences 2 19 May 2026AED 21,000,00010,837 /sqft
- 3-bed · 4,025 sqftCompletedVilla Amalfi 06 Apr 2026AED 21,500,0005,341 /sqft
- 3-bed · 4,038 sqftCompletedVilla Amalfi 18 Mar 2026AED 24,000,0005,943 /sqft
- 4-bed · 4,827 sqftCompletedVilla Amalfi 31 Jan 2026AED 13,332,0002,761 /sqft
- 3-bed · 2,019 sqftCompletedVilla Amalfi 31 Jan 2026AED 9,753,5004,830 /sqft
- 4-bed · 6,439 sqftOff-planBulgari Lighthouse Dubai 23 Jan 2026AED 80,000,00012,424 /sqft
- 2-bed · 1,937 sqftCompletedBvlgari Residences 2 04 Dec 2025AED 19,500,00010,063 /sqft
- 2-bed · 2,088 sqftCompletedBvlgari Residences 5 17 Nov 2025AED 24,800,00011,875 /sqft
Over the last 12 months Jumeirah Bay Island recorded 10 sales; typical homes sold for around AED 22.75M (about AED 7,395 per sqft); with a median size of 3,223 sqft; most were 2-beds; from roughly AED 9.75M to AED 80M.
Buildings and communities in Jumeirah Bay Island
8 completed · 1 under construction| Villa AmalfiCommunity | 2021 | 68 | AED 5,508 | AED 308 | 5.6% | 5 | |
| Bvlgari Residences 2Building | 2016 | 34 | AED 10,450 | AED 240 | 2.3% | 2 | |
| Bvlgari Residences 5Building | 2016 | 28 | AED 11,875 | AED 315 | 2.6% | 1 | |
| Bvlgari Residences 6Building | 2016 | 33 | AED 8,369 | AED 122 | 1.5% | 1 | |
| Bvlgari Residences 1Building | 2016 | 28 | Few sales | AED 153 | 0 | ||
| Bvlgari Residences 3Building | 2016 | 28 | Few sales | AED 340 | 0 | ||
| Bvlgari Residences 4Building | 2016 | 34 | Few sales | AED 223 | 0 | ||
| Bulgari Ocean MansionsCommunity | 2024 | 7 | Few sales | 0 |
The five busiest buildings account for 6 of Jumeirah Bay Island's 12 sales in the last 12 months: Bvlgari Residences 2, Bvlgari Residences 1, Bvlgari Residences 4, Bvlgari Residences 5 and Bvlgari Residences 6. The newest are Bvlgari Residences 2 (2016) and Bvlgari Residences 1 (2016); the oldest, Bvlgari Residences 2, handed over in 2016. Every building links to its own page with each unit's sales and rents.
Every building and community in Jumeirah Bay Island, A to Z
- Bulgari Lighthouse Dubai AED 12,424
- Bulgari Ocean Mansions
- Bvlgari Residences 1
- Bvlgari Residences 2 AED 10,450
- Bvlgari Residences 3
- Bvlgari Residences 4
- Bvlgari Residences 5 AED 11,875
- Bvlgari Residences 6 AED 8,369
- Villa Amalfi AED 5,508
Rents and yields in Jumeirah Bay Island
Last 12 months| 1-bed | AED 600,000 | AED 403 | Few sales | 18 | |
| 2-bed | AED 655,000 | AED 325 | AED 22.9M | 3.1% | 20 |
| 3-bed | AED 210,000 | AED 77 | Few sales | 15 | |
| 4-bed+ | AED 240,000 | AED 20 | AED 80M | 0.2% | 1 |
| 3-bed villa | AED 1,310,000 | AED 325 | AED 21.5M | 6.1% | 15 |
| 4-bed villa | AED 1,500,000 | AED 308 | AED 22.17M | 5.2% | 5 |
| 5-bed+ villa | AED 1,650,000 | AED 228 | Few sales | 2 |
- New contract vs renewal
- −28%
- Renewals
- 25% of 76
76 rental contracts were registered in Jumeirah Bay Island in the last 12 months, 25% of them renewals. New contracts were signed about 27% below renewals per sqft: the market rate has slipped under what sitting tenants pay. The gross yield across every type is 3.0%, before service charges.
Ejari registrations via Dubai Land Department; yields use the same 12 months of sales.
Who builds in Jumeirah Bay Island
2 developers- Meraas7 buildingsAED 10,450 /sqft
- Jumeira Bay Residential 1 buildingAED 5,508 /sqft
Meraas is the biggest builder in Jumeirah Bay Island with seven of the 8 completed buildings; Jumeira Bay Residential follows.
