Palm Jebel Ali Villa Prices 2026: What Every Frond Costs, From the Register

What the register says, and what it cannot say yet

Every price on this page comes from one of two places: the Dubai Land Department register, which records what buyers actually paid, or Nakheel’s own releases, which record what the developer asked. The two are different numbers and this guide keeps them apart. The register first. In the trailing 12 months to 3 September 2026 the DLD area called Palm Jabal Ali recorded 394 apartment sales at a median of AED 4,397,500, call it AED 4.4M, and a median of AED 3,504 per square foot. One-bedroom units (150 sales) had a median of AED 2.79M at AED 3,396 per square foot; two-bedrooms (132 sales) AED 4.59M at AED 3,613; three-bedrooms (79 sales) AED 7.73M at AED 3,753; four bedrooms and larger (33 sales) AED 14.18M at AED 3,783. The last registered sale before the cut-off was a two-bedroom at AED 4.44M on 31 August. What the register does not carry is a single villa sale for the area in that window. That is not a gap in the data; it is timing. The frond villas were booked in late 2023 (Fronds K to P) and the last quarter of 2024 (Fronds A to F), both before the window opens, and nothing has been handed over, so nothing has changed hands as a completed home. Until the first fronds complete and owners begin to sell, every villa price for Palm Jebel Ali is a launch price or an asking price. Treat both accordingly.

Registered apartment prices: Palm Jebel Ali against Palm Jumeirah

The only registered like-for-like comparison available today is apartments, and it is a useful one because it shows what the market pays per square foot for a new address on the second Palm against the finished one.

Launch pricing on the fronds: the Beach and Coral Collections

Nakheel sells the frond villas in two collections. The Beach Collection is five- and six-bedroom villas of roughly 7,500 to 8,500 square feet. The Coral Collection is six- and seven-bedroom villas of roughly 11,500 to 12,500 square feet. Both are G+2 with a private beach at the end of the plot. The first release, on Fronds K to P in late 2023, priced five-bedroom Beach villas from about AED 18M, six bedrooms from about AED 21.5M, and the seven-bedroom Coral villas from about AED 29M rising to AED 43M depending on frond and plot. That phase sold out fast, and the second batch of fronds, A to F, was released in the last quarter of 2024. The prices have moved with each release. Nakheel’s August 2026 release of 44 villas across ten designs on Frond F is the latest, and the desk’s Frond F sheet shows six-bedroom Beach villas from AED 29.3M, five-bedroom Beach from AED 30.8M, six-bedroom Coral from AED 47.9M and seven-bedroom Coral from AED 49.4M. Other agencies quote Coral on the same frond from AED 42.6M, which reflects plot position within the release rather than a different price list. Divide the Beach numbers by their size and the entry price is about AED 3,500 to 3,900 per square foot; Coral runs about AED 4,000 and up. The gap between AED 18M in 2023 and AED 29M in 2026 for a Beach villa is the developer’s own repricing across three years of releases. It is not a resale premium, and it should not be read as one. The register will tell us what the secondary market thinks once the first homes complete and trade; until then the number that moved is the ask.

Launch prices by collection and bedroom

Palm Jumeirah as the benchmark

Every Palm Jebel Ali pitch is a comparison with Palm Jumeirah, so use the finished Palm’s registered numbers rather than its brochure. Over the same 12 months the register recorded 1,168 apartment sales on Palm Jumeirah at a median of AED 5.75M and AED 3,564 per square foot, with completed units at a median of AED 4.4M. The registered rent median across 4,248 Ejari contracts was AED 202,450 a year, a gross yield of about 3.5%. Palm Jumeirah villas rent at a registered median of AED 950,000 a year across 332 contracts. The register classes Palm Jumeirah’s frond villas in a way that does not separate cleanly in our area cell, so for villa capital values we fall back on agency analyses published this year, which put the Palm Jumeirah villa median around AED 39M at roughly AED 5,500 per square foot, with frond villas trading between about AED 4,200 and 7,500 per square foot depending on sea view and renovation. Set against Beach Collection entry pricing of AED 3,500 to 3,900 per square foot, the discount for buying the unfinished Palm is about a third on a per-square-foot basis. Marketing lines of 60% below Palm Jumeirah are comparing whole houses of different sizes on different plots; the square-foot gap is the honest one. That third is the price of time. Palm Jumeirah took well over a decade to become what it is now, and a Palm Jebel Ali buyer is being paid roughly a third of the finished value to wait for the same arc, on a larger island, with delivery starting on the first fronds from late 2026.

Resale premiums: what can and cannot be verified

Ask any agent and you will hear about premiums on the 2023 fronds. Here is what can actually be checked. The register has no villa resales in the area, so no premium has been registered. On the portals, resale listings on the earlier fronds start close to AED 18M for a five-bedroom Beach villa, which is broadly the 2023 launch price, while Nakheel’s current primary releases start above AED 25M for Beach and above AED 42M for Coral. So the market position in September 2026 is this: an early owner is asking around what they paid, or a little more, and the developer is asking considerably more than that for the same product on a later frond. That is a different shape from a resale premium. It means a buyer who wants a frond villa today has two prices to compare, an early frond at close to launch pricing with a Nakheel NOC and an assignment fee to navigate, and a Frond F villa direct from the developer on a fresh payment plan. The premium, if there is one, sits in the developer’s repricing rather than in the secondary market. We will update this page when the first registered villa transfers appear; the sold prices section of this site shows them the month they land.

Which fronds are which

The island has 16 fronds in the masterplan, of which 12 carry villas today. Fronds K to P were the first release, in late 2023; Nakheel’s August 2026 statement puts 728 villas on those six fronds in internal and external finishing. Fronds A to F followed in the last quarter of 2024; 544 villas on them are in substructure, superstructure and MEP. The DLD projects register lists Fronds I and J as registered but not started. Within Fronds B to F the register also carries separate Beach and Coral Collection registrations with a December 2025 start and a December 2028 expected date, which is the release the August 2026 Frond F villas belong to. On the register’s expected dates, Frond O is the most advanced (expected 29 September 2027) with Frond P alongside it, then Fronds M and N (8 October 2027) and Frond K (1 December 2027). Fronds A to F carry 17 January 2028. Those are the register’s dates and the handover guide on this site works through them frond by frond. For a buyer choosing between fronds the practical order is: K to P for the earliest keys, A to F for the widest choice of design, and the Frond F release for a fresh payment plan from the developer. The compare projects tool on this site puts any two of these against each other, with the registered area medians, the payment plan and the register’s completion dates on one screen.