Property Overview
A 2-bedroom apartment in Bay Grove Residences, Dubai Islands at AED 3,500,000. Original purchase price AED 3,727,000. Savings: AED 227,000 (6.1% below OP). BUA 1,658 sqft at AED 2,111 per sqft. Middle floor with water view. Developer: Nakheel. Off-plan, handover Q1 to Q3 2028.
Property Highlights
- Type: 2BR apartment with maid room
- BUA: 1,658 sqft
- Asking price: AED 3,500,000
- OP: AED 3,727,000
- Saving vs OP: AED 227,000 (6.1%)
- Rate: AED 2,111 per sqft
- Floor: Middle
- View: Water
- Bathrooms: 3 (expected for this layout)
- Developer: Nakheel
- HO: Q1 to Q3 2028
Price Analysis
The agent states this is the best price per sqft available in Bay Grove. At AED 2,111 per sqft, the listing is competitive relative to available market data:
DLD 2BR Transactions in Bay Grove Residences (2026)
- AED 3,670,000 at 1,636 sqft (AED 2,243 per sqft, 26 Aug 2026, Bay Grove Residence 2, primary developer sale)
- AED 3,590,000 at 1,313 sqft (AED 2,734 per sqft, 25 Feb 2026, Bay Grove Residence 11, primary developer sale)
All DLD transactions are off-plan (primary developer sales). At AED 2,111 per sqft, this resale listing is 6% below the most recent comparable DLD transaction rate (AED 2,243 per sqft for a similar 1,636 sqft unit). The OP of AED 3,727,000 for 1,658 sqft equates to AED 2,247 per sqft, which is consistent with primary developer pricing.
Active 2BR Listings
- AED 3,900,000 at 1,601 sqft (AED 2,437 per sqft): Bay Grove C Building 10, full sea view, high floor, listed at original price (Bayut)
- AED 3,600,000 at 1,615 sqft (AED 2,229 per sqft): Bay Grove C Building 11, off-plan, HO Q2 2028 (no longer available on Bayut)
The AED 3,600,000 listing at 1,615 sqft (AED 2,229 per sqft) was a closer comparable but is no longer available. The remaining active comparable at AED 3,900,000 (AED 2,437 per sqft) is priced 11% higher. The agent's claim of best price per sqft could not be verified across all active listings but appears competitive based on data reviewed.
Construction and Handover
Bay Grove Residences was 6.6% complete as of September 2026. Nakheel awarded the main construction contract (over AED 800 million) in September 2026. Handover is scheduled between Q1 2028 (March) and Q3 2028 (September) depending on the building. At 6.6% completion with approximately 18 months to the earliest handover date, the timeline is tight. Nakheel has a strong track record with large-scale developments (Palm Jumeirah, Jumeirah Islands, The Gardens) but buyers should monitor construction progress closely.
About Bay Grove Residences
A Nakheel development on Dubai Islands comprising four interconnected buildings on a shared green podium. 10 floors per building. 1,154 total units across the project. Unit mix: 1BR, 2BR, 3BR apartments and 4BR penthouses and duplexes. Amenities: infinity pool with sea and skyline views, gymnasium, yoga room, beach access, landscaped gardens, children play area and pool, outdoor cinema, BBQ area, jogging track, retail. Freehold ownership.
About Dubai Islands
Formerly Deira Islands. A cluster of artificial islands developed by Nakheel off the coast of Deira. The master plan includes residential towers, hotels, retail, a marina, and a beach district. Connected to the mainland and accessible from Sheikh Zayed Road. Multiple phases of development are underway with several developers building on the islands alongside Nakheel.
Verification Notes
The selling price (AED 3,500,000), OP (AED 3,727,000), BUA (1,658 sqft), middle floor and water view are from the agent brief. The agent does not specify which building within Bay Grove Residences. The 1,658 sqft does not exactly match any confirmed 2BR layout in public records (closest DLD match: 1,636 sqft in Bay Grove Residence 2). This may reflect a different building or a layout variant. Buyers should verify the exact building number, unit number, floor and layout with the seller. The agent's claim of best price per sqft is unverified. Construction at 6.6% as of September 2026 creates delivery timeline risk for a 2028 handover.
