25.3°N 55.3°E · Dubai Islands
Five islands.
One advisor.
Plot by plot, launch by launch. Michael Nicolas helps buyers and investors decide which island, which project and which unit make sense for their money.
5Interconnected islands
18.6 km²Masterplan area
21 kmOf beachfront
~49,000Homes planned
3Bridges to the mainland
Masterplan figures from Nakheel, April 2026.
The case for the islands
A waterfront masterplan with beaches, marinas and a city behind it, priced in many cases below comparable beachfront districts. The work is knowing which pocket of it deserves your money.
Interactive map
Island by island
Tap an island, a bridge, a pin or a marker. Switch layers on and off. This is a simplified drawing of the area, so use the satellite map link for the real coastline. The islands run A to E: Central, Shore, Oasis, Golf and Elite.
Bridge openBridge scheduledProjectZones: colour shows each island's main usePinch, double-click or Ctrl/⌘ + scroll to zoom. Drag to move. Tap a pin for the project card.
Walkthrough
Michael walks the islands
What is being built, where the value sits and how he approaches it as an investor.
Five islands, five purposes
Pick the island, then the pocket
Renders are developer and marketing visuals, shown for illustration only; final layouts may change.
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Ask about a project
Projects
Find a project
Named developments across the islands. Filter by island, type and budget, then open one for the details. Prices are starting prices from developer brochures and public listings, so ask for today's availability.
Over 60 residential projects were active or launched as of Q1 2026, so this is a sample, not the whole market.
The lifestyle
Life on the islands
What the masterplan is built around: water, beach, golf and space. Images are artist's impressions, not photographs.
ROI calculator
Run your numbers
Pick the island, home, floor and view, then set how you pay and how long you hold. You see value, rent and the return on the cash you put in, in three scenarios.
Value
Value
Rent
Rent, year by year
Hold
Total return
Growth to 2032 follows my island model. After 2032 the scenarios assume 2.5%, 4% and 6% a year. Returns are after the transfer fee and the agency fee on sale. Projections are illustrative estimates, not guarantees or investment advice.
Coming soon
Tell me when it opensBudget
What can I afford?
Tell me your cash and what you can put aside each month. You will see the most you can buy off-plan or ready, with or without a mortgage, and which Dubai Islands projects fit.
You can buy
Off-plan, up to–
Ready home, up to–
Cash today–
Monthly to handover–
Monthly mortgage after–
What it buys
On Dubai Islands
Projects that fit
Typical unit sizes and island price ranges. Islands C and D have no projects yet. Check each project page for the exact price and payment plan.
Market overview
The numbers behind it
Indicative price per sqftAED 1,800–3,400
Apartments across the islands, Q1 2026. The top of the range is on Oasis and Elite stock.
Projected gross yield5.5–8.5%
Studios sit at the top and three-bedrooms at the bottom. Projected from developer and broker rent forecasts, not yet realised.
Resale vs launch price+12–18%
Q1 2026 assignment trades compared with 2023 and 2024 launch prices, per Dubai Land Department data.
Off-plan registrations6,200
In 2025, up from about 4,800 in 2024 and 1,100 in 2023 (Dubai Land Department).
Price per sqft by island
Indicative ranges, apartments, Q1 2026. Golf is from pre-launch material and Elite covers the apartment component only. Source: Oliva, April 2026.
Projected yield by unit
| Unit | Gross | Net |
|---|---|---|
| Studio | 7.0–8.5% | 5.0–6.5% |
| 1 bedroom | 6.5–8.0% | 4.5–6.0% |
| 2 bedrooms | 6.0–7.5% | 4.0–5.5% |
| 3 bedrooms | 5.5–7.0% | 3.5–5.0% |
| Townhouse (Shore) | 5.5–7.0% | 4.0–5.5% |
Projected, not realised. Net figures allow for a 5% housing fee on rent, 5 to 8% management and 4 to 6 weeks of vacancy a year. Realised rental data is thin because most buildings have not handed over.
Listings
Ready homes, rentals and resales
Michael shares current availability on request: ready units for sale, long-term and holiday rentals, and off-plan resales before handover. Describe what you want and send it straight to him.
For saleReady units across the islands
For rentLong-term and holiday homes
Off-plan resalesAssignments before handover
Free valuation
Sell your unit
Own on the islands and thinking of selling or assigning before handover? Tell Michael about the unit and he will come back with a valuation based on recent transactions.
What happens when
The timeline
Completed works, scheduled milestones and developer targets. Targets can move.
2024
DoneFirst bridge to Central Island opens.
DoneFirst hotel and resort openings begin, running into 2025.
2025
DonePhase 1 of the beach promenade opens.
DoneAED 2.6 billion construction contract awarded for Bay Villas.
2026
DoneApril: AED 527 million infrastructure contract awarded for Island B (roads, water, power, drainage, district cooling).
