Nakheel is preparing Palm Springs, a new community of townhouses and standalone villas on the mainland in Jebel Ali, between Palm Jebel Ali and Sheikh Zayed Road. Most brokers quote Dh3.8 million to Dh9 million, and the most detailed list so far starts the three bedroom townhouse at Dh3.3 million.
As of 29 October 2026, Nakheel has announced nothing. Its press page and its official Instagram are silent on the project. Every project figure below comes from brokers before launch and is indicative. Where a number is my own calculation, I say so. When Nakheel publishes the official price list, I will update this page.
Palm Springs by Nakheel at a glance
- Developer: Nakheel, part of Dubai Holding, according to brokers. Not yet confirmed by Nakheel.
- Location: mainland Jebel Ali, between Palm Jebel Ali and Sheikh Zayed Road, west of Jebel Ali Port, next to Nakheel's Veneto. Not on the island.
- Homes: 3 and 4 bedroom townhouses, 4 and 5 bedroom standalone villas, some on three floors (G+2).
- Indicative price: Dh3.8M to Dh9M on most broker posts; from Dh3.3M for a 3 bedroom townhouse on the most detailed list.
- Size: over 2,000 homes in two phases, with a first release of about 300 to 500 (one broker).
- Payment plan: a proposed 60/40, 20% on booking, 40% during construction, 40% on handover.
- Handover: Q1 2031 according to one broker, Q4 2030 according to another.
- EOI: expected to open in November 2026.
- Tenure: freehold for all nationalities, 4% DLD fee.
Palm Springs price list and floor plan sizes
There is no official price list yet. The most detailed table I have seen was posted by a Dubai broker on 28 October and labelled indicative. Sizes and prices are his; the price per sq ft is my calculation.
| Home | Approx. size | From | Per sq ft |
|---|---|---|---|
| 3 bed townhouse | 2,300 sq ft | Dh3.3M | ~Dh1,435 |
| 4 bed townhouse, G+1 | 2,800 sq ft | Dh3.8M | ~Dh1,357 |
| 4 bed townhouse, G+2 | 3,300 sq ft | Dh4.4M | ~Dh1,333 |
| 4 bed standalone villa | 4,400 sq ft | Dh7.0M | ~Dh1,591 |
| 5 bed standalone villa | 5,400 sq ft | Dh9.5M | ~Dh1,759 |
Other sources land close to this. Dubai Immo, a French language Dubai property site, puts the 3 bedroom townhouse from Dh3.2M. Another broker predicted about Dh1,500 a sq ft on 1 October. The Dh3.8M to Dh9M range that most posts repeat runs roughly from the G+1 four bedroom townhouse to the five bedroom villa.
With the 4% DLD fee, the 3 bedroom townhouse comes to Dh3,432,000 and the G+1 four bedroom to Dh3,952,000. There is no VAT for the buyer of a residential home. Budget separately for registration and any broker fee.
The G+2 townhouse is the cheapest per foot. The standalone villas cost 20 to 30% more per foot than the townhouses, which is normal: you are paying for a bigger plot and four open sides, not only the house.
Location: where Palm Springs actually is
The single most important fact about the location is that Palm Springs is not on the island. Two broker maps, one animated and one a Google Maps screenshot, put the site in the same place: on the mainland, directly south of Palm Jebel Ali, between the coast and Sheikh Zayed Road, west of Jebel Ali Port and next to Nakheel's Veneto. Dubai Immo places it in the Hessyan First land area. The exact boundary has not been published.
I measured road distances with OpenStreetMap routing from an approximate point inside that area. Drive times depend on traffic, so I show kilometres.
| Destination | Approx. road distance |
|---|---|
| Palm Jebel Ali entrance | 6 km |
| Expo City Dubai | 18 km |
| Jebel Ali Village | 19 km |
| Ibn Battuta Mall | 20 km |
| Al Maktoum International (DWC) | 20 km |
| Dubai Marina | 27 km |
| Burj Khalifa, Downtown | 42 km |
Brokers quote 10 to 15 minutes to Al Maktoum International. On 20 km of highway, 15 minutes is possible off peak; 10 is optimistic. The other side of it: Downtown is over 40 km away. If you commute to DIFC or Business Bay every day, this is the wrong address.
