Dubai · Off-plan benchmark · July 2026

Nakheel in Dubai Islands

196 priced unit records across 10 Nakheel off-plan projects in Dubai Islands, Dubai. The median asking price is AED 4,350,000 for a median 2,102 sqft, which is AED 2,017 per sqft. The middle half of the book runs AED 2,640,000 to AED 7,616,086.

That rate is 19% below the Dubai Islands median of AED 2,492 per sqft, on 8.5% of the priced records this address publishes. 17 of the 18 other builders benchmarked here ask more per square foot. Against Nakheel across the UAE, at AED 2,138 per sqft, this address is 6% cheaper.

All of Nakheel All of Dubai Islands Filter these projects

Median asking price

AED 4.35M

AED 4,350,000, in the AED 3M to 5M band

Median floor area

2,102 sqft

1,314 to 3,576 sqft in the middle half

AED per sqft

2,017

19% below the Dubai Islands rate

Share of the book

8.5%

of the priced records in Dubai Islands

The same distribution against three wider universes

What Nakheel asks here

Universe	Records	Median price	Median sqft	AED/sqft
Nakheel in Dubai Islands	196	AED 4.35M	2,102	2,017
Every builder in Dubai Islands	2,309	AED 3.41M	1,391	2,492
Nakheel across the UAE	460	AED 5.60M	2,921	2,138
Every project in Dubai	42,490	AED 1.91M	916	2,021

Each row is a median over unit records carrying both a price and a floor area, so a scheme publishing 400 rows weighs 400 times. A builder can sit above a community rate purely on product mix, which is why the bedroom and type splits below matter more than the headline.

Same postcode, different name on the brochure

The other builders in Dubai Islands

Developer	Records	Projects	Median price	Median sqft	AED/sqft	vs Nakheel
Nakheel	196	10	AED 4.35M	2,102	2,017	this page
Mr Eight	244	6	AED 5.07M	1,381	4,000	+98%
Avenew	84	6	AED 3.68M	1,249	3,586	+78%
Fakhruddin	32	3	AED 4.50M	1,364	3,376	+67%
Ellington	46	7	AED 4.00M	1,283	3,337	+65%
Azizi	137	2	AED 3.07M	1,000	2,944	+46%
Casagrand	44	2	AED 3.42M	1,235	2,845	+41%
MGS	191	3	AED 3.33M	1,219	2,758	+37%
OCTA	27	2	AED 3.65M	1,354	2,669	+32%
Samana	83	5	AED 4.27M	1,674	2,632	+30%
AYS	25	2	AED 3.65M	1,441	2,568	+27%
Reef Luxury	25	2	AED 2.99M	1,379	2,524	+25%
Grovy	26	3	AED 2.69M	1,111	2,516	+25%
Calgary	31	2	AED 2.76M	1,284	2,411	+20%
Wellington	59	3	AED 3.68M	1,642	2,348	+16%
Imtiaz	91	14	AED 2.63M	1,438	2,284	+13%
Citi	32	2	AED 3.28M	1,695	2,226	+10%
Sama Ezdan	30	3	AED 2.23M	1,130	2,082	+3%
Arsenal East	45	2	AED 3.50M	1,764	2,016	-0%

Every builder at this address carrying 25 or more priced records across two or more projects. The rate column is not a like for like comparison of finish or floor plan, and a cheaper name may simply be selling smaller units further from the water.

What Nakheel asks per rung at this address

By bedroom count

Bedrooms	Records	Median price	Median sqft	AED/sqft
1 BR	39	AED 2.00M	966	2,098
2 BR	60	AED 2.72M	1,622	1,786
3 BR	58	AED 5.67M	2,900	2,094
4 BR	33	AED 7.62M	3,928	1,956

Rungs with fewer than 10 priced records are held back. A linked rung opens the same bedroom count across every builder in Dubai Islands, which is the fair way to read whether this one is asking a premium for the room.

The product mix behind the Nakheel median here

By property type

Type	Records	Share	Median price	Median sqft	AED/sqft
Apartment	155	79%	AED 2.80M	1,811	2,059
Villa	32	16%	AED 7.62M	4,146	1,792

Types with fewer than 10 priced records are held back, so the shares need not sum to a hundred. Product mix is the usual reason one builder reads dearer than another at the same address: a book of duplexes prices above a book of studios whoever is selling it.

