AVA at Palm Jumeirah Dubai

AVA at Palm Jumeirah — marketed on some listings as AVA Residences — is Omniyat's smallest Palm project: a tower of 17 residences, one per floor, each with a private pool on its terrace, managed by the Dorchester Collection. Homes run about 6,645 to 8,757 sq ft as 3 and 4 bedroom residences, one duplex and a five-bedroom Sky Palace. The lowest published entry price is AED 45 million (about Rs 115.88 crore).

This is ultra-prime and the numbers behave accordingly. Omniyat's own page prints AED 78 million as the starting figure, a 3-bedroom has been listed at AED 60.5 million, and the average sale recorded at AVA is AED 52.1 million at about AED 6,900 per sq ft, against a Palm Jumeirah average nearer AED 3,100. Construction was 91% complete at the last Land Department inspection, with handover scheduled June 2026 on one record and Q4 2026 on another. It is registered as DLD project no. 2382.

At a glance

Price and unit pricing

The spread between AED 45 million and AED 78 million is not a rounding difference. The AED 45 M figure appears on a luxury portal as the entry for the 3 and 4 bedroom residences; AED 78 M appears on the developer's side. Both can be true at different moments in a 17-home building where inventory is nearly gone. Only Omniyat's current availability list settles it, and since some listings show the project sold out, that list may be very short.

The transactions are more useful than either headline. The recorded average sale at AVA is AED 52.1 million at about AED 6,900 per sq ft, the range stretching to AED 400 million for the largest home. That is roughly 2.2 times the Palm average of AED 3,100 per sq ft, above even the AED 3,800 to 5,500 branded Crescent residences fetch. Omniyat achieved AED 11,227 per sq ft in Dubai's AED 20 million-plus off-plan segment in the first half of 2026, so a premium this size is consistent with what it sells — but resale has to find another buyer willing to pay it.

Payment plan and total cost

No payment plan is published for AVA anywhere we checked, which is normal at this level and stage: at 91% complete a purchase is close to a completed transaction, and terms on a AED 45 million-plus residence are negotiated rather than advertised. Ask for the schedule in writing and assume most of the money falls at transfer. What is not negotiable:

Then the standing cost. Branded Palm residences carry service charges of about AED 20 to 30 per sq ft a year: AED 133,000 to AED 199,000 on a 6,645 sq ft residence, about AED 175,000 to AED 263,000 on the 8,757 sq ft homes. A Dorchester-managed building with one home per floor sits at the top of that band. Ask for the current rate on Mollak.

Location and connectivity

Palm Jumeirah is Dubai's best-established prime address, with the deepest international resale market. The Palm average rose about 14% year on year to roughly AED 3,100 per sq ft in the first quarter of 2026, with beachfront villas at AED 4,200 to 7,500-plus and branded Crescent apartments at AED 3,800 to 5,500 — depth at every tier, which is what makes an exit possible at AVA's price at all.

The residences are built around a 270-degree floor-to-ceiling outlook: on the Palm the view is the asset. Nakheel Mall, Atlantis, the Crescent's hotels and the Palm Monorail are on the island; Sheikh Zayed Road and Dubai Marina are a short drive from the trunk. There is no Dubai Metro station on the Palm, so residents drive.

For the other end of the market we cover, see Meraas's Nad Al Sheba Gardens and the completed Azizi Gardens, where a one-bedroom resale starts near AED 940,000. Wider coverage: all Dubai projects we track and the projects list.

Amenities and specifications

The specification is the point. One residence per floor, so no shared landings and no neighbour on your level. Each home has direct access to a private terrace with its own pool, floor-to-ceiling glazing and the 270-degree outlook. The residences are managed by the Dorchester Collection — hotel-grade service run by the hotel group, which is as much of the purchase as the concrete.

What no source we checked publishes: the fit-out and appliance schedule, parking per residence, the floor-by-floor layouts, or the residents' amenity list beyond the private pools. At this price those are answered in a private presentation, not on a web page. Final specification as per the SPA.