Some posts promise direct metro access. Today the nearest station is Life Pharmacy, at the end of the Red Line, about 6 km away in a straight line. No official source links a new station to this project. Leave the metro out of your decision until the masterplan shows it.
The DWC flight path: check it before you book
Al Maktoum's main runway runs north west to south east. Extend that line on a map and it reaches the Jebel Ali coast. On my approximate point, Palm Springs sits about 12 km from the north west end of the runway and only about 1 km off its extended centreline. A plane on a standard 3 degree approach to that runway is about 600 metres up at that distance.
DWC is quiet today. By 2032 it is meant to take over all of Dubai International's flights, and the new terminal is designed for 260 million passengers a year. So about a year after handover, residents here would live beside an airport busier than DXB is now.
That is not a reason to walk away. It is a reason to check the exact cluster against the flight paths once the masterplan is out. I explain how in my guide to flight paths and Dubai property.
Amenities: what has been claimed so far
- Swimmable lagoons and water features across the community.
- No back to back units.
- Schools and a hospital in the masterplan.
- Padel and tennis courts, pools, a spa and a gym.
- A "California inspired" country club.
- Metro access, covered above.
None of this is in a Nakheel document yet; all of it comes from broker posts. Nakheel's recent communities do lean on lagoons, parks and walking loops, so much of the list is plausible. Look at where each amenity sits on the official plan, because distance to the lagoon or the school changes the value of a specific unit.
The 60/40 payment plan and the handover date
Brokers quote a 60/40 plan: 20% on booking, 40% during construction, 40% on handover. One other broker says 50/50. The 60/40 matches what Nakheel did this month at Bay Estate on Dubai Islands, where villas and townhouses sell on 60/40 with a January 2031 handover. So both the plan and the date are plausible. Neither is confirmed.
On the Dh3.8M G+1 townhouse, that plan would mean:
| Stage | Share | Amount |
|---|---|---|
| Booking | 20% | Dh760,000 |
| DLD fee, at booking | 4% | Dh152,000 |
| During construction | 40% | Dh1,520,000 |
| On handover | 40% | Dh1,520,000 |
So Dh912,000 on day one. The Dh1.52M due at handover can go on a mortgage, if your income and paperwork are ready for the bank by then.
Handover is quoted as Q4 2030 to Q1 2031, roughly four years away. For that whole time your money is in the project and earns no rent. Put that next to any yield you calculate.
Palm Springs EOI and launch date
The broker posts started on 26 October and passed 20 within three days. One broker wrote on 29 October that the EOI opens next week. Another put the launch at late November 2026, "subject to developer confirmation". On 1 October a third had said the launch had slipped to Q1 or Q2 2027. The date is not fixed.
Before you pay an EOI, get three things in writing: the exact amount, how and how fast it comes back if you do not get the unit you want, and whose account it goes into. The website trading under the project's name is not Nakheel's; an unnamed "channel partner" registered it in February 2026. Pay only into an account in the name of Nakheel or a RERA licensed broker.
Palm Springs price compared with Jebel Ali villas and townhouses
| Project | Status | Per sq ft |
|---|---|---|
| Palm Springs | Pre-launch, broker indicative | Dh1,333 to Dh1,759 |
| Jebel Ali Village (Nakheel) | Ready, registered resales | Dh1,275 to Dh1,825 |
| Lunaya (Zaya) | Off-plan, asking price | ~Dh1,775 |
| Bay Estate (Nakheel) | Off-plan, Nakheel price sheet | Dh1,679 to Dh1,971 |
| Palm Jebel Ali villas | Off-plan, median of sales | ~Dh2,600 to Dh2,700 |
The first comparison is Jebel Ali Village, Nakheel's community on the same road beside Ibn Battuta Mall. Nakheel began handing over its 892 homes on 17 August 2026. Resales there registered between Dh1,275 and Dh1,825 a sq ft from January 2025 to April 2026. Palm Springs' indicative pricing sits inside that band, except one community is ready and the other is four years out. So there is no off-plan discount in these numbers. They are not expensive either.
