Jumeirah Bay Island Property Guide

Jumeirah Bay Island Overview

Jumeirah Bay Island is a private, seahorse-shaped island of around six million square feet located about 500 metres off the Jumeirah coastline in Jumeirah 2, Dubai. Developed by Meraas, part of Dubai Holding Real Estate, the island is home to the Bulgari Resort and Residences, the Bulgari Marina and Yacht Club, the Bulgari Lighthouse residential tower and a limited collection of just 128 private villa plots.

Often referred to as Bulgari Island or Billionaires' Island, Jumeirah Bay Island has become a well-known ultra-prime residential address in Dubai. Its combination of a single, secure entry point, private beaches, panoramic views of the Dubai skyline and Bulgari-branded hospitality has attracted a global community of high-net-worth homeowners, and the island has recorded a series of landmark villa, plot and penthouse transactions in recent years.

Highlights

•       Private island setting: a gated island connected to the mainland by a single 300-metre bridge.

•       Only 128 villa plots: a fixed collection of large residential plots, many facing the inner bay or the open sea.

•       Bulgari lifestyle: the Bulgari Resort, Bulgari Residences, Bulgari Mansions, Bulgari Lighthouse and Bulgari Marina and Yacht Club.

•       Skyline views: panoramic views of Burj Khalifa, Downtown Dubai and the Jumeirah coastline.

•       Bespoke homes: custom villas designed by owners on generous plots.

•       Central location: minutes from Downtown Dubai, City Walk, La Mer and DIFC.

•       Freehold ownership: open to buyers of all nationalities.

Jumeirah Bay Island at a glance

•       Master developer: Meraas, part of Dubai Holding Real Estate

•       Location: about 500 metres off the coast of Jumeirah 2, Dubai

•       Total area: around six million square feet (about 557,000 square metres or 55.7 hectares)

•       Bulgari Resort and Residences complex: around 1.7 million square feet (about 158,000 square metres)

•       Access: a 300-metre road bridge from the Jumeirah coast

•       Villa plots: 128 plots of around 16,000 to 37,000 square feet

•       Branded residences: Bulgari Residences, Bulgari Mansions and Bulgari Lighthouse

•       Ownership: freehold, open to international buyers

•       Property types: villa plots, custom villas, branded mansions, apartments and penthouses

A rare island address in the heart of the city

Jumeirah Bay Island brings together privacy, scarcity and world-class hospitality in a central coastal location. With a fixed number of plots and a small collection of branded residences, every home on the island forms part of an exceptionally limited supply, a quality that has supported strong demand and a sequence of record transactions.

Where Is Jumeirah Bay Island?

Location and Connectivity

Jumeirah Bay Island sits just off the coast of Jumeirah 2 in central Dubai, connected to the mainland by a single 300-metre road bridge from Jumeirah Beach Road. The island looks back towards the Downtown Dubai skyline, with La Mer, City Walk and the Jumeirah coastline close at hand.

Island layout

•       Villa plots: 128 residential plots arranged around the island, with 46 facing the inner bay and 82 located further inland, plus prestigious plots at the island's tip.

•       Bulgari Resort and Residences: the resort, residences and mansions on the island's seaward side.

•       Bulgari Lighthouse: a 28-storey residential tower next to the resort.

•       Bulgari Marina and Yacht Club: a private marina with berths, a yacht club and dining.

•       Landscaped streets and beaches: private beaches, gardens and promenades throughout the island.

Key distances and travel times

•       La Mer and Jumeirah Beach Road: a few minutes by car.

•       City Walk and Box Park: around 5 to 10 minutes.

•       Downtown Dubai and The Dubai Mall: around 14 minutes.

•       DIFC and Sheikh Zayed Road: around 15 minutes.

•       Burj Al Arab and Madinat Jumeirah: around 20 minutes.

•       Palm Jumeirah: around 22 minutes.

•       Dubai International Airport (DXB): around 20 to 25 minutes.

Road access

The island's bridge connects to Jumeirah Beach Road, which links with Al Wasl Road, Sheikh Zayed Road and Al Khail Road. Residents can reach Downtown Dubai, DIFC, the airport and the wider city quickly, while the island's single, secure entry point preserves its privacy.

Public transport

•       Dubai Metro: Red Line stations on Sheikh Zayed Road, including Burj Khalifa/Dubai Mall and World Trade Centre, are a short drive away.