Buying or renting in Jumeirah Bay Island
Buying
Expect a 20% deposit as a UAE resident or 25% as a non-resident on a home under AED 5M, plus the 4% Dubai Land Department transfer fee and about AED 5,000 of registration and trustee costs. On a typical one-bed at AED 13.5M, that is AED 2,700,000 down and AED 540,000 in transfer fee. Before offering, check the service charge per sqft on the building page (AED 49 to 49 across Jumeirah Bay Island), the registered size against the marketed one, and whether the unit has sold before and at what price.
Renting
A typical one-bed rents for AED 240,000 a year and a two-bed AED 550,697. Increases on renewal are capped by the RERA rental index. Landlords in Dubai usually take one to four cheques and a 5% security deposit, and every contract is registered on Ejari, which is where the figures on this page come from.
Living in Jumeirah Bay Island
Most of Jumeirah Bay Island's buildings are small, with a typical 31 homes each; one of the 6 were completed in the last five years. Service charges run from AED 49 to 49 per sqft a year, set building by building and listed on each building page.
Nearby areas compared
All Dubai areas →| Area | Sale /sqft | 12-mo change | Typical rent | Yield | Buildings |
|---|---|---|---|---|---|
| Jumeirah Bay Island | AED 7,395 | Down 31.8% | AED 850K | 4.2% | 6 |
| Jumeirah Second | AED 7,026 | Up 10.0% | AED 550K | 3.8% | 9 |
| Al Wasl | AED 3,387 | Up 2.4% | AED 130K | 4.8% | 27 |
| City Walk | AED 2,675 | Down 0.4% | AED 220K | 5.3% | 36 |
| La Mer | AED 2,909 | Down 0.8% | AED 165K | 5.2% | 22 |
| Jumeirah First | AED 3,561 | Up 7.0% | AED 293K | 5.3% | 3 |
| Al Satwa | AED 2,066 | Up 5.8% | AED 85K | 7.1% | 17 |
Jumeirah Bay Island is about 20% dearer per square foot than Jumeirah Second, its nearest neighbour, at AED 8,354 against AED 6,977. Al Satwa is the cheapest nearby at AED 2,072. Every area in the table yields more than Jumeirah Bay Island's 3.0%.
Jumeirah Bay Island in numbers
- Across 12 DLD sales in the 12 months to 9 November 2026, the median price in Jumeirah Bay Island was AED 8,354 per sqft and the typical home sold for about AED 22.8M.
- Prices are down 22.9% on the year and 245% over five years; rents down 19.4% and 122% over the same periods.
- 6 completed buildings and 1 under construction from 2 developers; about 288 homes, 21% of the apartments studios and one-beds.
- Gross yields of 2.5% on two-beds, before service charges of AED 49 to 49 per sqft.
Source: YallaValue analysis of Dubai Land Department records. Updated 6 November 2026.
Questions about Jumeirah Bay Island
How much does a home in Jumeirah Bay Island cost?
Over the 12 months to 9 November 2026 the median was AED 8,354 per sqft, and two-beds sold for around AED 22.9M.
Have prices in Jumeirah Bay Island gone up?
No: down 22.9% in the 12 months to 9 November 2026 and up 245% over five years, on the monthly median of every registered sale.
What is the rental yield in Jumeirah Bay Island?
About 3.0% gross across all types at today's prices: 2.5% on two-beds, before service charges of AED 49 to 49 per sqft a year.
Which are the most traded buildings in Jumeirah Bay Island?
Bvlgari Residences 2 (2 sales), Bvlgari Residences 1 (1 sale), Bvlgari Residences 4 (1 sale), Bvlgari Residences 5 (1 sale) and Bvlgari Residences 6 (1 sale) in the last 12 months.
What is the service charge in Jumeirah Bay Island?
Between AED 49 and AED 49 per sqft a year, set building by building; Bvlgari Residences 1 is AED 49.38. Each building page lists its own.
How many buildings are there in Jumeirah Bay Island?
6 completed apartment buildings and one under construction, plus two villa communities, with about 288 homes between them. Every one has its own page here.
What does it cost to rent in Jumeirah Bay Island?
The median contract in the 12 months to 9 November 2026 was AED 1,000,000 a year: AED 240,000 for one-beds, AED 550,697 for two-beds and AED 210,000 for three-beds, across 76 Ejari registrations.
What is my home in Jumeirah Bay Island worth?
YallaValue keeps an estimate for the homes in Jumeirah Bay Island, home by home, updated daily. It is free: find the building or community in the list in this guide, choose the home and verify once by WhatsApp, email or Google. For a guide before that: the median across 10 sales in Jumeirah Bay Island over the last 12 months was AED 7,395 per sqft.
For sale with OpenOffers in Jumeirah Bay Island
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