Bay Estate townhouses average about Dh1,900 a sq ft, so Palm Springs townhouses at these figures would be 25 to 30% cheaper. Location explains the gap: one is on an island close to the old city, the other is on the mainland at the far south west. Palm Jebel Ali villas trade at about Dh2,600 to Dh2,700 a sq ft, with a median price of Dh21.3M over the year to January 2026. Palm Springs is a way to live beside Palm Jebel Ali at roughly half the price per foot, without the private beach.
Rental yield: the rent Palm Springs needs
No one can know Palm Springs rents today, but Jebel Ali Village is a fair benchmark. Mid 2026 listings there ask about Dh240,000 to Dh280,000 a year for a 3 bedroom townhouse and Dh260,000 to Dh350,000 for a 4 bedroom. Those are asking rents; signed leases usually land a little lower.
The rent needed for each yield, with the 4% DLD fee added to the price. The service charge, which Nakheel has not announced, voids and management are not deducted.
| Yield | 3 bed townhouse, Dh3.3M | 4 bed townhouse, Dh3.8M |
|---|---|---|
| 5% | Dh171,600 | Dh197,600 |
| 6% | Dh205,920 | Dh237,120 |
| 7% | Dh240,240 | Dh276,640 |
At the bottom of today's Jebel Ali Village asking rents, Dh240,000 and Dh260,000, the yield before service charge is about 7% and 6.6%. That is good, on two conditions: rents hold until 2031, and the extra distance from the city does not pull them down. Test your own numbers in the net yield calculator.
Golden visa through Palm Springs
Every home here is priced above Dh2 million, the threshold for a 10 year golden visa through property. The rules for off-plan homes and the paperwork are in my golden visa guide.
Do not confuse it with Damac's Palm Springs
Search the name and you will also find news from 2008 to 2011 about another Palm Springs. That was a tower Damac sold on the crescent of Palm Jebel Ali, on the island itself. Damac cancelled it in April 2008, citing changes to the island masterplan. Nakheel said at the time it had not been told. After years of dispute, buyers were refunded.
The two have nothing in common: different developer, different land, different product, and the old one was never built. Some listing sites still show a "Palm Springs, Jebel Ali" page marked completed, with a one bedroom apartment at Dh3.25M. Those pages name no developer and have nothing for sale. Ignore them.
Two more names to keep apart. Crystal Springs is a 5 bedroom villa design on Palm Jebel Ali itself, from about Dh18M. And "Springs 2.0", which brokers use as a slogan, is only a comparison with Emaar's The Springs. There is no link.
Why Nakheel is launching here now
South west Dubai is becoming the city's trade and logistics hub. Al Maktoum's new Dh128 billion terminal, Jebel Ali Port and the Etihad Rail freight network all meet here, and Jafza drew Dh854 million of new investment in the first four months of 2026. The D33 agenda targets Dh25.6 trillion of foreign trade over the decade to 2033, against Dh14.2 trillion over the decade before.
People who work in that corridor need family homes near it, and a 3 or 4 bedroom townhouse is exactly that. The demand logic is clear. What is not clear yet is the official price and the masterplan, which together decide what each unit is worth. My Dubai South thesis works through the same logic and its risks.
What I would check before paying an EOI
- Nakheel's own announcement. Until it exists, every number is a forecast.
- The EOI refund terms in writing, and the account it is paid into.
- The masterplan against the DWC flight paths, for your exact cluster.
- Built-up area and plot area separately. Per foot prices here are on built-up area.
- The handover date and delay terms in the SPA.
- The estimated service charge, which has not been published.
- How much must be paid before you can resell before handover.
- Which of the metro, lagoons and schools are on the official plan, and which are only in the marketing.
My take
Palm Springs looks like a sensible choice for a family whose work is in south west Dubai. Nakheel is behind it, indicative townhouse prices of about Dh1,350 to Dh1,450 a sq ft are roughly a quarter below Nakheel's new Dubai Islands townhouses, and a 60/40 plan lets you hold 40% back until handover.
