Beachfront and island communities
Several of Dubai's beachfront off-plan options are on man-made islands and in coastal master communities. Here are the main locations, as their developers describe them:
- Palm Jumeirah: Nakheel launched the island in 2001, and it extends five kilometres into the Arabian Gulf. The trunk holds apartments, hotels and marinas. The fronds are private, gated villa communities, and the crescent is lined with beachfront resorts and homes.
- Dubai Islands: formerly called Deira Islands. Nakheel's masterplan, unveiled in 2022, covers five islands and 17 sq km on Dubai's northern shore, with more than 20 km of beaches.
- Emaar Beachfront: Emaar describes it as offering a private island lifestyle at Dubai Harbour, near Sheikh Zayed Road, and lists private beach access among the amenities of its Beach Isle project there.
You can browse island and beachfront projects by developer through the Nakheel and Emaar hubs. For high-end branded options, some of them on the water, see branded residences.
Marina and creek living
Not every waterfront home is on a beach. Marina and creek locations offer water views and promenades within the wider city.
- Dubai Marina: Emaar lists Dubai Marina among its communities, describing it as waterfront apartment living with a cosmopolitan lifestyle.
- Dubai Creek Harbour: Emaar describes it as a 6 sq km development along the historic Dubai Creek, near Dubai International Airport. Emaar says residences there look out over the mangroves of the Ras Al Khor Wildlife Sanctuary, a wetland listed under the Ramsar Convention.
When comparing marina and creek projects, check which side of the building faces the water and how far your unit is from the promenade. Check whether the view is over open water, a road or an empty plot that could be built on. Visit at different times of day to get a feel for noise and activity. If you plan to rent the home out, compare rents for completed waterfront buildings nearby using our rental yields guide.
What waterfront means for the unit you buy
"Waterfront" describes the project, not necessarily your unit. Before you reserve, be clear about exactly what you are paying for:
- Beach access: is there a beach, is it private to residents or open to the public, and how far is it from your building?
- View: which units face the water, how high you need to be to see over neighbouring buildings, and whether the floor plan shows a full, partial or side view.
- Future development: today's sea view could be blocked later. Check the master plan for empty plots in front of the building.
- Exposure: sea-facing walls and balconies take salt air and wind, so ask about materials and maintenance.
- Specifications in writing: make sure the unit number, floor, orientation and view category are written into the SPA, not just the brochure.
Compare units like for like, matching floor and orientation, when you weigh up prices across projects.
Running costs, residency and payment plans
Beaches, promenades and marinas all cost money to maintain, and that cost goes into service charges. Ask the developer for the projected service charge and what it covers. Then compare rates for completed waterfront buildings in DLD's Service Charge Index, on the DLD website or in the Dubai REST app. DLD explains that your share is based on your unit's area on the title deed.
Also plan for:
- Fees: the 4% DLD registration fee applies to off-plan purchases. If you register a mortgage, add 0.25% of the loan.
- Golden Visa: DLD's Golden Visa service is for investors who own property worth at least AED 2 million at the time of purchase. Confirm with DLD how an off-plan unit is treated, and read our Golden Visa guide.
- Payment plan and handover: compare schedules on our payment plans page, and filter by handover in 2027 or 2028.
