Developer profile · Since 2000

Nakheel

Island master developer, now Dubai Holding-owned

See what’s selling now Ask us about Nakheel

2000Founded

1,272 villasHomes under construction

75–85%On-time delivery

4–8 monthsTypical delay

122homes we manage in Nakheel master communities

At a glance

The island developer behind the Palms, now owned by Dubai Holding

Nakheel built Palm Jumeirah and is the only source of new reclaimed-island homes in Dubai, at Palm Jebel Ali and Dubai Islands.

Reviewed by Ayman Hoque, Operations Manager, Live Dubai InternationalDubai Land Department broker card no. 55937 · Checked October 2026 · 26 sources

Read our full verdict

Since March 2024 it has been part of Dubai Holding, the Ruler's investment company. Its record has two halves: projects sold before 2009 stalled for a decade or more after the financial crisis, while projects sold since 2022 are mostly on track, with Palm Jebel Ali villas due to start handing over from late 2026. Buyers should weigh long timelines, published handover dates that differ between sources, and the absence of published accounts.

Best for

Waterfront and island homes
Patient Palm Jebel Ali buyers
Beachfront at Dubai Islands

Delivery recordMixed

PricesPremium

Payment plans20/60/20

Post-handover plansRare

What Nakheel does well

Owned by Dubai Holding since March 2024, with the Ruler's direct backing.
Controls Dubai's new island land: Palm Jebel Ali and Dubai Islands are the only new reclaimed-island supply.
Visible construction spending: more than AED 13bn of Palm Jebel Ali contracts by August 2026, plus AED 2.6bn for Bay Villas and AED 800m for Bay Grove.

All 5 points in full

Owned by Dubai Holding since March 2024, with the Ruler's direct backing.
Controls Dubai's new island land: Palm Jebel Ali and Dubai Islands are the only new reclaimed-island supply.
Visible construction spending: more than AED 13bn of Palm Jebel Ali contracts by August 2026, plus AED 2.6bn for Bay Villas (August 2025) and AED 800m for Bay Grove (September 2026).
Recent delivery has held up: Palm Jebel Ali villas sold in 2023 are due to start handing over from late 2026, and Jebel Ali Village began handing over 892 homes in August 2026.
Off-plan mortgage partnerships with five financing partners (Emirates NBD, ADIB, CBD, ADCB and a mortgage broker), signed April–September 2026.

Check before you buy

Published handover dates differ. Palm Jebel Ali Fronds A–F show Q1 2028 on Property Finder, but the April 2026 construction contracts run to Q4 2028.
Check construction progress. Bay Villas at Dubai Islands is due in Q2 2027, but construction was at 2.61% in October 2025 and the main contract was only awarded in August 2025.
In JVC, JVT, Al Furjan, Discovery Gardens and International City, Nakheel planned the community but most buildings are by other developers.

All 5 points in full

Published handover dates differ. Palm Jebel Ali Fronds A–F show Q1 2028 on Property Finder, but the April 2026 construction contracts run to Q4 2028. Rely on the date in your SPA.
Check construction progress. Bay Villas at Dubai Islands is due in Q2 2027, but construction was at 2.61% in October 2025 and the main contract was only awarded in August 2025.
In JVC, JVT, Al Furjan, Discovery Gardens and International City, Nakheel planned the community but most buildings are by other developers. Check who built the building you are buying.
Nakheel publishes no accounts, sales figures or delivery statistics, and has no published credit rating (October 2026).
Palm Jebel Ali is a long hold. Handovers run from late 2026 to 2030 and the community will not be complete until the 2030s.

Selling now

Nakheel projects you can buy

Prices change quickly. Tap a project and we’ll send today’s prices and floor plans.