Against that, the prices carry no discount to ready homes at Jebel Ali Village, handover is about four years away, and the site lies on the line of a runway that is due to become Dubai's busiest by 2032. If official pricing lands near these figures, I think the G+1 four bedroom townhouse is the best value for space. Make the final decision on the day the masterplan shows exactly where each cluster sits.
If you want the official price list and masterplan the day they come out, or want to check a specific unit against the flight paths together, message me.
Sources: Dubai broker posts and reels on Instagram, 1 to 29 October 2026. Dubai Immo, 28 October 2026. Nakheel press release on the Jebel Ali Village handover, 17 August 2026. Gulf News and Arabian Business on Damac's Palm Springs, 2008 to 2011. DLD transaction data via brokers and AGBI (DXB Interact). Rental listings on Property Finder and Dubizzle. Dubai Media Office on Al Maktoum International and Jafza. Road distances, runway and metro positions from OpenStreetMap.
Frequently asked questions
A planned community of 3 and 4 bedroom townhouses and 4 and 5 bedroom standalone villas on the mainland in Jebel Ali, between Palm Jebel Ali and Sheikh Zayed Road, west of Jebel Ali Port and next to Nakheel's Veneto. Brokers attribute it to Nakheel; as of 29 October 2026 Nakheel had not announced it.
No official price list yet. Most brokers quote Dh3.8M to Dh9M. The most detailed indicative list: 3 bed townhouse from Dh3.3M, 4 bed G+1 townhouse from Dh3.8M, 4 bed G+2 from Dh4.4M, 4 bed villa from Dh7M and 5 bed villa from Dh9.5M, about Dh1,333 to Dh1,759 a sq ft.
Brokers quote a proposed 60/40: 20% on booking, 40% during construction and 40% on handover; one broker says 50/50. On a Dh3.8M townhouse, 60/40 means Dh760,000 plus the Dh152,000 DLD fee at booking, Dh1.52M during construction and Dh1.52M at handover. Not confirmed by Nakheel.
Brokers quote Q1 2031 or Q4 2030, roughly four years from launch. Nakheel's Bay Estate, launched in October 2026 on a similar 60/40 plan, has an official January 2031 completion, so the date is plausible. The binding date is the one in your SPA.
Brokers expect EOIs in November 2026: one wrote on 29 October that it opens the following week, another expects the launch in late November, subject to developer confirmation. Get the EOI amount and refund terms in writing and pay only into an account in the name of Nakheel or a RERA licensed broker.
Indicative sizes from the most detailed broker list: 3 bed townhouse about 2,300 sq ft, 4 bed G+1 townhouse about 2,800 sq ft, 4 bed G+2 townhouse about 3,300 sq ft, 4 bed villa about 4,400 sq ft and 5 bed villa about 5,400 sq ft. Plot sizes have not been published.
No. Both broker maps place it on the mainland, directly south of Palm Jebel Ali, between the coast and Sheikh Zayed Road, about 6 km by road from the island's entrance. Posts that describe it as island property are wrong.
No. Damac's Palm Springs was a tower sold on the crescent of Palm Jebel Ali island around 2007; Damac cancelled it in April 2008 and buyers were refunded by 2011. It was never built. Listing pages showing a completed 'Palm Springs, Jebel Ali' with a Dh3.25M one bedroom have no developer and nothing for sale.
It is expected to be freehold for all nationalities, with the usual 4% DLD fee. Every home is priced above Dh2 million, the property threshold for the 10 year golden visa.
Not today. The nearest station is Life Pharmacy at the end of the Red Line, about 6 km away in a straight line. Some brokers promise metro access, but no official source links a new station to the project.
It may be. On an approximate site point, it lies about 12 km from the north west end of Al Maktoum's main runway and about 1 km off its extended centreline, where a plane on a 3 degree approach is roughly 600 m up. DWC is due to take over DXB's traffic by 2032, so check your exact cluster against the flight paths once the masterplan is published.
Using Jebel Ali Village as the benchmark, where 3 bed townhouses ask about Dh240,000 to Dh280,000 a year and 4 beds Dh260,000 to Dh350,000, a Dh3.3M 3 bed would yield about 7% and a Dh3.8M 4 bed about 6.6% before service charge at the bottom of that range. Nakheel has not announced the service charge.