Bulgari Lighthouse Jumeira Bay Island Dubai

Bulgari Lighthouse, branded Bvlgari Lighthouse, is a residential tower that Meraas, part of Dubai Holding, is building with Bvlgari Hotels & Resorts on Jumeira Bay Island, the private island off Jumeirah 2 that already holds the Bvlgari Resort & Residences. It is a tower of four and five-bedroom penthouses, crowned by a three-level Sky Villa, designed by Antonio Citterio Patricia Viel. Dutco Construction holds the AED 850 M main contract; work began in February 2023.

Meraas has sold everything. The Sky Villa sold for AED 410 M, reported in early 2023, and the last two penthouses sold in June 2025 for AED 146.6 M and AED 136.25 M. Resale asks now start at about AED 70 M (about Rs 180.25 crore). Handover is printed as Q1 2027 on portals and the second half of 2027 in launch coverage.

At a glance

Price and unit pricing

Meraas does not publish prices, and the source listing prints none. We print about AED 70 M because it is the starting figure on current broker and portal pages for the building, and a portal summary shows AED 69,999,888, effectively the same number. It is a resale ask, not a developer price. Property Finder shows about ten homes for sale in the building. One broker page headlines AED 22 M; that is a third of the lowest ask and a fraction of every recorded sale, so we do not use it.

The recorded sales are the firmer reference. The five-bedroom sold in June 2025 works out to about AED 12,580 per sq ft, and at AED 136.25 M the second final sale sits in the same range if it is a similar size. Against that, AED 70 M on the smallest quoted penthouse of about 6,475 sq ft is about AED 10,800 per sq ft, below what Meraas achieved at the end. The AED 98.8 M listing for a 6,439 sq ft four-bedroom, about AED 15,340 per sq ft, shows how wide the asks run. Ask the seller for the unit's DLD Oqood record and the original SPA price.

Against Meraas's other beachfront homes

On our site, Jumeirah Asora Bay at La Mer, also by Meraas, starts at about AED 45 M and is still under construction; Bulgari Lighthouse is dearer, sold out, and on an island rather than the mainland beach. Sur La Mer at Port de La Mer is the finished, far lower-entry option from the same developer, at about AED 4.65 M.

Payment plan and total cost

Meraas sold every unit off-plan, so a buyer today takes over an existing contract. On an off-plan resale you pay the seller what they have already paid Meraas plus their premium, and you take on the remaining instalments to Meraas under the original SPA. The sources checked do not publish the payment plan, so the split between what the seller has paid and what is still owed to Meraas has to come from Meraas's statement of account for the unit.

Worked example: a AED 70 M penthouse on resale

A broker charges 2% plus VAT, AED 1,470,000 on this price. Developers often require a minimum share of the price to be paid before they issue a resale NOC; Meraas's threshold for this tower is not published, so ask before you agree a premium. The DLD fee is charged on the full resale price, not on the seller's paid-up amount.

Running costs. No service-charge budget is published for the tower, and none can be, with any accuracy, until it is finished and its owners' association sets one. A branded tower of about thirty homes, with a residents' club and resort services, spreads its costs over very few owners, so expect a high rate per sq ft. Ask Meraas for the projected budget before signing.

Location and connectivity

Jumeira Bay Island is a private, seahorse-shaped island off the Jumeirah 2 coastline, reached by a bridge from the mainland. It holds the Bvlgari Resort & Residences, the Bvlgari Ocean Mansions, private beaches and gardens, and a small number of private villa plots. One of those plots sold for AED 125 M in 2023, a UAE record at the time, and a four-bedroom penthouse in the Bvlgari Resort residences sold for AED 122 M in May 2023 as Dubai's most expensive ready penthouse.

Across the bridge, Jumeirah Beach Road, La Mer and Port de La Mer are a short drive. City Walk is typically about 10 minutes by car, Downtown Dubai and DIFC about 15 minutes, and Dubai International Airport (DXB) typically 20 to 25 minutes. There is no Metro on this stretch of the coast; residents drive or are driven.

The rest of the island is finished; construction on the tower itself will run into 2027. For other beachfront homes, see all Dubai projects we track and the full projects list.

Amenities and specifications

The tower holds four and five-bedroom penthouses of about 6,439 to 11,657 sq ft, each with a private pool and direct lift access, and a three-level Sky Villa at the top. The facade, by Antonio Citterio Patricia Viel, is inspired by coral: its curves filter light and air to keep the homes open but private.

Residents get a private club with a library, games room and private cinema, and access to a private beach, swimming pool, spa, gym and rooftop terrace. Bvlgari's resort sits on the same island, and the brand partnership is what buyers are paying for; the exact service menu for owners is set out in the SPA and the tower's management agreement.

The sources checked do not publish the finish schedule, appliance brands, parking allocation or the split of penthouses by floor. With so few homes, each unit differs; ask for the floor plan and the finishes schedule of the specific penthouse. Final specification as per the SPA.

About the developer

Meraas is a Dubai Holding company and the developer behind La Mer, Bluewaters Island with Ain Dubai, City Walk, The Beach at JBR and Jumeira Bay itself. On this island it built the Bvlgari Resort & Residences and handed over the Bvlgari Ocean Mansions on 15 November 2024. It is backed by Dubai Holding's land bank of more than 750 million sq ft, and portal reviews of its record describe consistent on-time delivery.