•       Buses and taxis: RTA services operate along Jumeirah Beach Road and Al Wasl Road.

•       Sea access: the Bulgari Marina gives residents direct access to the Arabian Gulf by yacht.

Jumeirah Bay Island Master Plan

The Jumeirah Bay Island master plan creates a private, low-density island community that combines bespoke villas on large plots with Bulgari-branded hospitality, residences and a marina, all set within landscaped grounds and private beaches.

Development background

Meraas developed Jumeirah Bay Island on reclaimed land just off the Jumeirah coastline, shaping it in the form of a seahorse. The island's 128 villa plots were released to buyers, and owners have since been building custom homes to their own designs. The Bulgari Resort Dubai opened on the island in 2017, alongside the Bulgari Residences and the Bulgari Marina and Yacht Club. Meraas later launched the Bulgari Lighthouse, a residential tower that marks the brand's third collaboration with Meraas on the island, and completed the handover of seven waterfront Bulgari Mansions of around 10,000 square feet each.

Planning principles

•       Privacy and security: a single, controlled entry point via the island's bridge.

•       Low density: a fixed collection of 128 large villa plots that cannot be subdivided.

•       Bespoke design: owners create custom villas within the island's design guidelines.

•       Branded hospitality: Bulgari resort, residences and marina at the heart of the island.

•       Landscape and beaches: private beaches, gardens and tree-lined streets.

Residential components

•       Villa plots: 128 plots of around 16,000 to 37,000 square feet, including inner-bay plots, inland plots and three exclusive plots at the island's tip with views of the Downtown skyline.

•       Custom villas: owner-built homes, many with private beaches, infinity pools and extensive outdoor spaces.

•       Bulgari Mansions: waterfront mansions of around 10,000 square feet with Bulgari services.

•       Bulgari Residences: apartments and penthouses connected to the Bulgari Resort.

•       Bulgari Lighthouse: a 28-storey tower of four- and five-bedroom apartments and penthouses designed by Antonio Citterio Patricia Viel, scheduled for completion in Q2 2027.

Hospitality and leisure

•       Bulgari Resort Dubai: a resort with private beach, spa, fine dining and a private members' club.

•       Bulgari Marina and Yacht Club: a private marina with yacht berths, a yacht club and dining.

•       Beaches and landscaped grounds: private beaches and gardens throughout the island.

Development milestones

•       2010s: Meraas develops Jumeirah Bay Island and releases its 128 villa plots.

•       2017: Bulgari Resort Dubai and the Bulgari Residences open.

•       Following years: owners build custom villas across the island; Bulgari Marina and Yacht Club opens.

•       Recent years: Meraas launches the Bulgari Lighthouse and hands over seven Bulgari Mansions.

•       2024 to 2025: record villa, plot and penthouse transactions on the island.

•       Q2 2027: scheduled completion of the Bulgari Lighthouse.

Developers and Projects in Jumeirah Bay Island

Jumeirah Bay Island is developed by Meraas, part of Dubai Holding Real Estate, which created the island, released its villa plots and delivers its Bulgari-branded residences in partnership with the Italian luxury house.

Meraas

Meraas is the developer behind several of Dubai's well-known lifestyle destinations, including City Walk, La Mer, Bluewaters Island and Jumeirah Bay Island.

•       Bulgari Resort and Residences: the island's resort and residential collection, combining hotel services with private homes.

•       Bulgari Mansions: seven waterfront mansions of around 10,000 square feet each, handed over by Meraas.

•       Bulgari Lighthouse: a 28-storey residential tower with four- and five-bedroom apartments and penthouses, managed by the neighbouring Bulgari Resort and scheduled for completion in Q2 2027.

•       Villa plots: 128 plots released for private development.

Private villa owners

Much of the island's residential fabric is created by individual owners, who commission leading architects and designers to build bespoke villas on their plots. Recent custom homes on the island have featured premium materials, private beaches, infinity pools and expansive glass façades framing the Dubai skyline.

Property types on Jumeirah Bay Island

•       Villa plots: land for custom homes, from around 16,000 to 37,000 square feet.

•       Custom villas: bespoke homes, typically with five or more bedrooms.

•       Bulgari Mansions: branded waterfront mansions with resort services.

•       Bulgari Residences: branded apartments and penthouses.

•       Bulgari Lighthouse apartments and penthouses: four- and five-bedroom branded homes.