All 11 Nakheel project guides

Sold out

Palm Jebel Ali

Palm Jebel Ali Frond A villas (Beach and Coral Collections)

Prices and floor plans sent on request

HandoverQ4 2028Plan20/60/20Beds5–7

Details

Type: Villas
Bedrooms: 5–7
Sizes: 7,316–12,165 sq ft

View project

Under construction

Palm Jebel Ali

Palm Jebel Ali Fronds B, C, D, E and F (Beach and Coral Collections)

Prices and floor plans sent on request

HandoverQ4 2028Plan20/60/20Beds5–7

Details

Type: Villas
Bedrooms: 5–7
Sizes: 7,316–12,165 sq ft (as Frond A)

View project

Under construction

Palm Jebel Ali

Palm Jebel Ali Frond F beachfront release (44 villas)

Prices and floor plans sent on request

HandoverQ4 2028Plan20/60/20Beds5–7

Details

Type: Villas
Bedrooms: 5–7
Sizes: 7,500–8,500 sq ft (Beach); 11,500–12,500 sq ft (Coral)

View project

Under construction

Palm Jebel Ali

Palm Jebel Ali Fronds I, J, K and P

Prices and floor plans sent on request

HandoverFrom late 2026 (Fronds K to P); Q4 2029 (Frond J, portal listing)Plan20/60/20Beds5–6

Details

Type: Villas
Bedrooms: 5–6

Palm Central Private Residences, Frond N by Nakheel

Selling now

Palm Jebel Ali

Palm Central Private Residences, Frond N

Prices and floor plans sent on request

HandoverQ3 2030Plan60/40Beds1–5

Details

Type: Apartments and townhouses (3 buildings)
Bedrooms: 1–5
Sizes: 1-bed c. 839 sq ft; 2-bed c. 1,206 sq ft; 3-bed c. 2,029 sq ft

View project

Palm Central Private Residences, Frond M by Nakheel

Selling now

Palm Jebel Ali

Palm Central Private Residences, Frond M

Prices and floor plans sent on request

HandoverQ3 2029Plan70/30Beds1–5

Details

Type: Apartments, townhouses and penthouses
Bedrooms: 1–5

View project

Show all 15 projects

Sold out

Dubai Islands

Bay Villas

Prices and floor plans sent on request

HandoverQ2 2027Plan20/60/20Beds3–5

Details

Type: Townhouses and villas
Bedrooms: 3–5
Sizes: 3,401–8,075 sq ft

View project

Bay Grove Residences (phases 1–4) by Nakheel

Under construction

Dubai Islands

Bay Grove Residences (phases 1–4)

Prices and floor plans sent on request

HandoverLate 2028 (phases 1 and 3)Plan70/30Beds1–4

Details

Type: Apartments and penthouses
Bedrooms: 1–4

View project

Bay Estate (Verda, Cala, Agora) by Nakheel

Selling now

Dubai Islands

Bay Estate (Verda, Cala, Agora)

Prices and floor plans sent on request

HandoverQ4 2029 to Q1 2031 (portal listings; Q1 2031 for Cala and Agora)Plan20/60/20

Details

Type: Gated waterfront homes

View project

Rixos Hotel & Residences, phases 2 and 3 by Nakheel

Sold out

Dubai Islands

Rixos Hotel & Residences, phases 2 and 3

Prices and floor plans sent on request

HandoverQ4 2026 (portal listing)Plan20/60/20Beds1–4

Details

Type: Rixos-branded apartments and beachfront villas
Bedrooms: 1–4

View project

Under construction

Dubai Islands

Beach Residences Dubai Islands

Prices and floor plans sent on request

HandoverQ1 2027Plan20/60/20Beds1–3

Details

Type: Apartments
Bedrooms: 1–3

View project

Under construction

Palm Jumeirah

Como Residences

Prices and floor plans sent on request

HandoverQ2 2028Plan20/60/20Beds2–7

Details

Type: Apartments in a 75-storey tower
Bedrooms: 2–7

View project

Selling now

Palm Jumeirah

The Palm Crown

Prices and floor plans sent on request

HandoverQ3 2027

Details

Type: Villas

Palm Beach Towers podium villas by Nakheel

Under construction

Palm Jumeirah

Palm Beach Towers podium villas

Prices and floor plans sent on request

HandoverH1 2027

Details

Type: Villas on a podium

Naya at District One, phases 2 and 3 by Nakheel

Under construction

Mohammed Bin Rashid City

Naya at District One, phases 2 and 3

Prices and floor plans sent on request

HandoverQ3 2027 (phase 3, portal listing); phase 2 not confirmedPlan20/60/20Beds1–2

