Area guides / Jumeirah Bay Island

Jumeirah Bay Island

A small private island by Meraas off the Jumeirah coast, joined to Jumeirah Beach Road by a 300 metre bridge, with the Bulgari Resort, about 128 villa plots and some of the highest home prices in Dubai.

Jumeirah Bay Island sits a few hundred metres off the Jumeirah coastline, between La Mer and Pearl Jumeirah, and is shaped like a seahorse when seen from above. Meraas, part of Dubai Holding, built it on about 6 million square feet of reclaimed land. A single 300 metre road bridge from Jumeirah Beach Road is the only way on, and entry is gated.

The Bulgari Resort, which opened in December 2017, takes up the southern end of the island around its marina. Beside it are the Bulgari Residences: six low-rise buildings with about 173 sea-facing apartments of one to three bedrooms, a few penthouses, and 15 Bulgari mansions. Villa Amalfi, a gated group of about 68 three to five bedroom villas and townhouses by Meraas, was completed in about 2021. The Bvlgari Lighthouse, a residential tower of about 27 storeys with penthouses and a sky villa, is under construction and due in 2027.

The rest of the island is given over to about 128 private villa plots, about 46 of them facing the inner bay and the others along the open sea. Owners commission their own mansions, and a few developers, including Lamar with its Sea Mirror homes, build small groups of villas for sale. Many plots are still being built on, so the island is a mix of finished mansions, building sites and empty land. With so few homes and a famous brand at its centre, it is one of the most expensive addresses per square foot in the city.

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Location and connectivity

Getting around

There is no Metro station on the island or near it. The nearest are Burj Khalifa/Dubai Mall and Business Bay on the Red Line, about 15 to 20 minutes by car, so residents drive, keep a driver or use taxis and ride-hailing cars, which also serve the Bulgari Resort. The island's only bridge joins Jumeirah Beach Road, and from there Al Wasl Road and the cross streets lead to Sheikh Zayed Road in about 10 minutes. Villas have their own parking and the apartment buildings have parking for residents. Jumeirah Beach Road is slow at rush hour and on weekend evenings around La Mer and the beaches. The times above are from the southern end of the island, near the bridge and the Bulgari Resort; homes at the far end add a minute or two.

Travel times

Destination	Minutes	Kilometres
City Walk	10 to 15 min	5 km
La Mer beach	10 to 15 min	5 km
Kite Beach	10 to 15 min	7 km
Downtown Dubai (Burj Khalifa and Dubai Mall)	15 to 20 min	7 km
DIFC	15 to 20 min	8 km
Business Bay (Bay Square)	15 to 20 min	9 km
Dubai World Trade Centre	15 to 20 min	10 km
Mall of the Emirates	20 to 25 min	15 km

Destination	Minutes	Kilometres
Dubai International Airport (DXB), Terminal 1	25 to 30 min	18 km
Dubai International Airport (DXB), Terminal 3	25 to 30 min	19 to 20 km
Dubai Hills Mall	25 to 30 min	19 km
Dubai Marina (Dubai Marina Mall)	25 to 30 min	21 km
Palm Jumeirah (Atlantis The Palm)	30 to 35 min	22 to 25 km
Al Maktoum International Airport (DWC)	55 to 60 min	50 to 54 km
Abu Dhabi (Sheikh Zayed Grand Mosque)	90 to 100 min	128 km

By car, outside rush hour. Times vary with traffic.

Investment potential

Jumeirah Bay Island is bought for scarcity, privacy and the Bulgari name rather than for rental income: there are only a few hundred homes and plots, and the island cannot grow.

Very few homes change hands. About 15 home sales were registered in the twelve months to October 2026, 10 apartments and 5 villas, not counting land. The typical sale was around AED 24 million, at about AED 7,500 per square foot, and the highest was AED 155 million, for a five-bedroom penthouse in the Bvlgari Lighthouse. Resale apartments in the Bulgari Residences have recently sold for about AED 8,000 to 13,700 per square foot.

The top of the market sets city records. A six-bedroom villa at the tip of the island sold for AED 330 million in March 2025, after an AED 240.5 million sale in June 2024, and a 25,441 square foot plot sold for AED 182 million in April 2025, the island's highest land price reported. Plots are now advertised from about AED 135 million.

Rents are high in money terms but modest against prices. A one-bedroom Bulgari apartment is advertised at about AED 650,000 to 860,000 a year, a Villa Amalfi home at about AED 1.1 million to 3 million, and the Bulgari Ocean Mansions at about AED 11 million to 12 million. On registered data, villa yields have been about 1% to 4%, so the return has mainly come from rising values. New supply is limited to the remaining private plots and the Bvlgari Lighthouse, which is due in 2027.

Indicative prices

1 bedroom apartment, Bulgari Residences: AED 13.5M to 18M; Annual rent about AED 650,000 to 860,000
2 bedroom apartment, Bulgari Residences: AED 19.5M to 28M; Annual rent AED 1.2M to 1.5M
3 bedroom apartment, Bulgari Residences: AED 28.5M to 43M; larger units listed to AED 75M; Annual rent AED 1.4M to 4M
3 bedroom villa or townhouse, Villa Amalfi: AED 21.5M to 30M; Annual rent AED 1.1M to 2M
4 to 5 bedroom villa, Villa Amalfi: AED 31M to 48M; Annual rent AED 1.55M to 3M
4 to 5 bedroom penthouse, Bvlgari Lighthouse (off-plan): AED 80M to 192M
Mansions and villas on private plots, 4 to 7 bedrooms: about AED 135M to 500M (asking); Annual rent about AED 11M to 12M (Bulgari Ocean Mansions)
Villa plot: about AED 135M to 165M (asking)

Key figures

Home sales in the last 12 months: About 15 (10 apartments, 5 villas), not counting land
Typical sale price, last 12 months: About AED 24M
Typical price per sq ft: About AED 7,500 on registered home sales
Bulgari Residences, recent resales: About AED 8,000 to 13,700 per sq ft
Gross rental yield, villas: About 1% to 4%
Highest sale reported: AED 330M, a 6 bedroom villa, March 2025

Figures as of October 2026.

