Palm Jumeirah
apartment community
Buyer read
The fundamentals need more momentum
Studios have a median sale price of AED 1.5M. 38% of recent sales are off-plan, while market activity ranks bottom 30%. The downside profile is moderate, based on 5 of 5 available inputs.
AED 1.5M
Studio median · 2026 YTD
38% off-plan
Moderate supply-pressure proxy
Bottom 30%
Relative to Dubai communities
Moderate
5 of 5 risk inputs available
Iconic palm-shaped artificial archipelago with 17 fronds, luxury villas, and world-class hotels including Atlantis.
Median PSF
AED 3,564
Apartments
YoY change
+26.2%
5-yr sales
7,422
DLD transactions
Gross yield
4.5%
Ejari, last 12m
DUBUY VERDICT
Convenience varies by pocket
Palm Jumeirah offers strong day-to-day convenience with limited public transport. The mapped inventory covers 76 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
64/100
Outdoor access
20/100
Transit
30/100
Mapped venues
76
Dining
12/100
60 mapped
Shopping
2/100
6 mapped
Health
1/100
1 mapped
Nightlife
33/100
10 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
7 schools sit in the mapped catchment; 6 currently have a KHDA inspection rating, including 4 rated Very Good or Outstanding. Families can choose across 2 curriculums; check actual drive times and admissions availability below.
Schools nearby
7
Top-rated
4
Curricula
2
Best rating
Outstanding
Schools nearby
7
Within the mapped catchment
Curriculum
US
+1 more
Median fees
AED 76K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Reset expectations niche pick only
Both yield and 3-year capital growth sit below median. Reasons to buy here exist — specific schools, family ties, lifestyle — but the headline investment case is weak.
YoY change
+26.2%
3-yr growth
+3%
Gross yield
4.5%
5yr volume
7,422
Current PSF
AED 3,116
6-month forecast
+9.0%
Forecast range
2,955–3,839
AED per sqft
Confidence
Low
Model confidence
Palm Jumeirah is a primarily apartment-based community in Dubai with 7,422 transactions on record over the last five years. Median price per square foot sits at AED 3,564, up 26.2% year-on-year, outperforming the city-wide 8.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with Palm Jumeirah median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 24K
Loan AED 4.39M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
PROPERTY CATALOGUE
Homes in Palm Jumeirah
Palm Jumeirah is led by apartments, with 60 named developments and home types available to research.
Home types
5
Registered and marketed
Typical size
1,338 sqft
Community median
Named homes
60
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R
1,004–4,053 sqft
Hotel apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 8 B/R
354–1,442 sqft
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R
Not published
Includes Palm Jumeirah, Seven Hotel and Apartments The Palm, GOLDEN MILE and 57 more.
Explore all homesMarket temperature & historical discussion for Palm Jumeirah
Archived discussion themes: Praised for beach and pool access suitable for relaxation with young children. Criticised for severe traffic congestion, especially during rush hours.
Historical discussion
Top 30%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 146 on-topic mentions · latest item Jul 21, 2026 · last scored 2026-07-21
Discussion trend
Improving
+0.30 per year
Mostly discussed by
residents
39% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.3 to +0.3); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q3 2025 to Q3 2026 moved from -0.27 to 0.08. Based on 132 mentions across 5 quarters.
What people praise
- +Beach and pool access suitable for relaxation with young children×5
- +Venues available with good atmosphere and food options×3
- +Well-known tourist destination with recognizable appeal×3
- +Strong rental yields make Dubai competitive globally for investors×2
- +W Dubai hotel offers convenient beach and pool access on Palm Jumeirah×2
What people criticise
- −Severe traffic congestion, especially during rush hours×4
- −Extreme heat during midday hours limits outdoor activities×4
- −Drink spiking incidents reported at nightlife venues in area×2
- −Safety concerns raised by significant emergency event×2
- −Most pedestrian paths are on main roads rather than dedicated walkways×2
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 146 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 21, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Palm Jumeirah is growing faster than the citywide average, indicating strong local demand.