Details

Type: Apartments
Bedrooms: 1–2

Compare all 15 Nakheel projects in a table

Nakheel projects selling now: area, starting price, payment plan and handover date
				Bedrooms
Palm Jebel Ali Frond A villas (Beach and Coral Collections)	Palm Jebel Ali	20/60/20	Q4 2028	5–7
Palm Jebel Ali Fronds B, C, D, E and F (Beach and Coral Collections)	Palm Jebel Ali	20/60/20	Q4 2028	5–7
Palm Jebel Ali Frond F beachfront release (44 villas)	Palm Jebel Ali	20/60/20	Q4 2028	5–7
Palm Jebel Ali Fronds I, J, K and P	Palm Jebel Ali	20/60/20	From late 2026	5–6
Palm Central Private Residences, Frond N	Palm Jebel Ali	60/40	Q3 2030	1–5
Palm Central Private Residences, Frond M	Palm Jebel Ali	70/30	Q3 2029	1–5
Bay Villas	Dubai Islands	20/60/20	Q2 2027	3–5
Bay Grove Residences (phases 1–4)	Dubai Islands	70/30	Late 2028	1–4
Bay Estate (Verda, Cala, Agora)	Dubai Islands	20/60/20	Q4 2029 to Q1 2031
Rixos Hotel & Residences, phases 2 and 3	Dubai Islands	20/60/20	Q4 2026	1–4
Beach Residences Dubai Islands	Dubai Islands	20/60/20	Q1 2027	1–3
Como Residences	Palm Jumeirah	20/60/20	Q2 2028	2–7
The Palm Crown	Palm Jumeirah		Q3 2027
Palm Beach Towers podium villas	Palm Jumeirah		H1 2027
Naya at District One, phases 2 and 3	Mohammed Bin Rashid City	20/60/20	Q3 2027	1–2

Tap a column heading to sort. Dates as checked October 2026.

Track record

Does Nakheel finish on time?

75–85% on time

Nakheel's record falls into two eras. Before 2011 it had the weakest delivery record of the major Dubai developers: Palm Jebel Ali, sold in 2003 with handover estimated for July 2011, stopped in 2008–09, and buyers were offered swaps into other properties or refunds instead of homes; Palm Deira stalled until it restarted as Dubai Islands in 2022.

0%Projects handed over on time100%

See project by project (6)

ProjectPalm Jebel Ali (original launch, 2003)
PromisedJuly 2011 (original estimate)
What happenedWork stopped in 2008–09 and sales were cancelled. Buyers were offered swaps or refunds. The island was relaunched with a new masterplan in 2023.
Cancelled or stalled
ProjectPalm Deira
PromisedLaunched 2004–08; date not published
What happenedStalled after 2008. Restarted in 2022 as Dubai Islands.
Cancelled or stalled
ProjectPalm Jebel Ali villas, Fronds K–P (2023 relaunch)
PromisedBy the end of 2027
What happenedIn internal and external finishing in August 2026. Nakheel expects the first handovers from late 2026.
Late
ProjectJebel Ali Village (892 homes)
PromisedLaunched 2022; original date not published
What happenedHandovers began on 17 August 2026
ProjectBay Villas, Dubai Islands
PromisedQ2 2027
What happenedSold out in July 2024. Main AED 2.6bn contract awarded August 2025. Construction at 2.61% on 2 October 2025.
ProjectBay Grove Residences phase 1, Dubai Islands
PromisedQ1 2028
What happenedSold out. Construction at 1%; AED 800m main contract awarded 17 September 2026.