Sources: Dubai Land Department transaction data via YallaValue, Property Finder and Propsearch; listing data from Property Finder; Gulf News, Khaleej Times and Zawya (record sales, 2024 and 2025); Bayut area guide.

Figures are indicative and for information only. They are not financial advice.

Lifestyle

Life on the island is quiet and private. Most of it is residential, with landscaped streets, a seafront path for walking and cycling, and beaches along the shore; residents of the Bulgari Residences have the resort's beach, pools, spa and gym, and Villa Amalfi has its own pool, tennis court, play area and fitness centre. The busiest corner is the Bulgari Resort, whose restaurants, bar and yacht club draw guests from across the city, especially in the evening.

There are no shops, schools or clinics on the island, so every errand is a short drive. Mercato Shopping Mall and City Walk are 5 to 10 minutes away, and supermarkets on Jumeirah Beach Road and Al Wasl Road 5 to 7. La Mer, with its beach, restaurants and beach clubs, is about 10 minutes away, as is Kite Beach. Several of the city's best-rated British and IB schools are 2 to 5 km away in Jumeirah, Al Wasl and Al Safa, and Emirates Hospital Jumeirah, on Jumeirah Beach Road, is the nearest hospital.

Places nearby

Schools and nurseries

Jumeira Baccalaureate SchoolIB curriculum, Jumeirah 1, about 2.5 km away, rated Very Good by KHDA
Horizon English SchoolBritish curriculum, about 2.5 km away, rated Outstanding by KHDA
Jumeirah English Speaking School (JESS)British curriculum, about 3.5 km away, rated Outstanding by KHDA
Jumeirah CollegeBritish curriculum secondary, Al Safa, rated Outstanding by KHDA
GEMS Jumeira Primary SchoolBritish curriculum primary, rated Outstanding by KHDA
JSS Private SchoolIndian (CBSE) curriculum, Al Safa, rated Very Good by KHDA

Healthcare

Emirates Hospital JumeirahHospital on Jumeirah Beach Road with a 24-hour emergency department
Dubai London Hospital and Medcare HospitalHospitals in Jumeirah and Al Safa

Shopping and groceries

Mercato Shopping MallMore than 140 shops, Jumeirah 1, about 4 km by car
City WalkShops, cafes and restaurants by Meraas, about 5 km by car
Carrefour, Grandiose and Noor Al TawheedSupermarkets 5 to 7 minutes by car

Dining

Il Ristorante Niko RomitoItalian restaurant at the Bulgari Resort with two Michelin stars
La Spiaggia, Hoseki and The Bulgari BarBeach restaurant, Japanese restaurant and bar at the Bulgari Resort
La Mer and J1 BeachRestaurants and beach clubs on the coast, about 10 minutes by car

Parks and beaches

Island beaches and seafront pathPrivate beaches and a walking and cycling path on the island
La Mer beachPublic beach, about 5 km by car
Kite BeachPublic beach with running and cycling tracks, about 7 km by car

Culture and leisure

Bulgari Marina and Yacht ClubMarina with about 50 berths at the Bulgari Resort
Bulgari SpaSpa, pools and fitness centre at the Bulgari Resort
Etihad Museum and Jumeirah MosqueMuseum of the UAE's founding and the mosque open to visitors, both in Jumeirah

Why buyers choose it

A private island with one gated bridge, a few hundred metres off the Jumeirah coast
The Bulgari Resort, marina and yacht club at the centre of island life
Bulgari branded apartments with hotel services and sea views
Large private plots for custom-built mansions on the beach or the inner bay
About 10 to 20 minutes to City Walk, Downtown Dubai and DIFC outside rush hour
Some of the city's best-rated British and IB schools within about 5 km
Very limited supply, which has supported values at the top of the market
Freehold for all nationalities

Worth knowing

Prices start at about AED 13.5 million for a one-bedroom apartment and run to hundreds of millions for a mansion
Very few sales each year, about 15 homes in the last twelve months, so selling can take time and prices vary widely
Villa yields of about 1% to 4% make it a poor choice for rental income
Many plots are still being built on, so construction traffic and noise will continue for some years
No shops, schools or clinics on the island; every errand is a drive
No Metro station nearby, so a car is essential
Restaurant and resort guests come onto the island, especially around the Bulgari Resort in the evening

Who it suits

Buyers who want a private, gated address with the Bulgari name and hotel services
Families who want to build their own beachfront mansion close to the city centre
Owners of yachts who want a berth near home
Buyers who value scarcity and long-term capital value over rental income
Families with school-age children, as long as a short drive to Jumeirah, Al Wasl or Al Safa suits them

Jumeirah Bay Island in pictures

Yachts moored in the Bulgari marina on Jumeirah Bay Island at dusk, with the low-rise Bulgari Residences buildings around the water and the Burj Khalifa in the distance

The curved private beach of the Bulgari Resort on Jumeirah Bay Island, lined with sun loungers and palm trees, with the Dubai skyline across the water

The white Bulgari Yacht Club building on Jumeirah Bay Island seen from the sea, with large yachts moored at the marina entrance

A private terrace with a plunge pool and garden at a Bulgari Resort villa on Jumeirah Bay Island, with the Burj Khalifa visible above the wall

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