ScheduledBridges to Oasis and Shore islands, 2026 to 2027.
2027
TargetDubai Islands Mall opens, with around 200 retail units planned.
TargetBeach Walk Residences Phase 4, Q2 2027.
TargetBeach promenade fully delivered, 2027 to 2028.
2028
TargetBay Grove Residences Phase 4, Q3 2028.
TargetHotels and resorts reach full build-out between 2028 and 2030.
2029
TargetMost of the 68 active projects due between 2026 and 2029, so handovers can cluster.
2030+
TargetThe Meriva Collection, some components, Q2 2030.
TargetFull masterplan completion: one source says 2028 to 2030, another says the late 2030s.
AnnouncedDubai's ruler said in April 2024 that DXB operations will move to Al Maktoum International within 10 years.
Straight answers
FAQ
What about the airport flight path?
The islands sit about 10 km from Dubai International Airport, so noise is a fair question. It varies by island, building height and floor. Visit at different times of day and ask the developer for acoustic details before you commit. In April 2024 Dubai's ruler announced DXB operations will move to Al Maktoum International within 10 years, which would change the picture over time, though no exact date is fixed.
Is there too much supply coming?
It is a real risk to weigh. One Q1 2026 count shows 68 active residential projects, with most due between 2026 and 2029. If many similar units hand over together, rents can soften. Off-plan registrations also rose sharply from 2023 to 2025. Favour proven developers, distinctive units and prices in line with comparable stock.
Does buying here qualify for a Golden Visa?
Property worth at least AED 2 million can qualify for the 10-year Golden Visa, and off-plan can count if the sale is registered and the required amount has been paid, according to a developer guide dated September 2026. Rules and proof requirements change, so confirm with the relevant authority before you rely on it.
Should I buy off-plan or ready?
Off-plan brings payment plans and lower entry prices, and Q1 2026 resales traded 12 to 18 percent above launch prices. Ready units show you the real rent and service charges today. Handover data on the islands is still limited, so projected yields are estimates and rents elsewhere have cleared below forecasts.
What costs come on top of the price?
The Dubai Land Department transfer fee is 4% of the price. Brokerage, admin and trustee fees add to that, and you pay service charges every year. Service charges on the islands are estimates for now, in the mid-band between Dubai Marina and Palm Jumeirah, because most buildings have not filed their figures yet.
Can I resell before handover?
Many buyers assign off-plan units before handover, and Dubai Land Department data shows those trades happening. Conditions differ by developer and payment stage, so check the rules for your project before you buy.
How do I get to the islands?
Three bridges link the islands to the mainland through the Al Shindagha Corridor. Dubai International Airport is within 10 km and Downtown Dubai within 15 km. Public transport is limited today, with a bus route to Souk Al Marfa and the nearest metro, Gold Souq, about 11 minutes away by car.
Start here
Guides
MapChoosing between the five islandsWhat each island is for, and what to check before you buy on it.
CalculatorRunning the return on an off-plan unitPrice growth and net rent to your exit year in three scenarios.
More from Michael
Explore more
About
Why Michael
Michael Nicolas is a real estate strategist who leads a team in Dubai. On the islands he helps buyers and investors compare islands, projects and payment plans, and checks the numbers before they commit.
Expect a straight view on price, timing and risk, not a sales script.
Enquire
Tell me what you are looking for
Options that fit, usually the same day. Your message opens in WhatsApp, so nothing is stored on this page.
Information only
This page gives general information about Dubai Islands. It is not investment, legal, tax or financial advice. Speak to a qualified adviser before you buy.
Estimates, not guarantees
Prices, yields, growth and return figures are estimates or projections and may not be achieved. The calculators use assumptions you can change, and their starting values are examples, not forecasts.
Sources and accuracy
Figures come from the sources listed in the footer and were checked when this page was written. Developer targets and dates can change. Always confirm current details with the developer or the relevant authority.
Renders and maps
The map is a schematic, not to scale, and positions are approximate. Renders and project images, where shown, are illustrative.
Visas, fees and rules
Visa, fee, mortgage and licensing details are general and change over time. Confirm them with the relevant authority or lender.
Privacy and your details
When you sign up to see prices and results, this page asks for your name, your WhatsApp number and whether you are an investor, an end user or an agent. If you use the project finder or save a shortlist, your answers and the projects you picked are added to your message. I use these details to send you the figures you asked for and to follow up about Dubai Islands projects.
The sign-up sends your details to me by email. This page keeps a small note in your own browser that you signed up, plus your saved shortlist, so you do not have to repeat yourself. Clear your browser data to remove them. I do not sell your details. Messages you send are also handled under WhatsApp's own terms. To ask me to delete your details, message me on WhatsApp.
Contact
Michael Nicolas, real estate strategist, Dubai. WhatsApp +971 50 744 5285.
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