Projects they have finished (8)

Palm JumeirahPalm Jumeirah · Villas, apartments, hotels and retailCompleted 2006 onwards

Jumeirah IslandsJumeirah Islands · VillasCompleted 2000s

Jumeirah ParkJumeirah Park · VillasCompleted 2010s

Al FurjanAl Furjan · Villas and townhouses; apartments by other developersCompleted Phased from 2011

Discovery GardensDiscovery Gardens · ApartmentsCompleted Late 2000s

International CityInternational City · ApartmentsCompleted Late 2000s

Jumeirah Village Circle and Triangle (master plan)JVC and JVT · Apartments, villas and townhouses, mostly built by other developersCompleted From 2005

Ibn Battuta MallJebel Ali · RetailCompleted 2005

Communities

Where Nakheel builds

Tap one for our area guide.

Palm Jumeirah5 homes managed by us

Palm Jebel AliArea guide

Dubai IslandsArea guide

Jumeirah IslandsArea guide

Al FurjanArea guide

Jumeirah Village Circle65 homes managed by us

Prices

Nakheel prices and rental returns

Nakheel's newer projects have resold above launch price, but by less than brokers often advertise.

Palm Jumeirah

AED 4,982/sq ft4.48% apartments yield

Dubai Islands

AED 2,448/sq ft

Palm Jebel Ali villas

AED 2,703/sq ftNot yet available yield

Jumeirah Islands (villas)

AED 3,905/sq ft3.89% yield

Jumeirah Village Circle (apartments)

AED 1,470/sq ft7.15% yield

Al Furjan (villas)

AED 1,677/sq ft4.56% yield

See the full figures

Nakheel's newer projects have resold above launch price, but by less than brokers often advertise. Palm Jebel Ali villas relaunched in 2023 at AED 18m–25m; Frond A launched at AED 18.6m–19m, and DLD records show a 5-bed resale at AED 20.85m (November 2025) and a 6-bed at AED 19.98m (June 2026), about AED 2,700/sq ft. Palm Central apartments launched from AED 2.5m–2.7m in October 2025; a 1-bed resold for AED 2.81m on 1 October 2026. A Bay Villas 5-bed launched at AED 14m resold for AED 16m in July 2026. Bay Villas also had 205 resale listings in October 2026, which points to many owners trying to sell before handover. Palm Jumeirah data is mixed: Bayut's listing index shows AED 4,982/sq ft, up 1.82% in the year to September 2026, while ValuStrat's valuations show villas down 6.2% and apartments down 8.6% in the year to August 2026, when Dubai prices overall were 10.2% below the February peak. Dubai Islands has been the strongest of the new areas, up 5.39% in the year to August 2026. Older mid-market communities give the highest yields, such as JVC apartments at 7.15% (Bayut, H1 2026).

Community	Price per sq ft	Change	Gross yield
Palm Jumeirah	AED 4,982 (September 2026)	+1.82% listings (September 2026); valuations −6.2% villas, −8.6% apartments (August 2026)	4.48% apartments; 3.95% villas (H1 2026)
Dubai Islands	AED 2,448 (August 2026)	+5.39% (August 2026)
Palm Jebel Ali villas	AED 2,703–3,013 DLD resales (November 2025–September 2026)		Not yet available (no homes handed over)
Jumeirah Islands (villas)	AED 3,905 (H1 2026)	+12.2% valuations (August 2026)	3.89% (H1 2026)
Jumeirah Village Circle (apartments)	AED 1,470 (H1 2026)		7.15% (H1 2026)
Al Furjan (villas)	AED 1,677 (H1 2026)		4.56% (H1 2026)

Asking prices, gross yields. Work out a net return

Payment plans

Nakheel payment plans

A typical Nakheel plan

20%60%20%

On bookingDuring constructionOn handover

On a home priced at AED 1,000,000 that is AED 200,000 on booking, AED 600,000 during construction, AED 200,000 on handover. Government registration fees are paid on top.

Payment plansConstruction-linked plans that vary by release: 80/20 on Beach Collection villas, 20/60/20 on Frond A and Bay Villas, 60/40 on Palm Central and 70/30 on Bay Grove.

