Bay Grove Residences 3-Bedroom 13.0% Below OP, Beach Access, Dubai Island

Property Overview

This 2,100 sq ft three-bedroom apartment at Bay Grove Residences, Dubai Island, by Nakheel is offered at AED 4,300,000, against an agent-stated original purchase price of AED 4,945,000. On DPF's calculation the asking price is AED 645,000 (13.0%) below the original price. The agent describes a low-floor unit with private beach access.

Property Highlights

• Property type: 3-bedroom apartment (resale)
• Project: Bay Grove Residences, Dubai Island
• Built-up area: 2,100 sq ft
• Floor: Low floor (agent-stated; exact level not supplied)
• Beach: Private beach access (agent-stated)
• Asking price: AED 4,300,000
• Original purchase price (agent-stated): AED 4,945,000
• Saving versus original price: AED 645,000 (13.0%)
• Price per sq ft: approximately AED 2,048

Why the Price Qualifies as Below OP

The agent brief states an original purchase price of AED 4,945,000 and a selling price of AED 4,300,000. The difference is AED 645,000, or 13.0% below the original price. Adding the standard 4% DLD fee gives a total seller cost of about AED 5,142,800, and the asking price is roughly 16.4% below that figure. Dividing the asking price by 2,100 sq ft gives approximately AED 2,048 per sq ft.

The agent's brief quotes smaller discounts of 11.02% below the purchase price and 14.38% below a cost including DLD of AED 5,138,800. Those percentages correspond to an asking price of roughly AED 4.4 million rather than AED 4.3 million, so they may reflect an earlier price. DPF has used the calculation based on the stated selling price. The benchmark is the seller's original purchase price as supplied in the agent brief received on 13 October 2026; buyers should confirm it against the SPA and Nakheel's statement of account.

About the Project, Developer and Community

Bay Grove Residences is a residential project by Nakheel on Dubai Island, made up of several buildings. The specific building for this unit was not supplied. Project amenities, including the private beach access described by the agent, should be confirmed with Nakheel.

Layout, Floor and View

The agent describes this unit as a 2,100 sq ft three-bedroom apartment on a low floor with private beach access. The building, exact floor, view, bathroom count, maid's room and parking were not supplied and should be confirmed from the SPA and the official floor plan.

Status, Payment and Handover

The brief does not state the handover date, payment plan, amount paid or remaining balance. Confirm the completion status, all payment terms and any Nakheel transfer or NOC fees against the SPA before committing.

Location and Connectivity

Dubai Island is a Nakheel waterfront development off the Deira coast in Dubai. Specific travel times to nearby destinations have not been verified for this listing.

Verification Notes

• Unit facts (type, project, size, floor position, beach access, original and asking price) come from the agent brief received on 13 October 2026.
• The saving, percentages, OP-plus-DLD total and price per sq ft are DPF calculations based on the supplied original and selling prices, using the standard 4% DLD fee.
• The agent's quoted percentages and cost figure differ from DPF's calculation and are noted above.
• No building, handover date, payment plan, photographs or documents were supplied with this brief.