Palm Jebel Ali: the second palm is back

In short: Palm Jebel Ali is Nakheel’s second artificial palm, much larger than Palm Jumeirah. After the financial crisis the project lay dormant for years; since 2023 it has been back in development. What’s being sold is mainly waterfront villas, off-plan; the first handovers are due to begin gradually from late 2026.

Location and access

Palm Jebel Ali lies off the coast of Jebel Ali in south-west Dubai. The Marina is around 20 minutes away, Downtown about 40 minutes. Nearby are Expo City and the future Al Maktoum mega airport – a factor that could lift the location in the long run.

The story of the second palm

The island was reclaimed in the early 2000s, shortly after Palm Jumeirah. Construction ground to a halt with the 2008 financial crisis; for more than a decade the palm lay in the sea largely undeveloped. In 2023 Nakheel announced the relaunch with a revised master plan featuring more greenery, beaches and sustainability. Since then villas have been built and sold on the fronds; the first handovers are planned gradually from late 2026 and through 2027.

What’s planned here

• Waterfront villas: On the fronds, many with their own stretch of beach.
• Beaches and greenery: The new master plan includes more public beaches and parks.
• Hotels and leisure: Resorts and restaurants are to follow in later phases.
• Today: A construction site – life on the island only begins with the handovers.

Buying a villa on Palm Jebel Ali

What’s on sale is mainly villas of different sizes on the fronds, exclusively off-plan with payment plans. Other property types are to follow in later phases.

What matters

• Frond and position: Orientation, beach length and view differ.
• Payment plan: How much do you pay before handover, how much after?
• Timeline: Realistic handover and completion of the infrastructure.
• Resale before handover: Check the developer’s conditions.

How buying in Palm Jebel Ali works

In Palm Jebel Ali you mostly buy from the developer, i.e. off-plan. This is how it works:

1. Reservation: a reservation fee secures the unit.
2. Purchase agreement: you sign the Sale and Purchase Agreement with the developer. Ask to see all fees, the payment plan and the planned handover date.
3. Oqood: the purchase is entered in the interim register of the Dubai Land Department; the 4 percent registration fee is due at this point.
4. Payment plan: you pay in instalments according to construction progress into a protected escrow account.
5. Handover: after completion you inspect the unit, pay the final instalment and receive the title deed.

How your money is protected and what to look for in a developer is explained in our guide Buying off-plan in Dubai.

Running costs as an owner in Palm Jebel Ali

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 Palm Jebel Ali 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.

Typical mistakes when buying

• Calculating with Palm Jumeirah prices: The location is further out; comparable values will only emerge with the handovers.
• Not working through the payment plan: Make sure you can meet every instalment even if there are delays.
• Banking on a quick resale: Plan as an owner, not a speculator.

Renting out

Letting only becomes relevant after handover and as the infrastructure grows. Expected tenants are from the upscale segment, families and – with resorts nearby – holidaymakers. For first calculations, our rental yield calculator helps.

Palm Jebel Ali or Palm Jumeirah?

Pros and cons

Who Palm Jebel Ali suits

Palm Jebel Ali suits the lifestyle investor who wants to secure a waterfront villa early, and the portfolio investor with a long-term horizon. If you want to move in right away, you’re better off on Palm Jumeirah.

Our verdict

Palm Jebel Ali is one of the big opportunities of the coming years – with the corresponding risk. If you soberly check the payment plan, position on the island and timeline and think long-term, you can get in early on a future top address.

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.