Jumeirah Islands: villas on islands surrounded by lakes

In short: Jumeirah Islands is a villa community by Nakheel whose houses stand on small islands in the middle of man-made lakes. Lots of water, lots of greenery and lots of privacy – and yet JLT is right next door. The community belongs to the upscale-to-luxury segment and is very popular with families.

Location and access

Jumeirah Islands lies directly behind JLT, between Emirates Hills and Jumeirah Park. The Marina and JBR are a few minutes away, Downtown about 25 minutes. Sheikh Zayed Road and Sheikh Mohammed bin Zayed Road are quickly reached, and the metro stops in neighbouring JLT.

The concept: islands in a lake

Nakheel laid out Jumeirah Islands in the 2000s as a counterpoint to the towers of JLT: instead of high-rises, there are dozens of small islands in man-made lakes, each with a cluster of villas. As a result, almost every house has water in front of or behind its garden. The villas were built in various architectural styles – from Mediterranean to Arabic-inspired – and many have since been modernised by their owners.

At the centre of the community is a clubhouse with restaurants, shops and waterside leisure facilities.

Living in Jumeirah Islands

• Peace and quiet: Hardly any through traffic, lots of water and birdlife – an unusually calm setting for such a central location.
• Families: Large houses with garden and pool, and schools nearby in Emirates Living and Al Sufouh.
• Leisure: Walking and running paths along the lakes, and the clubhouse with restaurants.
• Everyday life: Supermarkets and restaurants in JLT right next door.

Buying a villa in Jumeirah Islands

The offer consists of villas, mostly with four or five bedrooms, some larger. Because the community is complete, you buy ready houses second-hand – in very different condition, from original to fully modernised.

What matters

• Waterfront position: Houses with an open view of the lake and towards the skyline are the most sought after.
• Modernisation: A fully renovated house can be worth considerably more than one in original condition.
• Systems: Air conditioning, pipes, roof and pool should be inspected before buying.
• Alterations: Extensions should be approved.

How buying in Jumeirah Islands works

In Jumeirah Islands you mostly buy villas or townhouses – ready and second-hand, or new from the developer:

• Ready house: viewing, sale agreement in line with RERA (Form F) with a deposit of usually 10 percent, a no objection certificate (NOC) from the developer and transfer at a Registration Trustee. For houses a technical inspection of air conditioning, pool, roof and pipes is worth it. Details in our guide Buying a ready property.
• New build: purchase agreement with the developer, registration in the Oqood register and payments according to construction progress into an escrow account. Details in our guide Buying off-plan in Dubai.

For ready houses, budget around 6.5 percent in buying costs. Many villas are worth more than AED 2 million and therefore qualify for the Golden Visa.

Typical mistakes when buying in Jumeirah Islands

• Underestimating the condition: Houses from the 2000s often need modernising – include it in your budget.
• Not checking the view: Not every house has an open water view; some look onto the neighbouring house.
• Forgetting the extra costs: Garden, pool and maintenance cost noticeably more for large houses.

Running costs as an owner in Jumeirah Islands

With a house, some typical costs come on top of the usual items:

• Service charges: for roads, green spaces, security and community facilities. The approved rates are listed in the Service Charge Index of the Dubai Land Department.
• Electricity and water: via DEWA; noticeably higher for large houses with pool and garden than for apartments, especially in summer.
• Garden, pool and air conditioning: regular care and servicing are a must if the house is to keep its value.
• Housing fee: 5 percent of the annual rental value via the DEWA bill – paid by the tenant if you let.
• Ejari: registration of every tenancy contract, AED 177.75 via Dubai REST.

There is no annual property tax. All buying costs are explained in our guide Buying costs in Dubai.

A visa through your property

With a property in Jumeirah Islands you may also be able to get a residence visa:

• Golden Visa: ten years of residence if your properties in Dubai are worth at least AED 2 million in total – also with a mortgage or, under certain conditions, off-plan.
• Investor visa: a shorter visa for owners who don’t reach the Golden Visa threshold.

The detailed requirements are explained in our guide Golden Visa with property.

Renting out

Tenants are mainly families and executives on long-term leases who value quiet and proximity to the Marina. Modernised houses let much better. Check how a property works out with our rental yield calculator.

Jumeirah Islands compared

Pros and cons

Who Jumeirah Islands suits

Jumeirah Islands suits the relocator who wants to live centrally among greenery with a family, and the lifestyle investor looking for a special waterfront villa. Compare with Jumeirah Park and Emirates Hills.

Our verdict

Jumeirah Islands offers a rare combination of water, greenery and a central location. If you find a house with a good view and plan the modernisation realistically, you’ll buy a villa with lastingly high demand.

Frequently asked questions

Updated: October 2026. This article describes the district in general terms. Prices, rents and service charges change all the time; for a specific property we check the current figures with you.