About the developer

Omniyat has been building in Dubai for about two decades, only at the top of the market. Its portfolio since 2012 has grown to 12 projects — nine under construction and three delivered — and the delivered names are recognisable: The Opus, designed by Zaha Hadid, One at Palm Jumeirah and The Lana, Dorchester Collection, alongside Marasi Bay in Business Bay. Its launched portfolio carries a gross development value of USD 11.7 billion, which the company says is fully funded with no purchase cancellations.

The delivery record is mixed: two projects completed on time and two late, the delayed ones averaging 258 days. Eight and a half months of slippage on an ultra-prime building is not unusual, but it is the pattern to expect. Against that, Omniyat led Dubai's AED 20 million-plus off-plan Palm segment on volume, highest-value transaction and rate per sq ft in the first half of 2026. Ask for its record of announced against actual handover dates.

For Indian buyers

Palm Jumeirah is freehold and open to any nationality: the Dubai Land Department issues the title deed in your own name, with no local partner and no residency requirement. The UAE charges no annual property tax and a residential sale does not attract VAT, so the 4% transfer fee — AED 1.8 million here — is the only tax on the deal.

The remittance arithmetic separates this project from the rest of our Dubai coverage. AED 45 million is about USD 12.25 million, and the Liberalised Remittance Scheme allows USD 250,000 per person per financial year — roughly 49 person-years. The LRS route does not reach this price: AVA is for non-resident Indians and others funding from income, assets or lending already held outside India. That is the first thing to know before spending time on it.

The visa position is simple: at AED 45 million the purchase clears the AED 2 million Golden Visa threshold more than 22 times over, so the 10-year property route comes with one residence. An Indian tax resident declares rental income and any capital gain in India at their own rates, with no UAE tax to set off; non-resident owners are taxed where they live.

On yield and exit, be realistic. Ultra-prime is not bought for rental return: service charges of AED 133,000 to AED 263,000 a year absorb much of what an unfurnished let would earn, and no source publishes a rental figure for AVA. The case is capital — a 17-home Dorchester-managed building on the Palm, in a market up 14% year on year, from a developer holding the segment's highest rate per sq ft. The risk: at about AED 6,900 per sq ft against a Palm average of AED 3,100, resale needs another buyer who accepts that multiple, and 17 homes give almost no comparable sales.

Pros

• Only 17 residences, one per floor, each with a private terrace pool and 270-degree outlook
• Managed by the Dorchester Collection rather than a facilities contractor
• 91% complete at the last Land Department inspection, so construction risk is largely behind it
• DLD project no. 2382 with a named escrow account — both published and checkable
• Omniyat led Dubai's AED 20 M-plus off-plan Palm segment on volume, top transaction and rate per sq ft
• Clears the AED 2 million Golden Visa threshold more than 22 times over on one residence

Cons

• The published entry ranges from AED 45 M to AED 78 M with no reconciliation, and a 3-bedroom has been listed at AED 60.5 M
• About AED 6,900 per sq ft on recorded sales is roughly 2.2 times the Palm average of AED 3,100
• Two on-time and two late completions on Omniyat's record, the late ones averaging 258 days
• The June 2026 handover date has passed; one source says Q4 2026, and some listings already call it ready
• No payment plan is published, so terms are negotiated privately with no benchmark
• Service charges of about AED 20 to 30 per sq ft mean AED 133,000 to AED 263,000 a year
• Sources disagree on the unit count — 17, or 15 plus a duplex and a Sky Palace, or 18 on one record
• The LRS route does not reach this price: about USD 12.25 M is roughly 49 person-years of allowance

Who this is for

• Non-resident buyers funding from assets already held outside India
• Buyers who want a one-home-per-floor residence with a private pool on the Palm and hotel management attached
• Golden Visa applicants for whom one purchase settles the question

Who should look elsewhere

• Resident Indian buyers relying on the LRS — the allowance does not reach USD 12.25 M
• Yield investors: service charges of AED 133,000 to AED 263,000 a year make the rental case weak
• Anyone who needs a comparable-sales trail to price an exit; 17 homes give none
• Buyers unwilling to pay 2.2 times the Palm average rate per sq ft