Buyers should confirm each property's details and registration with the developer and the Dubai Land Department.

Jumeirah Bay Island Property Prices and Market Trends

Jumeirah Bay Island has recorded a sequence of landmark transactions, including a six-bedroom villa sold for AED 330 million in March 2025, the final two Bulgari Lighthouse penthouses sold for a combined AED 282 million in the first half of 2025, and villa plots of the same size rising from AED 150 million to AED 180 million within three months in 2025. Because the island has only 128 villa plots and a small collection of branded residences, transactions are few and individually significant, so figures in this section are drawn from Dubai Land Department (DLD) records as reported by leading brokerages and the press, with the period stated for each figure. All figures should be confirmed at the time of purchase.

Market Overview

Demand for Jumeirah Bay Island property is shaped by its fixed supply of 128 plots, its private island setting, its Bulgari-branded hospitality and residences, and its central location with views of the Downtown Dubai skyline. Buyers are predominantly ultra-high-net-worth individuals from around the world seeking bespoke homes or branded residences in a secure, exclusive environment. Each new record transaction has reinforced the island's profile among global luxury buyers.

Key Market Indicators

•       Record villa sale: a six-bedroom villa on one of three plots at the island's tip sold for AED 330 million in March 2025, on a 26,895-square-foot plot (Dubai Sotheby's International Realty).

•       Villa price progression: the island's villa record rose from AED 240.5 million in June 2024 to AED 330 million in March 2025, an increase of around 37% in nine months.

•       Plot price growth: plots of the same size rose from around AED 150 million to AED 180 million within three months, an increase of around 20% (Sotheby's International Realty, 2025).

•       Long-term plot appreciation: a 24,500-square-foot plot purchased for AED 36.5 million in 2021 sold for AED 125 million in April 2023, more than AED 5,000 per square foot of land (DLD records reported by Knight Frank).

•       Bulgari Lighthouse: the final two penthouses sold for a combined AED 282 million in H1 2025, at AED 146.6 million and AED 136.25 million.

•       Bulgari Resort and Residences: DLD data shows the average price per square foot has risen year on year since 2019 (reported 2022).

•       Quarterly growth: the island's average price per square foot rose 44.3% from AED 4,502 in Q1 2022 to AED 6,500 in Q2 2022.

Price per Square Foot by Property Type

•       Record villa (tip of the island): around AED 12,270 per square foot of plot area, March 2025 (calculated from the reported AED 330 million price and 26,895-square-foot plot).

•       Bulgari Lighthouse penthouse: around AED 12,580 per square foot of built-up area, H1 2025 (calculated from the reported AED 146.6 million price and 11,657-square-foot residence).

•       Bulgari Mansion (four bedrooms): AED 7,775 per square foot, 2022.

•       Villa plots: more than AED 5,000 per square foot of land, April 2023.

•       Island average: AED 6,500 per square foot, Q2 2022.

Typical Unit Sizes

Typical built-up areas and plot sizes on Jumeirah Bay Island (developer information and DLD-registered listings, 2025 to 2026):

•       Villa plots: around 16,000 to 37,000 square feet, with the plots at the island's tip around 26,900 square feet.

•       Custom villas: built-up areas typically from around 14,000 to more than 20,000 square feet.

•       Bulgari Mansions: around 10,000 square feet each.

•       Bulgari Residences, one-bedroom apartments: around 1,480 to 1,620 square feet.

•       Bulgari Residences, two-bedroom apartments: around 1,915 to 2,240 square feet.

•       Bulgari Residences, three-bedroom apartments: around 2,600 to 2,700 square feet.

•       Bulgari Residences, four-bedroom apartments and penthouses: from around 6,270 square feet, with the largest penthouses exceeding 14,000 square feet.

•       Bulgari Lighthouse apartments: around 3,170 to 4,560 square feet.

•       Bulgari Lighthouse penthouses: around 11,650 square feet.

Typical Prices by Property Type

•       Custom villas: recorded sales of around AED 121 million (2022), AED 240.5 million (June 2024) and AED 330 million (March 2025).

•       Villa plots: around AED 125 million for a 24,500-square-foot plot (April 2023), with same-size plots at around AED 150 million to AED 180 million (2025).

•       Bulgari Lighthouse penthouses (five bedrooms): AED 136.25 million and AED 146.6 million (H1 2025).

