NOOMA Properties
Community guide · Dubai

Palm Jumeirah.

The definitive guide to living, buying and investing on Dubai's most iconic address — where you can own genuine beachfront, freehold, on a finite island the whole world recognises.

Freehold
All nationalities
16 fronds
+ trunk & crescent
AED 4.1M
Median sale, 2026
Golden Visa
Eligible from AED 2M

Palm Jumeirah is the palm-shaped archipelago that turned Dubai into a global byword for waterfront luxury. Built out into the Arabian Gulf as a trunk, sixteen fronds and a protective crescent, it concentrates private beaches, branded hotels and some of the highest-value residential real estate in the UAE onto a single, unmistakable silhouette. For buyers it offers something almost no other Dubai community can: genuine beachfront living, freehold ownership open to every nationality, and an address the whole world recognises.

Where you can live on the Palm

The island breaks down into four distinct areas, each with its own character and price point:

  • The Fronds — sixteen gated rows of beachfront villas, each home backing onto its own stretch of private beach.
  • The Trunk — the spine of the island, lined with the Shoreline and Golden Mile apartment buildings and everyday retail.
  • The Crescent — the outer breakwater, home to resort hotels and branded beach residences.
  • The Tip — the rarest ground on the Palm, where custom mansions trade at the very top of the market.

What it costs

In 2026 so far the register recorded a median of AED 4.10M for a completed apartment here and AED 40M for a villa — half of the villa sales fell between AED 29M and 56.5M. Because the island is finite and demand is global, well-positioned frond villas and sea-facing apartments have held value strongly: the apartment median per square foot has gone from AED 1,956 in 2022 to AED 2,644 today.

Why buyers invest here

  • Real beachfront, freehold — a combination that is genuinely scarce in Dubai.
  • Rental demand — short-term and branded-residence programmes draw consistent holiday and corporate lets.
  • Golden Visa — property from AED 2M can qualify buyers for the UAE's 10-year residency.
  • Finite supply — no new fronds are being built, which underpins long-term value.

Buying on Palm Jumeirah with NOOMA

Frond position, beach orientation and build quality make an enormous difference to both lifestyle and resale on the Palm — two homes on paper-identical plots can trade millions apart. We help you read those differences before you commit, and represent you privately from first viewing to handover.

Recorded sales

What Palm Jumeirah actually sells for.

In 2026 so far the register recorded 509 sales of completed homes here, at a median of AED 2,805 per square foot. Most landed between AED 2,167 and 3,909. Off-plan sold at a median of AED 5,873 per square foot across 254 sales.

 Median AED / sqftMiddle halfMedian priceSales recorded
Completed homes2,8052,167–3,909AED 4.60M509
Off-plan5,8734,831–7,053AED 10.65M254

What is actually being sold off-plan here

Registered off-plan sales since 2024, by project. This is why the off-plan median sits where it does.

Passo By Beyond
AED 5,951 274 sales
SERENIA LIVING
AED 4,092 90 sales
Palm Beach Towers - 2
AED 3,282 61 sales
Palm Beach Towers -1
AED 3,479 61 sales
Palm Beach Towers -3
AED 3,652 57 sales
The Alba Residences by Omniyat
AED 9,245 54 sales
Six Senses Residences The Palm, Dubai
AED 6,777 53 sales
OCEAN HOUSE
AED 5,195 40 sales

Completed homes, year by year

Median AED per square foot. Resale only — see the note below.

2022
AED 2,048
2023
AED 2,184 +6.6%
2024
AED 2,450 +12.2%
2025
AED 2,693 +9.9%
2026 (to date)
AED 2,805 +4.2%

How to read this

  • These are sales, not asking prices. Every figure comes from a transaction that completed and was registered — not from a listing someone hoped to achieve.
  • Mortgages and gifts are excluded. A mortgage’s value is a loan and a gift is often registered at a nominal amount. Counting either as a sale is the quickest way to a confident wrong number.
  • The year-by-year line is resale only. Off-plan medians move with whatever happened to launch that year, which looks like a price change and is not one.
  • A median is not a valuation. Floor, view, finish and layout move a price far more than a district median can show. For a specific unit, ask us.

The full Palm Jumeirah district page — median per square foot against the rent filed on Ejari, the approved service charge, and what is still to be delivered.

Source: Dubai Land Department, registered transactions to 10 September 2026 (open data). Medians of 667,624 recorded sales from 2022 onward across Dubai. We hold no rental or yield data, and none for Abu Dhabi.

Explore Palm Jumeirah

Start with what you're buying.

For sale
Luxury Villas for Sale
Beachfront Garden Homes, Signature villas and custom mansions on the fronds.
View villas
For sale
Beachfront Apartments
Shoreline, Palm Tower and branded residences with direct beach access.
View apartments
Sell & value
Value Your Palm Home
A confidential, data-backed market assessment from a team that knows every frond.
Request an assessment

Make your move
on the Palm.

Explore Palm villasRequest an assessment
The districts we track

Every one of these has the same file.

Recorded sales, the plot register, and what can still be built. Median AED per square foot on completed homes, 2026 to date.

Living on Palm Jumeirah

Straight answers.

Can foreigners buy on Palm Jumeirah?
Yes. Palm Jumeirah is a designated freehold area, so any nationality can own the property outright rather than on a leasehold. Ownership is registered with the Dubai Land Department and the title deed is issued in your name.
What does it cost to buy on the Palm?
In 2026 so far the Dubai Land Department registered 447 sales of completed homes on Palm Jumeirah. The median apartment went for AED 4.10M and the median villa for AED 40M, with half of villa sales falling between AED 29M and 56.5M. Those are recorded transactions, not asking prices. On top of the price sits the Land Department transfer fee of 4%, customarily paid by the buyer but negotiable, plus agency commission and any mortgage costs. Figures to 4 August 2026.
Does buying on Palm Jumeirah qualify me for a Golden Visa?
Property from AED 2M can make a buyer eligible for the ten-year UAE Golden Visa, which puts most of the Palm comfortably above the threshold. Eligibility depends on your circumstances and on the property being registered in your name, so treat this as the starting point of a conversation rather than a guarantee.
What is the difference between the fronds, the trunk and the crescent?
The fronds are the residential spurs, almost entirely villas, each with private beach frontage. The trunk is the spine you drive in along, where most of the apartment buildings and the Golden Mile sit. The crescent is the outer breakwater, which is where the resort hotels and the branded residences attached to them are.
Is Palm Jumeirah a good investment?
The island is finite and demand for it is global, which is the structural argument: no more fronds are being built. That has historically supported well-positioned frond villas and sea-facing apartments through market cycles. It is not a promise about the future, and anyone who gives you one about Dubai property is selling rather than advising.
What should I check before buying here?
The service charge for that specific building or frond, because it varies widely and is a real annual cost. Whether the beach frontage is private, shared or none. Any developer NOC required before transfer. And, on an apartment, what is permitted on the plots around it — a sea view is only permanent if nothing can be built in front of it.