Palm Springs by Nakheel at a glance
Nakheel has released Palm Springs, a 382 hectare community of townhouses and villas in Jebel Ali, next to Palm Jebel Ali. Prices start at AED 3.8 million for a 3 bedroom townhouse and AED 8.9 million for a 5 bedroom villa. The payment plan is 60/40, with completion estimated for October 2030.
| Item | Detail |
|---|---|
| Developer | Nakheel, part of Dubai Holding Real Estate |
| Location | Jebel Ali, next to Palm Jebel Ali, beside Sheikh Zayed Road and Al Maktoum Airport Street |
| Masterplan | 382 hectares, more than 30% open space, 35 km of cycling and jogging tracks |
| Property types | 3 and 4 bedroom Aliso townhouses, 4 and 5 bedroom Rancho villas |
| Starting price | AED 3.8 million (3 bedroom townhouse) |
| Price range | AED 3.8 million to AED 8.9 million starting prices by type |
| Units on the factsheet | 977 |
| Payment plan | 60/40: 60% during construction, 40% on handover |
| Handover | Estimated construction completion October 2030 |
| Cooling | District cooling for the villas, according to Nakheel’s project briefing |
| Service charges | Not yet published |
Prices, sizes and price per sq ft
These are the starting prices on Nakheel’s factsheet. Price per sq ft is Cresco’s calculation on the built up area.
| Type | Built up area | Typical plot | From | AED per sq ft (built up) | Units |
|---|---|---|---|---|---|
| 3 bedroom townhouse (G+1) | 2,326.1 sq ft | 2,178.0 sq ft | AED 3,800,000 | 1,634 | 348 |
| 4 bedroom townhouse (G+1), corner | 2,672.0 sq ft | 3,268.7 sq ft | AED 4,600,000 | 1,722 | 212 |
| 4 bedroom townhouse (G+2), corner | 3,115.4 sq ft | 3,434.8 sq ft | AED 5,200,000 | 1,669 | 52 |
| 4 bedroom villa (G+2) | 4,041.4 sq ft | 5,157.7 sq ft | AED 7,000,000 | 1,732 | 255 |
| 5 bedroom villa (G+2) | 4,921.4 sq ft | 6,064.5 sq ft | AED 8,900,000 | 1,808 | 110 |
The factsheet lists 977 units across the five types. Nakheel’s project briefing describes the first release as about 500 villas and townhouses in the Rancho One, Rancho Two, Aliso One and Aliso Two clusters, so ask which units are on sale today. The 3 bedroom floor plan shows 2,328.6 sq ft against 2,326.1 sq ft on the factsheet.
Payment plan
Nakheel asks for 60% during construction and 40% on handover. Here is what each payment looks like on three of the starting prices.
| Payment | Due | Share | 3 bed townhouse AED 3.8M | 4 bed townhouse AED 4.6M | 5 bed villa AED 8.9M |
|---|---|---|---|---|---|
| Down payment on booking | On booking | 10% | AED 380,000 | AED 460,000 | AED 890,000 |
| 1st instalment | April 2027 | 10% | AED 380,000 | AED 460,000 | AED 890,000 |
| 2nd instalment | September 2027 | 10% | AED 380,000 | AED 460,000 | AED 890,000 |
| 3rd instalment | February 2028 | 10% | AED 380,000 | AED 460,000 | AED 890,000 |
| 4th instalment | July 2028 | 10% | AED 380,000 | AED 460,000 | AED 890,000 |
| 5th instalment | December 2028 | 5% | AED 190,000 | AED 230,000 | AED 445,000 |
| 6th instalment | May 2029 | 5% | AED 190,000 | AED 230,000 | AED 445,000 |
| 7th instalment, on handover | October 2030 | 40% | AED 1,520,000 | AED 1,840,000 | AED 3,560,000 |
| DLD transfer fee, 4% | On registration | 4% | AED 152,000 | AED 184,000 | AED 356,000 |
By May 2029 a buyer has paid 60% of the price plus the 4% DLD fee, about 1.5 years before the estimated handover. Our guide to Dubai off plan payment plans explains how to plan this cash.