•       Bulgari Mansions (four bedrooms): around AED 55 million (2022).

Rental Market

Owners of villas and Bulgari residences on Jumeirah Bay Island can let their homes on long-term leases registered with Ejari or through licensed holiday-home operators. Branded residences managed by the Bulgari Resort offer professional services that appeal to international executives and visiting families.

Market Outlook

Several developments are expected to shape the Jumeirah Bay Island market in the coming years:

•       Completion of the Bulgari Lighthouse in Q2 2027

•       Continued completion of custom villas across the island's plots

•       Ongoing demand from international ultra-high-net-worth buyers relocating to Dubai

•       Growth of the surrounding Jumeirah, La Mer and City Walk destinations

Payment Terms and Buying Costs

•       Plots, villas and resale residences: typically purchased outright or with private financing.

•       Dubai Land Department registration fee: 4% of the purchase price.

•       Administrative and registration charges: set by the DLD and the developer.

•       Service charges: payable annually to the owners' association.

Upcoming Infrastructure in Jumeirah Bay Island

Jumeirah Bay Island benefits from complete island infrastructure, continuing residential deliveries and investment across the surrounding Jumeirah coastline.

Existing infrastructure

•       Island bridge: a 300-metre road bridge connecting the island to Jumeirah Beach Road, with a single secure entry point.

•       Roads and utilities: landscaped streets and full utility networks serving every plot.

•       Bulgari Marina and Yacht Club: a private marina with yacht berths and facilities.

•       Private beaches: beachfront areas around the island.

Upcoming residential deliveries

•       Bulgari Lighthouse: a 28-storey residential tower scheduled for completion in Q2 2027, adding branded apartments and penthouses managed by the Bulgari Resort.

•       Custom villas: ongoing construction and completion of bespoke homes across the island's plots.

Surrounding area

•       La Mer: a beachfront dining, retail and leisure destination nearby.

•       City Walk: an urban lifestyle district with shops, restaurants and entertainment.

•       Dubai Canal and Jumeirah Beach Road: waterfront promenades and coastal routes close to the island.

•       Downtown Dubai and DIFC: the city's central business and leisure districts a short drive away.

•       Public beaches: Dubai 2040 Urban Master Plan initiatives to enhance beaches along the Jumeirah coastline.

Long-term vision

Jumeirah Bay Island is set to mature as a complete private island community, with every plot developed into a bespoke residence and the Bulgari Lighthouse completing the island's branded residential collection. Its fixed supply and central location give it an enduring position as an exclusive island address in Dubai.

Living in Jumeirah Bay Island: Lifestyle and Amenities

Life on Jumeirah Bay Island combines the privacy of a gated island with the services of a Bulgari resort, private beaches and views across the Dubai skyline.

Island living

•       Bespoke villas on large plots with private gardens and pools

•       Private beaches and waterfront plots facing the inner bay or the open sea

•       Panoramic views of Burj Khalifa and Downtown Dubai

•       Quiet, landscaped streets with a single secure entry point

Bulgari Resort and Residences

•       Fine dining: signature restaurants at the Bulgari Resort, including Michelin-recognised dining.

•       Bulgari Spa: wellness, treatment and fitness facilities.

•       Private members' club: an exclusive social club for residents and members.

•       Resort services: concierge, housekeeping and hospitality services for branded residences.

Bulgari Marina and Yacht Club

•       Private yacht berths for residents and members

•       Yacht club facilities and waterfront dining

•       Direct access to the Arabian Gulf for cruising and water sports

Nearby destinations

•       La Mer: beaches, restaurants, a waterpark and retail.

•       City Walk and Box Park: shopping, dining and entertainment.

•       Downtown Dubai: The Dubai Mall, Burj Khalifa and Dubai Opera.

•       Jumeirah Beach Road: boutiques, cafés and public beaches.

•       Madinat Jumeirah and Burj Al Arab: hospitality and leisure along the coast.

Education and healthcare

•       Leading schools and nurseries in Jumeirah, Umm Suqeim, Al Safa and Al Wasl, covering British, American, IB and other curricula

•       Hospitals and clinics in Jumeirah, Al Wasl, City Walk and Dubai Healthcare City

Community

Jumeirah Bay Island is home to an international community of homeowners who value privacy, design and service. With the Bulgari Resort, marina and private beaches on the island and the attractions of central Dubai minutes away, residents enjoy an exceptional island lifestyle in the heart of the city.