Our verdict

AVA is the real thing at the top of the Dubai market: 17 homes, one per floor, private pools, Dorchester management, a Palm address and a developer that consistently achieves the highest rate per sq ft in its segment. At 91% built, with a published project number and escrow account, the usual off-plan worries are mostly answered. The price is not. AED 45 million, AED 60.5 million and AED 78 million are all in print, the recorded average is AED 52.1 million at about AED 6,900 per sq ft, and that is 2.2 times the Palm average in a building with almost no comparable sales. Ask for the availability list, the real asking price per residence and the handover record — and go in knowing this is a capital and lifestyle purchase, not an income one.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of AVA at Palm Jumeirah?

The lowest published entry is AED 45 million (about Rs 115.88 crore) for the 3 and 4 bedroom residences; Omniyat's own page prints AED 78 million and a 3-bedroom has been listed at AED 60.5 million. Recorded sales average AED 52.1 million at about AED 6,900 per sq ft, with the range running to AED 400 million. Only the developer's current availability list settles which figure applies now.

How many residences are there, and how big?

Seventeen, one per floor, each with a private terrace pool, sized about 6,645 to 8,757 sq ft. One source counts 15 residences plus a duplex plus a five-bedroom Sky Palace, reaching the same total; a Land Department-derived page counts 18 units with a declared project value of AED 415 million.

When is the handover?

Construction was 91% complete at the last Land Department inspection, with handover scheduled June 2026 on one record and Q4 2026 on another; some listings already show it ready or sold out. We carry 31 December 2026, the end of the later quarter on record. Get the SPA completion date and check the progress figure on the Dubai REST app.

What is the payment plan?

None is published by any source we checked. At 91% built, terms at this price are negotiated rather than advertised; assume most of the price falls at transfer. What is fixed is the 4% Dubai Land Department transfer fee — AED 1.8 million on a AED 45 million residence — plus registration and trustee charges and any agency fee.

Is it registered with the Dubai Land Department?

Yes, and unusually for this batch both numbers are published: DLD project no. 2382 with escrow account 12257402920002. Buyer funds go into that DLD-approved escrow account and are released against verified construction milestones. Verify both on the Dubai REST app before paying anything.

What is the service charge?

Not published for AVA specifically. Branded Palm residences carry about AED 20 to 30 per sq ft a year: AED 133,000 to AED 199,000 on a 6,645 sq ft home, about AED 175,000 to AED 263,000 on an 8,757 sq ft one. A Dorchester-managed building with one home per floor sits at the top of that band. Ask for the current rate on Mollak.

Can an Indian buyer purchase here, and does the LRS cover it?

An Indian buyer can own it — Palm Jumeirah is freehold and open to any nationality, with the title deed in your own name. But the Liberalised Remittance Scheme allows USD 250,000 per person per financial year, and AED 45 million is about USD 12.25 million — roughly 49 person-years. In practice AVA is for non-resident buyers funding from assets, income or lending already outside India.

For current availability, the real asking price per residence and a viewing through the developer, talk to Realty Hunting.

Compare with other Dubai projects

Also in Palm Jumeirah: ELA Residences (from AED 44 M, handover 2028), Omniyat One Palm (from AED 16,233,000, ready), Ellington Ocean House (from AED 9.8 M, handover 2027) and Luce Apartments (from AED 7 M, off-plan). See every Palm Jumeirah project with prices and handover dates.

More by Omniyat: Omniyat Opus (from AED 3 M, ready), Anwa Aria (from AED 1.5 M, handover 2026) and Anwa Residences By Omniyat (from AED 800,000, ready).

A similar budget elsewhere in Dubai: Jumeirah Asora Bay (from AED 45 M, handover 2027).

Read next: Property for Sale on Palm Jumeirah: Prices and Returns · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · The Dubai Golden Visa Through Property. Every Dubai project we track is listed on the Dubai section.