Aliso townhouses: 3 and 4 bedrooms
The Aliso townhouses sit in clusters of four and six. The 3 bedroom mid unit is ground plus one. The 4 bedroom Type 1 corner unit is ground plus one, and the 4 bedroom Type 2 corner unit adds a second floor. Each has a private garden and parking, and the clusters share community pools.
Rancho villas: 4 and 5 bedrooms
The Rancho villas are ground plus two, with private gardens and courtyards. The 4 bedroom villa has 4,041.4 sq ft built up on a typical plot of 5,157.7 sq ft. The 5 bedroom villa has 4,921.4 sq ft built up on a typical plot of 6,064.5 sq ft. Nakheel’s briefing says the villas use district cooling, so there are no large cooling units on the roof.
Pools are not included. The floor plans and images show private pools, but Nakheel’s disclaimer states that swimming pools and landscape features are not included and are the responsibility of the owner.
Masterplan and amenities
- Canyon Park: the green spine of the community, with sensory gardens, streams, ponds, shallow pools and small sandy beaches.
- Thousand Palms Country Club: a beach style pool, kids’ pools and splash pad, gym, restaurants, lounge and event lawn.
- Silver Spur Racquet Club: racquet courts, gym, fitness studios, a lap pool and a kids’ pool.
- In the masterplan: schools, mosques, a hospital and shopping centres, according to Nakheel’s briefing. No opening dates have been published.
Location
Nakheel’s drive times: 14 minutes to Palm Jebel Ali, 20 minutes to Bluewaters Island, 23 minutes to Al Maktoum International Airport, 25 minutes to Palm Jumeirah and 30 minutes to Burj Al Arab.
Nakheel’s map shows a planned metro station beside the community. Cresco could not find an RTA announcement with a date for it, so treat it as planned, not confirmed. The Etihad Rail passenger station at Al Yalayis, in Jumeirah Golf Estates, opened on 30 September 2026.
How the prices compare with ready Nakheel stock next door
Jebel Ali Village is Nakheel’s own townhouse and villa community nearby, handed over from August 2026. Its latest registered sales on Bayut TruView give a fair test of the launch prices. The full comparison is in our article Is Palm Springs a good investment?
| Type | Palm Springs, per sq ft built up | Jebel Ali Village, registered | Difference |
|---|---|---|---|
| 3 bedroom townhouse | AED 1,634 | AED 1,626 (1 sale, 6 Nov 2026) | plus 0.5% |
| 4 bedroom townhouse | AED 1,669 to 1,722 | AED 1,805 (median of 6 sales) | minus 7.5% to minus 4.6% |
| 5 bedroom villa | AED 1,808 | AED 2,093 to 2,135 (2 sales) | minus 15.3% to minus 13.6% |
What this means for a buyer
- The townhouses launch at about the same price per sq ft as ready Nakheel townhouses next door that you can rent today. You are paying for a new masterplan and a 4 year payment plan, not buying at a discount.
- The 5 bedroom villa launches 13.6% to 15.3% below the two latest Jebel Ali Village 5 bedroom villa sales per sq ft, on a smaller plot.
- Every type is above the AED 2 million Golden Visa property value.
- Your money is committed early: 64% of the price, including the DLD fee, is paid by May 2029, and rent cannot start before the October 2030 handover.
- Add the cost of a pool if you want one, and ask how district cooling is charged.
What the developer has not published yet
- Service charges per sq ft.
- How district cooling is billed, and whether there is a fixed capacity charge.
- The exact units in the first release: the factsheet lists 977, the briefing says about 500.
- Ownership terms. Confirm freehold status and the plot area for your specific unit in the sale contract.
- Dates for the schools, hospital, shops and the planned metro station.
- A specification sheet for finishes.
- A press release. When we checked Nakheel’s press page on 10 November 2026, it had not yet published one for Palm Springs.
Frequently asked questions
How much does Palm Springs by Nakheel cost?