Construction-linked plans that vary by release (2026): 80/20 on Beach Collection villas, 20/60/20 on Frond A and Bay Villas, 60/40 on Palm Central and 70/30 on Bay Grove. Portals disagree on some plans, so confirm in the SPA. Payments go into a RERA escrow account.

Post-handover plansNone found on current Nakheel launches.

None found on current Nakheel launches (October 2026).

Mortgages on off-planDubai Holding Real Estate signed off-plan financing partnerships with Emirates NBD, a mortgage broker, ADIB, Commercial Bank of Dubai and ADCB.

Dubai Holding Real Estate signed off-plan financing partnerships with Emirates NBD (April 2026), a mortgage broker (May), ADIB (May, Sharia-compliant), Commercial Bank of Dubai (June) and ADCB (September 2026). They cover Nakheel, Meraas and Dubai Properties buyers.

Golden VisaHomes bought for AED 2m or more qualify. Dubai Holding Real Estate launched a Golden Visa help service for Nakheel and Meraas buyers on 29 June 2026.

Homes bought for AED 2m or more qualify. Dubai Holding Real Estate launched a Golden Visa help service for Nakheel and Meraas buyers on 29 June 2026. Palm Jebel Ali, Dubai Islands and Palm Jumeirah homes are above AED 2m; Naya phase 3 (AED 1.37m) and Paradise One (AED 1.2m) start below it (October 2026).

Branded residencesRixos Hotel & Residences, Como Residences and Palm Beach Towers.

Rixos Hotel & Residences (Dubai Islands), Como Residences (Palm Jumeirah) and Palm Beach Towers (Palm Jumeirah).

Service chargesAED per sq ft a year: Palm Jumeirah apartments 20–40, JVC 10–16, Al Furjan 14–16, Discovery Gardens 8–11, International City 6–11, Dubai Islands 16–20.

AED per sq ft a year (2026 ranges): Palm Jumeirah apartments 20–40, JVC 10–16, Al Furjan 14–16, Discovery Gardens 8–11, International City 6–11, Dubai Islands 16–20 (projected). Palm Jebel Ali charges have not been set (broker surveys, March and September 2026).

Is Nakheel right for you?

Nakheel suits buyers who want a home on the water, because it controls nearly all new island land in Dubai.

Talk to an adviser Send an enquiry

Read Nakheel’s story

2002Reclamation work began on Palm Jebel Ali.
2003Palm Jebel Ali launched with about 2,000 homes priced AED 1.87m–5.11m. Wikipedia gives this as Nakheel's founding year.
2004–2008Launched Jumeirah Islands, Jumeirah Village Circle and Triangle, Jumeirah Park, Discovery Gardens, International City, Al Furjan and Palm Deira. Ibn Battuta Mall opened in 2005.
2008–2009Work on Palm Jebel Ali slowed, then stopped, and its sales were cancelled. In December 2009 Nakheel's USD 3.5bn sukuk was repaid only after Abu Dhabi provided USD 10bn of support to Dubai.
2011AED 59bn debt restructuring completed. Ownership passed to the Government of Dubai.
2022Palm Deira restarted as Dubai Islands. New brand and logo.
2023New Palm Jebel Ali masterplan approved in May. Villa sales relaunched at AED 18m–25m and passed AED 5bn in under 40 days.
2024Merged into Dubai Holding on 16 March. AED 5bn of villa contracts awarded for Palm Jebel Ali Fronds K–P. Bay Villas launched at Dubai Islands in July.
2025Select Group became the first private developer on Palm Jebel Ali (July). Palm Central Private Residences launched (29 October).
2026AED 3.5bn of contracts awarded for 544 villas on Fronds A–F (April). Off-plan mortgage partnerships signed with five financing partners. Jebel Ali Village handovers began (August). Bay Estate launched at Dubai Islands (5 October).