How to Buy Property in Jumeirah Bay Island

Jumeirah Bay Island is a freehold area, so UAE nationals and international buyers of any nationality can buy, own, let and resell villas, plots and residences outright through the standard Dubai Land Department process.

Who Buys in Jumeirah Bay Island

•       Ultra-high-net-worth individuals: buyers seeking a bespoke villa or plot on a private island.

•       Families: buyers creating a primary residence with private beach and garden.

•       Branded-residence buyers: buyers of Bulgari Residences, Bulgari Mansions and Bulgari Lighthouse apartments.

•       Family offices and long-term investors: buyers acquiring scarce land and trophy residences.

•       Residency seekers: buyers combining an island home with eligibility for a UAE residence visa.

Ownership

Freehold ownership gives full title to the property, registered with the Dubai Land Department and recorded on a title deed, or on an Oqood certificate for off-plan purchases until handover. Off-plan projects are registered with the Real Estate Regulatory Agency (RERA), and buyers' payments are held in a dedicated project escrow account.

Buying a Villa Plot or Custom Villa

•       Identify the plot or villa, including its size, frontage and orientation.

•       Agree terms with the seller, usually through a RERA-licensed broker.

•       Sign the Memorandum of Understanding (Form F) and pay the deposit.

•       Obtain a no-objection certificate (NOC) from the master developer.

•       Complete the transfer at a DLD trustee office, where the title deed is issued.

•       For plots, prepare villa designs in line with the island's design guidelines and obtain the required approvals before construction.

Buying a Branded Residence

•       Choose the residence and confirm its specifications and services.

•       For off-plan units, confirm RERA registration and escrow arrangements, sign the Sale and Purchase Agreement and register on Oqood.

•       For resale units, follow the Form F, NOC and DLD transfer process.

Buying Costs

•       Dubai Land Department registration fee: 4% of the purchase price.

•       Administrative and registration charges: set by the DLD and the developer.

•       Broker commission: typically agreed between the parties.

•       Annual service charges: payable to the owners' association.

Financing

UAE banks offer mortgages to residents and non-residents for completed properties. Plot and ultra-prime purchases are frequently completed with cash or private banking finance.

Golden Visa and Residency

Property ownership in Dubai can qualify buyers for a UAE residence visa, including the 10-year Golden Visa when the property value meets the government threshold. Buyers should confirm the latest criteria with the Dubai Land Department or the General Directorate of Residency and Foreigners Affairs.

Letting Your Property

Long-term leases are registered with Ejari. Holiday-home lets require a permit from Dubai's Department of Economy and Tourism, usually arranged through a licensed holiday-home operator.

Jumeirah Bay Island FAQs

Where is Jumeirah Bay Island located?

Jumeirah Bay Island is located about 500 metres off the coast of Jumeirah 2 in central Dubai, connected to Jumeirah Beach Road by a 300-metre bridge.

Why is Jumeirah Bay Island called Bulgari Island?

The island is home to the Bulgari Resort and Residences, the Bulgari Marina and Yacht Club, the Bulgari Mansions and the Bulgari Lighthouse.

Who developed Jumeirah Bay Island?

Jumeirah Bay Island was developed by Meraas, part of Dubai Holding Real Estate.

How many villa plots are there on Jumeirah Bay Island?

The island has 128 villa plots of around 16,000 to 37,000 square feet.

Can foreigners buy property on Jumeirah Bay Island?

Yes. Jumeirah Bay Island is a freehold area where buyers of all nationalities can own property outright.

What types of property are available on Jumeirah Bay Island?

Villa plots, custom villas, Bulgari Mansions, Bulgari Residences and Bulgari Lighthouse apartments and penthouses.

What is the highest price paid for a villa on Jumeirah Bay Island?

A six-bedroom villa at the island's tip sold for AED 330 million in March 2025. Full details are in the Jumeirah Bay Island Property Prices and Market Trends section.

When will the Bulgari Lighthouse be completed?

The Bulgari Lighthouse is scheduled for completion in Q2 2027.

Does buying on Jumeirah Bay Island qualify for a Golden Visa?

Property ownership can qualify buyers for a UAE residence visa, including the 10-year Golden Visa when the property value meets the government threshold. Buyers should confirm the latest criteria before purchase.