Siora, Dubai Islands · Beyond
Beyond's first residential project inside the Siora masterplan on Dubai Islands — 678 homes across three towers, from AED 2.16M on a 10/40/50 plan, handover 2029.
Bay Estate by Nakheel, Dubai Islands
- Average prices from
- AED 5.9M
- Payment plan
- 60/40
- Handover
- January 2031
- Golden Visa
- Every home
Key facts
Verified by NARVA · 23 September 2026- Developer
- Nakheel, a member of Dubai Holding
- Location
- Dubai Islands, Dubai
- Homes
- 357 townhouses and villas
- Plots
- 60: 46 waterfront plots and 14 beach plots
- Home types
- 3 and 4-bedroom townhouses · 4-bedroom attached villas · 4-bedroom garden villas
- Home sizes
- 3,055 to 5,262 sq ft
- Average prices
- AED 5.9M to AED 10M for homes · AED 18M to AED 20M for plots
- Payment plan, homes
- 60/40: 20% on booking, 40% on handover
- Payment plan, plots
- 20% on booking, then six instalments to September 2029
- Booking amount
- AED 1,180,000 on the 3-bedroom townhouse at its average price
- Golden Visa
- Eligible from the booking payment
- Neighbourhoods
- Cala · Verda · Agora
- Estimated completion
- January 2031
- Title
- Freehold, all nationalities
Bay Estate Prices
Average prices from AED 5.9M| Unit Type | Beds | BUA | Plot | Average price |
|---|---|---|---|---|
| 3-bedroom townhouse (98 homes) | 3BR | 3,055 – 3,085 sq ft | 2,400 sq ft average | AED 5.9M |
| 4-bedroom townhouse (78 homes) | 4BR | 3,513 – 3,546 sq ft | 3,900 sq ft average | AED 6.9M |
| 4-bedroom attached villa (66 homes) | 4BR | 3,688 – 3,694 sq ft | 4,100 sq ft average | AED 7.2M |
| 4-bedroom Plus attached villa (68 homes) | 4BR | 5,257 – 5,262 sq ft | 4,100 sq ft average | AED 8.9M |
| 4-bedroom garden villa (47 homes) | 4BR | 5,200 sq ft | 6,500 sq ft average | AED 10.0M |
| Waterfront plot (46 plots) | Plot | 7,800 sq ft average | 7,802 – 11,059 sq ft | AED 18.0M |
| Beach plot (14 plots) | Plot | 7,800 sq ft average | 7,647 – 9,568 sq ft | AED 20.0M |
BUA is built-up area. Prices are the developer's direct rates and depend on availability.
Bay Estate Payment Plan
20%
On booking, October 2026
5%
March 2027
5%
August 2027
10%
January 2028
10%
June 2028
5%
November 2028
5%
April 2029
40%
On handoveranticipated January 2031
20%
On booking, October 2026
15%
March 2027
13%
September 2027
13%
March 2028
13%
September 2028
13%
March 2029
13%
September 2029
Full schedule from the developer
Townhouses and villas: 60/40
| Instalment | Date | Payment |
|---|---|---|
| Down payment | On booking, October 2026 | 20% |
| 1st | March 2027 | 5% |
| 2nd | August 2027 | 5% |
| 3rd | January 2028 | 10% |
| 4th | June 2028 | 10% |
| 5th | November 2028 | 5% |
| 6th | April 2029 | 5% |
| 7th | On handover, January 2031 | 40% |
Villa plots
| Instalment | Date | Payment |
|---|---|---|
| On booking | October 2026 | 20% |
| 1st | March 2027 | 15% |
| 2nd | September 2027 | 13% |
| 3rd | March 2028 | 13% |
| 4th | September 2028 | 13% |
| 5th | March 2029 | 13% |
| 6th | September 2029 | 13% |
The booking payment is AED 1,180,000 on the 3-bedroom townhouse at its average price, and AED 3,600,000 on the waterfront plot. Registration is 4% of the price plus the Oqood fee. Our guide to off-plan costs in Dubai and Abu Dhabi sets out every fee.
Payment calculator
Pick a unit type to see the full instalment schedule, including government registration and booking fees.
