Property Overview
This 4-bedroom semi-detached villa with maid's room in Bay Villas by Nakheel, Dubai Islands, is available at AED 8,000,000. The Type D villa offers 4,261 sq ft of built-up area with a terrace, private lift, and community and sea views. This is an off-plan resale with handover expected in Q4 2027. The asking price is AED 300,000 below a DLD-registered transaction for a 4-bedroom villa with identical BUA in Bay Villas.
Property Highlights
- Type: 4-bedroom semi-detached villa with maid's room
- Villa type: Type D
- BUA: 4,261 sq ft
- Asking price: AED 8,000,000
- Rate: AED 1,877 per sq ft
- View: community and sea
- Features: terrace, private lift
- Status: off-plan, handover Q4 2027
- Developer: Nakheel Properties
- Ownership: freehold
Why the Price Qualifies as Below DLD Transacted
A DLD-registered transaction on 3 September 2026 recorded a 4-bedroom villa in Bay Villas with exactly 4,261 sq ft BUA (plot 4,922 sqft) selling at AED 8,300,000. The agent's asking price of AED 8,000,000 is AED 300,000 (3.6%) below this recorded transaction for the same BUA.
DLD Transaction Context
Recent DLD-registered transactions for Bay Villas 4-bedroom villas:
- 3 Sep 2026: BUA 4,261 sqft, plot 4,922 sqft, AED 8,300,000 (AED 1,948 per sq ft on BUA)
- 7 Aug 2026: BUA 5,491 sqft, plot 6,718 sqft, AED 9,240,000 (AED 1,683 per sq ft on BUA)
- 20 Jul 2026: BUA 5,885 sqft, plot 6,814 sqft, AED 9,558,800 (AED 1,624 per sq ft on BUA)
- 20 Jul 2026: BUA 5,885 sqft, plot 7,626 sqft, AED 9,628,800 (AED 1,636 per sq ft on BUA)
- 16 Jul 2026: BUA 3,950 sqft, plot 4,044 sqft, AED 5,800,000 (AED 1,468 per sq ft on BUA)
- 15 Jul 2026: BUA 5,858 sqft, plot 6,601 sqft, AED 9,100,000 (AED 1,554 per sq ft on BUA)
The most directly comparable transaction is the 3 September 2026 sale at 4,261 sqft BUA for AED 8,300,000. That unit had a plot size of 4,922 sqft. The agent did not specify a plot size for this unit, so the plot may differ. The 4,261 sqft BUA configuration commands a higher per-sqft rate than the larger 5,491 to 5,885 sqft villas, reflecting the different villa categories within Bay Villas.
Developer Starting Prices
Off-planproperties.ae lists Bay Villas semi-detached villas (3 to 4 bedrooms, 3,815 to 4,261 sqft) from AED 5,100,000 at developer pricing. The project has sold out at the developer level, and all units now trade on the secondary market at resale premiums.
Layout and Features
The agent describes a Type D semi-detached villa with 4 bedrooms and a maid's room across 4,261 sq ft BUA. The unit includes a terrace and a private lift, which is a notable feature in a semi-detached villa of this size. Semi-detached means the villa shares one wall with an adjoining unit while maintaining its own entrance, garden and outdoor space on three sides.
Bay Villas offers several Type D sub-variants. The agent's unit at 4,261 sqft matches the semi-detached range listed by off-planproperties.ae (3,815 to 4,261 sqft). Bayut also lists a Type D-2 at 5,501 sqft, indicating a larger sub-variant within the same type classification. The agent did not specify the exact sub-variant designation.
The agent states community and sea views. Dubai Islands' island positioning means sea views are available from elevated positions or units on the perimeter of the development. The exact orientation of this unit was not specified. Bathroom count, furnishing status, parking allocation and floor count were not provided by the agent.
About Bay Villas by Nakheel
Bay Villas is a residential villa community developed by Nakheel Properties on Island B of Dubai Islands (formerly Deira Islands). The project has been released in multiple phases and is sold out at the developer level.
Property types and size ranges:
- Townhouses: 3 to 4 bedrooms, 3,401 to 3,994 sq ft
- Semi-detached villas: 3 to 4 bedrooms, 3,815 to 4,261 sq ft
- Garden and waterfront villas: 4 to 5 bedrooms, 5,441 to 6,399 sq ft
- Beachfront villas: 5 to 6 bedrooms, up to 14,134 sq ft
Developer starting prices ranged from AED 4,800,000 for 3-bedroom villas to AED 13,800,000 for 6-bedroom beachfront villas. All villas include private gardens and are built within a gated community with resort-style amenities.
Community Amenities
- Resort-style swimming pools
- Gymnasium and fitness facilities
- Landscaped parks and gardens
- Direct beach access
- Jogging and cycling tracks
- Retail and dining outlets
- Children's play areas
- Covered parking
- 24-hour security
Payment Plan and Handover
The agent states handover in Q4 2027. Different sources cite varying handover timelines for Bay Villas: off-planproperties.ae and Property Finder's Phase 3 page state Q2 2027 (June 2027), while metropolitan.realestate states Phase 2 handover in 2028. The variation likely reflects different phases within the development. The agent's Q4 2027 falls between these dates.
As this is an off-plan resale, the buyer takes over the remaining payment obligations under the original purchaser's SPA with Nakheel. Payment plans across Bay Villas phases include 15/65/20, 20/60/20 and 70/30 structures depending on the phase and when the original purchase was made. The agent did not specify the payment plan breakdown, the amount already paid, or the remaining balance. Buyers must request the full SPA and payment schedule from the seller.
About Dubai Islands
Dubai Islands (formerly Deira Islands) is a waterfront development comprising five man-made islands off the Deira coastline, developed by Nakheel Properties. The project spans approximately 17 sq km and is planned to include residential communities, hotels, resorts, a marina, retail zones, entertainment venues, beaches and parks.
Key distances from Dubai Islands:
- Dubai Cruise Terminal: approximately 19 minutes
- Dubai International Airport: approximately 18 minutes
- Downtown Dubai: approximately 25 minutes
- Deira City Centre: nearby via direct road connection
Major developments on Dubai Islands include Bay Villas, Bay Residences, Dubai Islands Beach and several resort hotels. The area offers direct waterfront access with island-style living connected to mainland Deira.
Verification Notes
Unit-specific facts including 4-bedroom plus maid's room, Type D semi-detached, BUA 4,261 sq ft, community and sea view, terrace, private lift, handover Q4 2027 and asking price of AED 8,000,000 are sourced from the agent's brief received on 2 October 2026. The DLD benchmark is a transaction registered on 3 September 2026 for a 4-bedroom villa in Bay Villas with identical BUA of 4,261 sq ft at AED 8,300,000 (plot 4,922 sqft). The agent's price is AED 300,000 (3.6%) below this transaction. The benchmark unit may differ in plot size, phase, view or position from the agent's unit. The handover date of Q4 2027 differs from some sources citing Q2 2027, likely reflecting different phases. The agent did not provide the unit number, phase, plot size, bathroom count, furnishing status, parking allocation, payment plan breakdown, amount paid by the seller, or original purchase price. The Type D classification has multiple sub-variants within Bay Villas; the exact sub-variant was not specified. Stable project facts including developer, community layout, amenities, property types and Dubai Islands details are verified against Nakheel official information and major property portals.