Founded: Early 2000s as Dubai World's property arm (sources give 2000 or 2003)
Ownership: Dubai Holding, the Ruler of Dubai's investment company, since the merger of 16 March 2024. Not listed
Management: Part of Dubai Holding Real Estate with Meraas and Dubai Properties. Chairman Sheikh Ahmed bin Saeed Al Maktoum; Dubai Holding Real Estate CEO Khalid Al Malik
Homes delivered: Not published
Palm Jebel Ali: Construction contracts cover 1,272 villas; more than AED 13bn of construction and infrastructure contracts awarded (August 2026)
Credit rating: None published for Nakheel or Dubai Holding Real Estate (October 2026)
Best known for: Palm Jumeirah, Palm Jebel Ali, Dubai Islands, Jumeirah Islands, and the master plans for JVC, Al Furjan, Discovery Gardens and International City

FAQs

Questions about Nakheel

Does Nakheel deliver on time?

Is Nakheel a good developer?

Today Nakheel is part of state-owned Dubai Holding, is spending heavily on construction (more than AED 13bn contracted on Palm Jebel Ali by August 2026) and has an estimated 75–85% on-time record since 2022. Its history is the caveat: projects sold before 2009, including the first Palm Jebel Ali, stalled for more than a decade. Judge it mainly on its recent record, which so far is holding.

When is the Nakheel Palm Jebel Ali handover?

Nakheel says the first villas, on Fronds K–P, will hand over from late 2026 into 2027. The 544 villas on Fronds A–F are contracted for completion by Q4 2028, although Property Finder shows Q1 2028. Frond J is due Q4 2029 and Palm Central apartments in Q3–Q4 2030 (October 2026).

How much does a Palm Jebel Ali villa cost?

Launch prices start at about AED 18m for a 5-bed Beach Collection villa of about 7,900 sq ft, rising to AED 29m–33m for 7-bed Coral Collection villas (2025–26). DLD resales in 2025–26 were AED 19.98m–20.85m for 5–6 beds, about AED 2,700/sq ft. Palm Central apartments start at AED 2.5m–2.7m (2026).

What is the Nakheel payment plan?

It varies by release: 80/20 or 20/60/20 on Palm Jebel Ali villas, 60/40 on Palm Central apartments and 70/30 on Bay Grove (2026). Payments are linked to construction, and there are no post-handover instalments on current launches.

Who owns Nakheel?

Dubai Holding, the investment company of the Ruler of Dubai, since a merger on 16 March 2024. It is run through Dubai Holding Real Estate, chaired by Sheikh Ahmed bin Saeed Al Maktoum with Khalid Al Malik as CEO. There are no outside shareholders.

Did Nakheel go bankrupt?

No. But in December 2009 it could repay a USD 3.5bn sukuk only after Abu Dhabi provided USD 10bn of support to Dubai. Its AED 59bn of debt was restructured in 2011 and ownership passed to the Dubai government.

What are Nakheel service charges?

Roughly AED 20–40 per sq ft a year for Palm Jumeirah apartments, 10–16 in JVC, 14–16 in Al Furjan, 8–11 in Discovery Gardens and 6–11 in International City. Dubai Islands is expected at 16–20, and Palm Jebel Ali has not been set (2026 ranges).

Is Dubai Islands a good investment?

Bayut's index for Dubai Islands rose 5.39% in the year to August 2026, the strongest of Nakheel's new areas. Bridges to Bur Dubai were contracted in 2025. Against that, most towers there are by other developers, Nakheel's Bay Villas was at the early stage of construction with a Q2 2027 handover, and 205 Bay Villas resale listings were competing in October 2026.

Does Nakheel build the apartments in JVC and Al Furjan?

Mostly not. Nakheel planned those communities and sold plots to other developers, who built most of the towers. Research the building's own developer before you buy there.

Can I get a mortgage on a Nakheel off-plan property?

Yes, through partnerships Dubai Holding Real Estate signed in 2026 with Emirates NBD, ADIB, Commercial Bank of Dubai, ADCB and a mortgage broker. Lending terms depend on the bank and on you.

Sources and how we checked (26)

Facts checked October 2026 from the developer’s own announcements and results, Dubai Land Department records (via Property Finder, DXBinteract and Propsearch), Bayut market reports and the press. Figures given by the developer are labelled as theirs. This page is information, not financial advice.

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