Payment schedule
Layouts & Specifications
Who it is built for
The 3-bedroom townhouse is the entry to the community, at an average of AED 5.9 million. The 4-bedroom townhouse adds a bedroom for a growing family, on an average plot of 3,900 sq ft.
The attached villas are for families who want a lift and more privacy. The 4-bedroom Plus adds a full second floor with a family room and a terrace.
The garden villa sits on the largest plots of the homes, averaging 6,500 sq ft, with a double-height entrance and a lift.
The waterfront and beach plots are for buyers who want to design their own house on the water. Each carries an average floor area of 7,800 sq ft.
The homes
Every home has a two-car garage, a maid's room and a private garden, and buyers build their own pools.
| Home | Floors | Total area | Layout |
|---|---|---|---|
| 3-bedroom townhouse | Ground and first | 3,055 – 3,085 sq ft | Open living and dining, a kitchen that can be closed, a primary suite with a walk-in wardrobe |
| 4-bedroom townhouse | Ground and first | 3,513 – 3,546 sq ft | As the 3-bedroom, with a fourth bedroom |
| 4-bedroom attached villa | Ground and first | 3,688 – 3,694 sq ft | A guest bedroom on the ground floor, an internal lift and an extended rear garden |
| 4-bedroom Plus attached villa | Ground, first and second | 5,257 – 5,262 sq ft | A second-floor family room with a pantry and a terrace, and an internal lift |
| 4-bedroom garden villa | Ground and first | 5,200 sq ft | A double-height entrance, a sculptural staircase, a lift and an upper-floor family room with a pantry |
The townhouses come as 4-plex and 6-plex buildings, set at angles to open the views and give more space between homes. Lawns and open space front each townhouse. Wall-to-wall glazing fills the living and dining rooms with light.
Interiors follow a warm, neutral palette, with fluted feature walls in the bathrooms and timber-grain joinery.
Beach and waterfront plots
The plots are sold for owners to build their own homes, from a basement to a second floor and up to 12.5 metres high. Each plot has parking for three cars. Beach plots run from 7,647 to 9,568 sq ft, and waterfront plots from 7,802 to 11,059 sq ft. Solar panels are required for water heating and pool heating.
About This Project
Bay Estate is Nakheel's gated island community on Dubai Islands, with 357 townhouses and villas and 60 plots on the water and the beach. Every home here qualifies its buyer for the 10-year Golden Visa from the booking payment. On the 3-bedroom townhouse, at an average of AED 5.9 million, that booking payment is AED 1,180,000. Construction is estimated to complete in January 2031. We sell these at zero commission.
A Golden Visa from the booking payment
In Dubai, an off-plan home worth AED 2 million or more qualifies its buyer for the 10-year Golden Visa once the down payment is made. Every home type at Bay Estate averages AED 5.9 million or more, so the booking payment opens the application.
| Home | Average price (AED) | Booking payment, 20% (AED) |
|---|---|---|
| 3-bedroom townhouse | 5,900,000 | 1,180,000 |
| 4-bedroom townhouse | 6,900,000 | 1,380,000 |
| 4-bedroom attached villa | 7,200,000 | 1,440,000 |
| 4-bedroom Plus attached villa | 8,900,000 | 1,780,000 |
| 4-bedroom garden villa | 10,000,000 | 2,000,000 |
Our guide to the Golden Visa through property sets out the rules in Dubai and Abu Dhabi.
An island setting shaped by the water
Bay Estate is planned around the water, with integrated lagoons that extend the shoreline into the neighbourhoods. Walkable streets and promenades link the homes with parks, lagoons and shared spaces.
The community is split into three neighbourhoods. Cala sits closest to the lagoons, the promenades and the coast. Verda is the main villa neighbourhood, with parks that run up to the private gardens and tree-lined streets. Agora is the social centre, with the clubhouses, the retail plaza and the marina.
The lagoons and the beach club
Two swimmable lagoons form a calm inner shoreline, with sun decks along their edges. An open-air yoga deck sits at the centre of the lagoon.
The beach club brings together a private gym, a swimming pool, dining and a children's area on the sand. Two pool clubhouses add swimming pools and shaded lounges within the neighbourhoods.