Starting prices are AED 3.8 million for a 3 bedroom townhouse, AED 4.6 million and AED 5.2 million for the two 4 bedroom townhouses, AED 7 million for a 4 bedroom villa and AED 8.9 million for a 5 bedroom villa, according to Nakheel’s factsheet.
What is the Palm Springs payment plan?
10% on booking, then 10% in April 2027, September 2027, February 2028 and July 2028, 5% in December 2028 and May 2029, and 40% on handover in October 2030. The 4% DLD transfer fee is paid on top.
When is handover?
Nakheel gives an estimated construction completion date of October 2030.
Where is Palm Springs?
In Jebel Ali, next to Palm Jebel Ali, beside Sheikh Zayed Road and Al Maktoum Airport Street. Nakheel puts it 14 minutes from Palm Jebel Ali and 23 minutes from Al Maktoum International Airport by car.
Do the villas come with a private pool?
No. The villa floor plans show pools, but Nakheel’s disclaimer says swimming pools and landscape features are not included and are the responsibility of the owner. Budget for them separately.
Does Palm Springs qualify for the Golden Visa?
Every unit type is priced above the AED 2 million property value used for the 10 year Golden Visa. For an off plan purchase, confirm eligibility with the authorities at the time you apply. Our Golden Visa guide explains the rules.
Is Palm Springs the same as Palm Jebel Ali?
No. Palm Springs is a separate townhouse and villa community on the mainland, south of Sheikh Zayed Road. Palm Jebel Ali is Nakheel’s island in the sea opposite it.
What are the service charges?
Nakheel has not published them yet. Ask for the estimate before you book, and ask separately how district cooling is billed.
Speak to Cresco Real Estate about Palm Springs by Nakheel
Cresco Real Estate is a RERA registered brokerage in Dubai, ORN 34288. We will send you the latest availability, the price list for the unit you want and the registered sales next door, so you see the data before you buy. Call us on 1-833-CRESCO-6 or send us your requirement.
Facts on this page come from Nakheel Palm Springs factsheet, brochure, floor plans and project briefing, November 2026, checked 10 November 2026, and from registered sales on Bayut TruView and Property Finder. Price per sq ft and payment amounts are Cresco’s calculations. Plans and images are Nakheel’s and are indicative only. Where Nakheel has not published a figure, we say so rather than estimate it.
More about Dubai
Read the Cresco area guide to Dubai. Prices, rental yields, handover timelines, schools, commute times and what actually sells there.
You may also want to read how buying off plan works and work out the rental yield.
What actually transacted in Jebel Ali
Before you judge a launch price, look at what the community around it registered. Over the last twelve months Jebel Ali recorded 1,200 registered rental contracts and 11 ready sales, all filed with the Dubai Land Department. These are signed contracts, not asking prices.
Rent registered at AED 108 per sqft against a ready sale price of AED 1,588 per sqft. That is a gross yield of 6.8% on ready stock in this community.
We use ready sale prices rather than blended prices deliberately. You cannot rent a property that has not been handed over, so an off plan launch price in a yield calculation produces a number that cannot happen.
Registered rents in Jebel Ali moved -3.1% against the twelve months before.
The shorter window disagrees. On the most recent three months of contracts the same community reads -4%. Summer seasonality and smaller samples both sit inside that number, but we publish it rather than quote only the figure that flatters the market.
| Unit type | Contracts registered | Average annual rent (AED) | Rent per sqft (AED) | Change vs 12 months earlier |
|---|---|---|---|---|
| Studio | 586 | 35,926 | 85 | +10% |
| 1 bedroom | 501 | 39,860 | 143 | -11% |
| 2 bedroom | 111 | 60,627 | 70 | -17% |
| 3 bedroom | 2 | 87,500 | 70 | n/a |
| All apartments | 1,200 | 39,939 | 108 | -3.1% |
Full Jebel Ali guide · Live Dubai market update · Run these numbers on a specific unit
Data verified 27 September 2026. Dubai Land Department registered transactions via Bayut TruView, rolling 12 months to September 2026.
