5-Bedroom Provence Villa on Frond M, Palm Jebel Ali – Cost-to-Cost Resale

Property Overview

This is a five-bedroom Provence-design villa on Frond M of Palm Jebel Ali, offered off-plan by resale at AED 22,025,952. It has a built-up area of 8,321 sq ft on a 7,379 sq ft plot, and the agent describes it as a cost-to-cost sale, meaning the seller is asking for what the villa cost them rather than adding a resale premium.

Property Highlights

• Asking price: AED 22,025,952
• Property type: Villa
• Bedrooms: 5
• Built-up area: 8,321 sq ft
• Plot size: 7,379 sq ft
• Rate on built-up area: about AED 2,647 per sq ft
• Rate on plot: about AED 2,985 per sq ft
• Villa design: Provence, a Mediterranean-inspired style (agent-stated)
• Orientation: sunrise view (agent-stated)
• Location: Frond M, Palm Jebel Ali, Dubai
• Developer: Nakheel
• Sale basis: cost-to-cost resale (agent-stated)

Why This Is Listed as Off-Plan Distress

The agent states the seller is selling cost-to-cost. In Dubai resale practice this means the asking price is the seller's own purchase cost, with no premium added for the time the villa has been held or the value the wider project may have gained since launch. The brief does not state a separate original purchase price, a DLD transaction or a dated market comparison, so DPF has not calculated a discount percentage and does not describe this villa as below original price or below market.

What a buyer gains is entry at the seller's cost rather than at a marked-up resale figure. Buyers should ask for the original Sales and Purchase Agreement (SPA) to confirm the purchase price, the amount already paid to the developer, the remaining instalments and any transfer or NOC fees before committing.

About The Beach Collection, Nakheel and Palm Jebel Ali

Palm Jebel Ali is Nakheel's second palm-shaped island in Dubai, sitting along the coast between Jebel Ali and Dubai Marina's southern growth corridor. Its frond villa offering, marketed as The Beach Collection, consists of five- and six-bedroom triplex villas released across several fronds in phases.

Buyers choose from a set of named designs, including Provence, Mediterranean, Sapphire, Aquamarine, Azure Blue, Blue Horizon, Indigo Ocean and Tropical Mist. The Provence design is presented as a Mediterranean-inspired five-bedroom villa with a built-up area of roughly 8,320 sq ft, which matches the size supplied for this unit.

Layout, Plot and Orientation

The supplied figures show a built-up area larger than the plot, which is normal for a multi-level frond villa where living space is spread over several floors. The agent describes the villa as having a sunrise view and a "high number" position on the frond. DPF has not independently verified the plot number, its exact position or the view; ask the agent for the plot number and affection plan to confirm both.

Payment Plan and Handover

The brief does not state the payment plan, the amount already paid or the expected handover date for this villa. Handover timing for Palm Jebel Ali frond villas differs by frond and phase, so confirm the current schedule for Frond M, the outstanding balance and any developer charges directly against the SPA and the latest Nakheel statement of account.

Location and Connectivity

Palm Jebel Ali lies off the Jebel Ali coastline in southwest Dubai, with access from Sheikh Zayed Road. The surrounding area includes Jebel Ali, Dubai South and Dubai Marina further along the coast. DPF does not quote drive times; check routes for your own daily commute before buying.

Verification Notes

• Agent-supplied: community, frond, villa design, bedrooms, built-up area, plot size, asking price, cost-to-cost basis, sunrise view and "high number" position.
• DPF-calculated: price per square foot on built-up area and on plot.
• External research: Nakheel as developer and The Beach Collection villa designs, cross-checked against project information pages.
• Not supplied: original purchase price as a separate figure, amount paid, payment plan, handover date, bathrooms, parking and furnishing.