Nearby schools7 schools
View on DubaiSchools.aiIcademy Middle East Fz.Llc
Dubai College
GEMS Dubai American Academy - Dubai Branch
GEMS Wellington International School - Dubai Branch
Regent International Private School L.L.C
American School Dubai
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 69 total outlets near Palm Jumeirah
Moderate amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on the known parks, cycle tracks and local-access inventory; not pedestrian routing
High mapped greenery · #24 of 75 mapped Dubai communities The 12 figure counts OpenStreetMap park-tagged features within 2.8km of the community centre. It does not mean 12 distinct named parks or confirm walking access.
Tram Stations
Marine Transport
Travel times from Palm Jumeirah
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Walkable Destinations
What's Reachable by Car
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Palm Jumeirah
Water Transport & Activities
Airport access
Drive times from Palm Jumeirah to Dubai airports
Future: Expanding to become world's largest airport by 2040
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 39 min drive vs 44 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsVery Positive outlook
Coming Soon: Dubai Harbour
Multiple major developments planned nearby including Dubai Harbour and Palm Jebel Ali Revival. Expect significant infrastructure improvements and potential property value appreciation.
Planned & Ongoing Projects (2)
Dubai Harbour
New cruise terminal and marina destination near Palm Jumeirah with retail, dining, and yacht facilities.
- Cruise tourism hub
- 1,100 yacht berths
- Waterfront dining
Palm Jebel Ali Revival
Revival of the Palm Jebel Ali project with updated master plan. Will be larger than Palm Jumeirah.
- Massive new waterfront living
- Beach access for thousands
- New hospitality destinations
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Active listings in Palm Jumeirah
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
Market history
Prices fell 9.8% while sales fell 30% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 3,285
Q2 2026
3m price change
-9.8%
vs prior completed quarter
Quarter sales
224
Q2 2026
3m sales change
-30.0%
vs prior completed quarter
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 1,983/sqft
5,438 sales
Off-plan (developer)
AED 3,561/sqft
3,461 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 1.23M | 2,636 | 712 |
| 1 B/R | AED 2.65M | 2,483 | 2,134 |
| 2 B/R | AED 4.20M | 2,386 | 3,281 |
| 3 B/R | AED 7.20M | 2,733 | 1,955 |
| 4 B/R | AED 23.4M | 4,126 | 614 |
| 5 B/R | AED 30.0M | 3,278 | 110 |
| 6 B/R | AED 110.0M | 6,191 | 22 |
| 7 B/R | AED 47.0M | 2,915 | 24 |
Ejari rental contracts
Government-filed · 38,546 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 3,116/sqft → AED 3,397/sqft
Range AED 2,955 – 3,839· +7.4 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
38% off-plan share — moderate incoming supply
Discussion momentum
Historical discussion trend +0.30 over last 4q (dated 2021–2026 Reddit archive, n=146)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.8 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Palm Jumeirah
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-1.4 pp vs Dubai median
By bedroom type
AED 95K/yr ÷ AED 1.23M
AED 145K/yr ÷ AED 2.65M
AED 200K/yr ÷ AED 4.20M
AED 240K/yr ÷ AED 7.20M
AED 418K/yr ÷ AED 23.44M
AED 1.10M/yr ÷ AED 30.00M
AED 1.70M/yr ÷ AED 110.00M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
Mortgage LTV
Median loan-to-value · DLD-registered mortgages
-6.4 pp vs Dubai
Avg LTV
61.7%
2026Q3
Sample
23
financed sales
Trend (3y)
+3.1 pp
12 quarters
LTV trend (last 12 quarters)
Building-level LTV
SEVEN HOTEL & APARTMENTS THE PALM - A
AED 1.08M loan ÷ AED 1.48M sale · 114 financed
THE PALM TOWER
AED 2.11M loan ÷ AED 4.15M sale · 43 financed
ROYAL AMWAJ RESIDENCES SOUTH
AED 1.94M loan ÷ AED 3.75M sale · 38 financed
Marina Apartments 4
AED 3.20M loan ÷ AED 4.15M sale · 32 financed
THE RESIDENCES NORTH
AED 4.11M loan ÷ AED 6.40M sale · 32 financed
PALM VIEWS WEST
AED 1.10M loan ÷ AED 1.47M sale · 30 financed
DLD-registered mortgages only — foreign / private-bank financing not captured. Sanity-bounded to LTV ∈ [20%, 100%]. Reasonable for trends, not absolute totals.
