Jumeirah Bay Island area guide
Dubai's most exclusive private island, home to Bulgari Resort & Residences and some of the city's highest property prices.
Jumeirah Bay Island is a man-made island of around six million square feet, shaped like a seahorse and set about 300 metres off the Jumeirah coast, reached by a private bridge. Developed by Meraas, it's home to Bulgari Resort & Residences and a small number of private villa plots, making it one of the most exclusive addresses in the world.
| Jumeirah Bay Island at a glance | |
|---|---|
| Emirate | Dubai |
| Average price | Bulgari Residences listings averaged around AED 9,300 per sq ft (2026 listing data); record sales have exceeded AED 13,500 per sq ft |
| Typical rental yield | Not a yield market: buyers here are paying for scarcity and prestige. I provide rental comparables on request |
| Property types | Branded apartments, mansions and private villa plots |
| Best for | Ultra-high-net-worth buyers and trophy homes |
| Ownership | Freehold for all nationalities |
Figures are market averages and change over time. Individual properties vary widely by building, view and size.
Living in Jumeirah Bay Island
Residents have the Bulgari Resort, spa and restaurants, a private beach and the Bulgari Marina & Yacht Club. Jumeirah's beaches, cafés and schools are minutes away, and Downtown Dubai is roughly 15 to 20 minutes by car.
Pros
- Extremely limited supply on a private island
- Globally recognised Bulgari brand
- Privacy and security
- Central Jumeirah location
Things to weigh
- Among the highest prices in Dubai
- Very small, specialised resale market
- Low rental yields relative to price
- High running costs for branded homes
Is Jumeirah Bay Island a good investment?
Jumeirah Bay is a trophy market. Dubai's record price per square foot has been set here more than once, including a Bulgari apartment reported at over AED 13,500 per sq ft. It suits buyers preserving wealth in a scarce asset rather than investors seeking income.
Buying and renting out in Jumeirah Bay Island
Buying costs. Budget around 4% of the price for the Dubai Land Department fee, plus smaller registration and trustee fees, and an agency fee of around 2% on resale purchases. Many off-plan launches are commission-free for buyers. See the full breakdown in how to buy property in Dubai as a foreigner.
Service charges. Owners pay an annual service charge per square foot, which varies widely between buildings. Always compare it before buying, because it has a big effect on your net rental yield.
Renting out. Long-term leases are registered through Ejari. Holiday homes need a permit from Dubai's Department of Economy and Tourism, and some buildings don't allow them. I can also arrange property management if you'd rather not manage tenants yourself.
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Jumeirah Bay Island FAQs
How much does property on Jumeirah Bay Island cost?
Bulgari Residences listings averaged around AED 9,300 per sq ft in 2026, and record sales have exceeded AED 13,500 per sq ft.
Who developed Jumeirah Bay Island?
Jumeirah Bay Island was developed by Meraas.
What is on Jumeirah Bay Island?
Bulgari Resort & Residences, the Bulgari Marina & Yacht Club, a private beach and a small number of private villa plots.
Is Jumeirah Bay Island a good investment?
It suits ultra-high-net-worth buyers looking for a scarce trophy asset, rather than investors focused on rental yield.