Dubai Islands: new islands off Deira

In short: Dubai Islands are artificial islands off the coast of Deira, formerly known as the Deira Islands. Nakheel is developing them into an area of beaches, hotels, promenades and apartments. The project is at an early stage; most purchases are off-plan. The location near old Dubai and the airport is a plus.

Location and access

Dubai Islands lie off the coast of Deira in the north of the city – close to old Dubai with the Gold Souk and the Creek. DXB airport is around 15 minutes away, Downtown about 20 to 25 minutes. Bridges connect the islands to the mainland. Nearby are Mina Rashid and the future residential districts on the Creek.

From Deira Islands to Dubai Islands

Originally a third, enormous palm was planned here, the Palm Deira. After the financial crisis the project was scaled down and replanned as the Deira Islands. Under the name Dubai Islands, Nakheel is now pushing ahead with development: public beaches, hotels and resorts, promenades, marinas and residential projects.

What’s being built

• Beaches: New stretches of beach, some publicly accessible.
• Hotels and resorts: The first have opened, more are planned.
• Housing: Apartments and villas in several projects.
• Today: An area under development with lots of construction sites.

Property on Dubai Islands

On offer are mainly apartments in new projects, plus some waterfront villas, mostly off-plan. Prices are below those of the established coastal districts in new Dubai.

What matters

• Project and developer: Besides Nakheel, other developers are building here; check their experience.
• Proximity to the beach and view: The main value drivers by the sea.
• Timeline: When is handover, and how far along will the surroundings be by then?

How buying in Dubai Islands works

In Dubai Islands 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 Dubai Islands

After buying an apartment, these are the main ongoing costs:

• Service charges: for maintenance, security, pools and common areas, calculated by the size of your unit. The approved rates for each building are listed in the Service Charge Index of the Dubai Land Department.
• Electricity and water: via the utility DEWA; many buildings add a separate charge for district cooling.
• Housing fee: 5 percent of the annual rental value, billed through the DEWA account. It is paid by whoever lives in the home – so by your tenant if you let it.
• Ejari: every tenancy contract is registered; via the Dubai REST app this costs AED 177.75.
• Management: if you aren’t on site, a property manager handles letting and upkeep for a fee.

Unlike in many countries, there is no annual property tax in Dubai. All items are explained in our guide Buying costs in Dubai.

A visa through your property

With a property in Dubai 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.

Typical mistakes when buying

• Comparing with finished coastal districts: The infrastructure is only now being built – life there today is different from the Marina.
• Being too optimistic about the timeline: Plan for delays.
• Not checking the developer: A decisive point, especially in young areas.

Renting out

After handover, demand is likely to come mainly from holidaymakers who value the beach and proximity to old Dubai, and from professionals working in Deira and at the airport. Use our rental yield calculator to run first scenarios.

Compared

Pros and cons

Who Dubai Islands suit

Dubai Islands suit the Plan B investor who wants to secure a seaside apartment early, and the portfolio investor with a long-term horizon.

Our verdict

Dubai Islands are an exciting future area by the sea, close to the historic heart of the city. If you choose the project and developer carefully and bring patience, you can get in early here.

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.