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Asking vs DLD
65% of active listings sit >15% above DLD median — negotiation room before you offer.
See the building-level asking-vs-DLD gap in Palm Jumeirah
Pro members get every building's premium-vs-fair-value, ranked — useful for finding negotiation room before you offer.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-13.1%
6 months
-19.1%
1 year
-11.0%
2 years
+23.0%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 3,116 | 63 | -13.1% |
| 2026Q2 | AED 3,586 | 188 | -6.9% |
| 2026Q1 | AED 3,853 | 278 | +8.1% |
| 2025Q4 | AED 3,564 | 326 | +1.8% |
| 2025Q3 | AED 3,500 | 237 | +19.4% |
| 2025Q2 | AED 2,932 | 270 | +5.0% |
| 2025Q1 | AED 2,792 | 272 | +6.0% |
| 2024Q4 | AED 2,633 | 297 | +3.9% |
| 2024Q3 | AED 2,534 | 253 | -1.6% |
| 2024Q2 | AED 2,575 | 332 | -1.8% |
| 2024Q1 | AED 2,623 | 275 | -10.6% |
| 2023Q4 | AED 2,934 | 354 | -7.7% |
| 2023Q3 | AED 3,179 | 368 | +15.3% |
| 2023Q2 | AED 2,756 | 494 | +0.0% |
| 2023Q1 | AED 2,756 | 490 | -13.2% |
| 2022Q4 | AED 3,176 | 1,272 | +22.6% |
| 2022Q3 | AED 2,590 | 417 | +18.5% |
| 2022Q2 | AED 2,186 | 456 | +16.8% |
| 2022Q1 | AED 1,871 | 265 | -19.6% |
| 2021Q4 | AED 2,326 | 338 | +11.7% |
| 2021Q3 | AED 2,083 | 176 |
Property Mix
By Type
Room Distribution
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsNakheel
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
- •Some older stock needs renovation
- •Service charges vary
Omniyat
- •Exceptional quality
- •Unique architecture
- •Prime locations
- •Ultra-premium pricing
- •Limited availability
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Palm Jumeirah
8,531 Ejari contracts · DLD official data
Median annual rent
AED 189K
Registered Ejari contracts
Monthly equivalent
AED 15,750
Annual median divided by 12
Gross yield
3.2%
Before service charges and costs
New / renewed
4,199 / 4,332
Contract counts
Rent by Bedroom Type
6 Bedrooms
87 contracts
AED 1700K/yr
AED 141,667/mo
studio Bedrooms
459 contracts
AED 95K/yr
AED 7,917/mo
1 Bedroom
2133 contracts
AED 145K/yr
AED 12,083/mo
2 Bedrooms
3152 contracts
AED 200K/yr
AED 16,625/mo
3 Bedrooms
1784 contracts
AED 240K/yr
AED 20,000/mo
4 Bedrooms
713 contracts
AED 418K/yr
AED 34,874/mo
5 Bedrooms
203 contracts
AED 1100K/yr
AED 91,667/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
40/100
Moderate
Headline risk for Palm Jumeirah. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Palm Jumeirah's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •Sellers asking far above realized prices (denial gap)
- •DLD market temperature trending negative
- •Buyer stock highly leveraged (rising rates squeeze them)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
High mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.8km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
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Frequently asked questions about Palm Jumeirah
What is the average property price in Palm Jumeirah?
The median property price in Palm Jumeirah is AED 5,850,000, with a median price per square foot of AED 3,564. Prices have changed +26.2% year-over-year as of July 2026.
What types of properties are available in Palm Jumeirah?
Palm Jumeirah is primarily an apartment community with approximately 87% apartments and 7% villas. The most common property types include Flat (9,373), Hotel Apartment (871), Hotel Rooms (541).
How is the real estate market performing in Palm Jumeirah?
Palm Jumeirah has seen 7,422 property transactions over the past 5 years. The current year-over-year price change is +26.2%, with 1,007 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of July 2026.How we built this.