Everyday amenities
A promenade links the homes with the marina and the beach, and the marina gives direct access to the sea. The community also has multi-sport courts, community pools, children's play areas, a gym and café, a multipurpose room for private events, a retail plaza and a community mosque. Lawns, gardens and shaded routes run between the neighbourhoods.
Why this project
Golden Visa from the booking
Every home type averages AED 5.9M or more, so the 20% booking payment opens a 10-year Golden Visa application.
An island on the water
Two swimmable lagoons, a beach club and a marina, on Dubai Islands.
Three neighbourhoods
Cala on the lagoons and coast, Verda among the parks, Agora around the clubhouses and marina.
Lifts in every villa
The attached and garden villas have internal lifts.
Beach and waterfront plots
60 plots for owners to build up to 12.5 metres, with an average floor area of 7,800 sq ft.
Nakheel, part of Dubai Holding
The developer of Palm Jumeirah, Palm Jebel Ali and Dubai Islands.
Bay Estate Location
Bay Estate sits at the eastern end of Dubai Islands, near Al Mamzar Beach. The islands lie off the Deira coast. Dubai Islands spreads across five islands, with beaches, marinas, resorts, parks and residential neighbourhoods. Our guide to Dubai Islands covers the whole destination.
| Destination | Drive time |
|---|---|
| Dubai International Airport | 15 minutes |
| J1 Beach | 20 minutes |
| Deira City Centre | 20 minutes |
| DIFC | 28 minutes |
| Burj Al Arab | 28 minutes |
| Burj Khalifa and Downtown Dubai | 28 minutes |
| Palm Jumeirah | 32 minutes |
Registration in Dubai is 4% of the price plus the Oqood fee.
Every off-plan villa community we sell in Dubai is set side by side in our guide to off-plan villa communities in Dubai.
About NAKHEEL
Nakheel is a Dubai master developer and a member of Dubai Holding. Its waterfront work includes Palm Jumeirah, Palm Jebel Ali and Dubai Islands itself.
Bay Estate is Nakheel's private residential address on Dubai Islands.
Bay Estate — Frequently Asked Questions
What is the Bay Estate payment plan?
Townhouses and villas are 60/40: 20% on booking in October 2026, six instalments to April 2029, and 40% on handover in January 2031. Plots are paid in seven steps from October 2026 to September 2029.
How much does a home at Bay Estate cost?
Average prices run from AED 5.9 million for a 3-bedroom townhouse to AED 10 million for a 4-bedroom garden villa. Waterfront plots average AED 18 million and beach plots AED 20 million.
How much is the booking payment at Bay Estate?
20% of the price. On the 3-bedroom townhouse at its average of AED 5.9 million, that is AED 1,180,000.
Does Bay Estate qualify for the Golden Visa?
Yes. Every home type averages AED 5.9 million or more. In Dubai, an off-plan buyer at AED 2 million or more can apply once the down payment is made.
Who is the developer of Bay Estate?
Nakheel, a member of Dubai Holding. Nakheel is the developer of Palm Jumeirah, Palm Jebel Ali and Dubai Islands.
When will Bay Estate be completed?
Construction is estimated to complete in January 2031.
What homes are available at Bay Estate?
3 and 4-bedroom townhouses, 4-bedroom attached villas in two and three-floor versions, and 4-bedroom garden villas. There are also 46 waterfront plots and 14 beach plots.
How many homes are there at Bay Estate?
357 townhouses and villas, and 60 plots.
Where is Bay Estate?
On Dubai Islands, at the eastern end near Al Mamzar Beach. Dubai International Airport is 15 minutes away and Downtown Dubai 28.
Can I build my own villa at Bay Estate?
Yes, on a waterfront or beach plot. Homes can rise from a basement to a second floor, up to 12.5 metres high.
Do the villas have lifts?
Yes. The attached villas and the garden villas have internal lifts.
What amenities does Bay Estate have?
A beach club, two pool clubhouses, two swimmable lagoons with a yoga deck, a marina and promenade, sports courts, community pools, a gym and café, play areas, a retail plaza and a mosque.
Is Bay Estate freehold?
Yes. Homes and plots are freehold for all nationalities.
Can I sell before handover?
Yes. Resale before handover needs a No Objection Certificate from Nakheel, issued once its payment threshold is met.
Still deciding? A private-client advisor can walk you through availability, payment plans, and whether this project fits your brief.
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