10 schemes, 1 still selling

The Nakheel projects in Dubai Islands

Project	Records	Median price	Median sqft	AED/sqft	Handover	Status
Bay Grove	51	AED 2.64M	1,955	1,635	Q1 2028	Sold out
Bay Grove Residences Phase 3	36	AED 2.80M	1,513	2,098	Q1 2029	Sold out
Rixos Hotel & Residences	27	AED 4.65M	2,127	2,087	Q4 2026	Sold out
Bay Villas Phase 3 By Nakheel	26	AED 7.62M	3,972	1,603	Q2 2027	Sold out
Bay Grove Residences Phase 2 By Nakheel	22	AED 2.72M	1,312	2,073	Q3 2028	Sold out
Rixos Beach Residences Phase 2 By Nakheel	19	AED 8.61M	3,630	2,372	Q4 2026	On sale
Bay Villas By Nakheel	5	AED 13.8M	7,260	1,901	Q2 2027	Sold out
Bay Grove Residences Phase 4 By Nakheel	4	AED 4.03M	1,623	2,483	Q2 2029	Sold out
Rixos Bay	4	AED 6.03M	2,206	2,520	Q4 2026	Sold out
Rixos Hotel and Residences Phase 1	2	AED 4.80M	1,510	3,186	Q4 2026	Sold out

Up to 30 projects, largest published book first. 90% of the 10 schemes carrying a sale status are already marked sold out, so the prices above are a record of what was asked rather than a live availability list.

13 published payment plans

Terms on these projects

Booking deposit

20%

20% on every plan read

Due before handover

80%

70% to 80% in the middle half

Plans with a tail

carry a post-handover instalment

Cash at booking

AED 870K

on the median AED 4.35M ticket

Plans are counted once per project and only where the published stages sum to between 90 and 110 percent. Model one against a real ticket in the payment plan calculator.

Nakheel in Dubai Islands, answered from the data

Questions buyers ask

How much does Nakheel charge in Dubai Islands?

Across 196 priced unit records in 10 projects, the median asking price is AED 4,350,000 for a median 2,102 sqft, or AED 2,017 per sqft. The middle half of the book runs AED 2,640,000 to AED 7,616,086.

Is Nakheel more expensive than the rest of Dubai Islands?

On the rate it asks AED 2,017 per sqft against AED 2,492 for Dubai Islands as a whole, 19% below it. Nakheel carries 8.5% of the priced records this address publishes.

Which developers compete with Nakheel in Dubai Islands?

18 other builders are deep enough here to benchmark: Mr Eight at AED 4,000 per sqft, Avenew at AED 3,586 per sqft, Fakhruddin at AED 3,376 per sqft, Ellington at AED 3,337 per sqft, Azizi at AED 2,944 per sqft, Casagrand at AED 2,845 per sqft. 17 of them ask more per square foot.

Is Dubai Islands where Nakheel charges most?

Its rate here is 6% below its own UAE median of AED 2,138 per sqft, measured across 3 communities where its book is deep enough to publish.

What payment plan does Nakheel offer in Dubai Islands?

Across 13 published plans from these projects the median booking deposit is 20%, with 80% due before handover and 0% of plans carrying a post-handover tail.

Every address where its book is deep enough to publish

Where else Nakheel builds

Community	Records	Projects	Median price	AED/sqft	vs Dubai Islands
Mohammed Bin Rashid City	131	5	AED 2.85M	1,920	-5%
Palm Jumeirah	39	2	AED 43.4M	4,570	+127%

The same address across every builder is on the Dubai Islands page, and this builder across every address is on the Nakheel page. Its largest product here is Apartment, at AED 2,059 per sqft. Why a builder's own average travels badly between addresses: a developer premium does not travel. Why a community median rarely describes the product a buyer came for: the community median is priced for the flat next door.

Dubai Off-Plan Q3 2026

The full report: every community, every developer, ranked.

Nakheel in Dubai Islands in context: price per sqft by community and developer, payment plan structures ranked by cash due before handover, the 2026 to 2029 delivery pipeline, and the CSV behind every table. PDF plus data, delivered instantly.

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Aggregates computed by OffplanIndex from developer-published inventories, 196 priced records observed to 2026-07-30. Asking prices, not transactions. Not investment advice.