AED 56,800,000 was AED 62,500,000
| Deal type | Below OP |
| Price | AED 56,800,000 |
| Original price | AED 62,500,000 |
| Saving | AED 5,700,000 (9.1%) |
| Type | Residential Plot |
| Status | Off-Plan |
| Developer | Nakheel |
| Area / Master development | Palm Jebel Ali |
| Sub-community / Phase | Palm Jebel Ali Frond C |
| Community | Palm Jebel Ali |
A Premium Plot Collection plot on Frond P of Palm Jebel Ali by Nakheel at AED 56,800,000, 9.1% below the original price of AED 62,500,000, saving AED 5,700,000. Plot area 25,781 sqft at AED 2,203 per sqft. Freehold. The buyer purchases bare land to build a custom Signature Villa.
The seller purchased at AED 62,500,000 and is asking AED 56,800,000, a AED 5,700,000 reduction (9.1%). Including the 4% Oqood registration fee of AED 2,500,000 paid at purchase, the seller's total investment was AED 65,000,000. At AED 56,800,000, the total seller loss is AED 8,200,000 (12.6% of total investment).
At AED 2,203 per sqft, this listing is above both Frond P comps (AED 1,833 and AED 1,864) but below Frond L (AED 2,302) and Frond N (AED 2,525). The wide pricing range reflects differences in plot position on the frond (base vs tip), orientation (sunrise vs sunset), and frond priority in the development timeline. A Frond P plot at AED 1,833 per sqft is AED 14,800,000 cheaper than this listing, though plot sizes differ (22,911 vs 25,781 sqft).
Palm Jebel Ali has 16 fronds lettered A through P. Frond P is the outermost frond. The first 8 fronds (A-H) are being prioritised for infrastructure, with construction contracts already awarded for Fronds A to F. Frond P, being one of the last, is likely in a later development phase. This means:
This timeline risk is a factor in the pricing and may explain why Frond P plots trade at lower per-sqft rates than Fronds L and N.
Nakheel's second palm island, originally master-planned in the 2000s and shelved during the 2008 financial crisis. Relaunched circa 2023-2024 by Nakheel (now part of Dubai Holding). Land reclamation is complete. Infrastructure contracts worth AED 750,000,000 cover roads, utilities and power. 16 fronds (A through P). Product offerings include Premium Plot Collection (bare plots), Beach Collection (developer-built beachfront villas) and Coral Collection (developer-built lagoon villas). First villa handovers expected Q3 to Q4 2027. Full island buildout extends into the 2030s. Freehold ownership.
The buyer purchases bare land and manages their own villa construction. Estimated additional costs:
These are rough estimates. Actual costs depend on villa size, finish quality, market conditions and construction timelines.
The plot size, OP, selling price and Frond P location are from the agent brief. The 9.1% discount (AED 5,700,000) is arithmetically verified. Palm Jebel Ali is confirmed as a Nakheel development with freehold tenure. The OP of AED 62,500,000 (AED 2,424 per sqft) is within the range of comparable Frond N listings. Active Frond P listings show lower per-sqft rates (AED 1,833 to AED 1,864), suggesting this listing is at the upper end for its frond. The difference may reflect plot position on the frond. Frond P is one of the outer fronds with a potentially longer development timeline than Fronds A through H.
Nakheel's Premium Plot Collection offers bare freehold plots on Palm Jebel Ali fronds. Buyers purchase the land and build a custom Signature Villa to their own design. This is distinct from the Beach Collection and Coral Collection, which are developer-built villas sold as turnkey homes. Premium Plot buyers have design flexibility but must manage their own construction.
Mid-range. Active Frond P listings: AED 42,000,000 for 22,911 sqft (AED 1,833 per sqft, Dubizzle) and approximately AED 63,000,000 for 33,796 sqft (AED 1,864 per sqft, Property Finder). Other fronds: Frond L at AED 2,302 per sqft, Frond N at AED 2,525 per sqft. At AED 2,203 per sqft, this listing is above the cheapest Frond P comps but below Frond L and N. Pricing depends on exact plot position (tip vs base, sunrise vs sunset side).
Land reclamation is complete. Infrastructure contracts worth AED 750,000,000 (roads, utilities, power) are targeted for completion by end of 2026. The first 8 fronds (A-H) are being prioritised. Villa construction contracts have been awarded for Fronds A to F. Frond P is one of the outer fronds (P being the 16th of 16 fronds) and is likely in a later development phase. First villa handovers are expected Q3 to Q4 2027 for the earliest fronds, with full buildout extending into the 2030s. Frond P may have a longer timeline.
A custom residential villa (Signature Villa). Plot size of 25,781 sqft is among the larger available, allowing a substantial 5 to 7-bedroom waterfront villa with private pool, garden and parking. The buyer manages the design and construction process. Estimated construction cost for a high-end villa: AED 400 to AED 800 per sqft of BUA, depending on specification. If building 10,000 to 15,000 sqft BUA, construction alone could cost AED 4,000,000 to AED 12,000,000.
AED 5,700,000 is a substantial absolute saving. However, at 9.1%, it is a moderate percentage for a plot that remains under development with no infrastructure completion on this specific frond. Buyers face construction timeline risk, additional building costs and opportunity cost on AED 56,800,000 of capital. The discount should be evaluated against the risk of holding an undeveloped plot on an outer frond for potentially several years.
Buyer costs
Dubai transfer costs for an off-plan unit. Every figure editable — NOC is set by the developer and varies.
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Total cost
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Full payment schedule and unit details are released to qualified buyers on enquiry.
Indicative only and not a quotation. Excludes any balance payable to the developer, mortgage arrangement costs and service charges.
Finance
Off-plan: UAE lenders generally finance at handover. Plan the position you will be in.
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Monthly payment
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Indicative only, not an offer of finance and not advice. UAE loan-to-value caps depend on residency, property value and whether it is your first purchase, with tighter limits on off-plan. Rates move; confirm current terms with your bank or broker.
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