For Bulgari Lighthouse, Dubai Holding announced the AED 850 M construction contract to Dutco Construction, and work started in February 2023. Its release sold out between the Sky Villa sale in early 2023 and the final two penthouses in June 2025, the last two brokered by Driven | Forbes Global Properties. The build has now run for more than three and a half years; a portal update reports the superstructure complete and fit-out moving up the tower. The handover date on record varies by source, which is the one real uncertainty with this developer here.

For Indian buyers

Ownership. Jumeira Bay Island is open to foreign freehold buyers; check the Oqood record of the specific unit before paying anything. During construction the unit is registered at the DLD as an Oqood contract, and the title deed follows at handover. The UAE has no annual property tax and no VAT on a residential sale; the government cost is the 4% DLD transfer fee, AED 2.8 M on AED 70 M.

Remittance. Under the Liberalised Remittance Scheme each person can send USD 250,000 per financial year. A AED 72.8 M purchase with fees is about USD 19.8 M, eighty person-years of LRS allowance. A buyer resident in India cannot fund this from India in any practical time; it is a purchase for NRIs, for families with businesses and wealth already abroad, and for buyers who hold funds in the UAE. TCS of 20% applies on remittances above Rs 10 lakh a year and is adjusted against your income tax.

Golden Visa. Far above the AED 2 million property threshold, so the ten-year Golden Visa route is open.

Rent and tax. No rent is published for the tower, which is not finished. Branded penthouses at this level are bought to live in or hold, not for yield. If you do let it, an Indian tax resident declares the rent in India, claims the 30% standard deduction and reports the property as a foreign asset.

Pros

• One of very few Bvlgari-branded homes anywhere, on an island with a single resort and a small number of homes
• Meraas has delivered the island's resort, residences and mansions before, most recently in November 2024
• A recorded developer sale of about AED 12,580 per sq ft on the last five-bedroom gives a price reference
• A government-owned developer and an AED 850 M contract with an established contractor
• Golden Visa eligible many times over

Cons

• Only resale: Meraas has nothing left to sell, and at 27 to 31 penthouses there are few units to choose from
• Resale asks run from about AED 70 M to AED 98.8 M for similar-size four-bedrooms; the spread is wide
• Floor count, unit count and handover date are each printed two or three ways
• No payment plan, service-charge budget or rent data published
• Beyond any LRS route: this is a purchase for money already held abroad

Who this is for

• Ultra-high-net-worth buyers who want a branded, full-floor-scale home on Dubai's most private island
• Buyers already holding assets abroad who value scarcity over yield
• Families who want Bvlgari resort services with a penthouse rather than a villa

Who should look elsewhere

• Anyone buying for rental yield
• Buyers who need a published payment plan or a developer price list
• Anyone who cannot carry a large seller premium on an off-plan contract until 2027
• Buyers funding from India under the LRS

Our verdict

Bulgari Lighthouse is a trophy, not an investment case. Meraas's release has sold out, from the AED 410 M Sky Villa in early 2023 to the last two penthouses at AED 136 M - 147 M in June 2025, so the only way in now is to buy a contract from an original buyer. The resale asks we can see start at about AED 70 M, about AED 10,800 per sq ft on the smallest quoted penthouse, a little under the AED 12,580 per sq ft achieved on the last five-bedroom Meraas sold. The facts that matter most are printed inconsistently - floor count, unit count, handover date - and Meraas publishes neither a plan nor a service-charge budget. A buyer at this level should get the SPA, the seller's statement of account and Meraas's NOC terms before anything else.

Worth it only for a buyer who wants one of Dubai's scarcest branded addresses and can pay for it from money already abroad. Verify the unit's size, the seller's paid-up amount and the SPA handover date, and compare the ask with the June 2025 developer sales. For yield, a plan or a transparent price list, look elsewhere.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

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 at Bulgari Lighthouse?

Meraas's release is sold out. Resale asks start at about AED 70 M (about Rs 180.25 crore); other broker pages quote a four-bedroom from AED 64,250,000 and a five-bedroom from AED 110 M, and one 6,439 sq ft four-bedroom is listed at AED 98.8 M. The last two developer sales, in June 2025, were AED 146.6 M and AED 136.25 M.

How many homes are in the tower?

The sources disagree: 31 penthouses plus a three-level Sky Villa in the launch coverage, 27 penthouses plus the Sky Villa on a portal page, and 31 apartments in all on another. Floor counts of 27, 28 and 31 are all printed. Meraas's brochure and the DLD building record settle it.

When is handover?

Portal pages print Q1 2027; launch coverage put the opening in the second half of 2027. Construction began in February 2023 and a portal update reports the superstructure complete. The SPA date binds.

Who is building it?

Meraas, a Dubai Holding company, with Bvlgari Hotels & Resorts as brand partner. Dutco Construction holds the AED 850 M main contract, and Antonio Citterio Patricia Viel designed it.

What did the Sky Villa sell for?

AED 410 M (about USD 112 M), reported in early 2023 as the most expensive apartment ever sold in Dubai. Broker write-ups put it at about 38,970 sq ft with a private pool and terrace.

What does buying on resale cost on top of the price?

The 4% DLD transfer fee (AED 2.8 M on AED 70 M), about AED 4,200 for the registration trustee and Meraas's transfer fee, which is not published. A broker adds 2% plus VAT.

Does it qualify for the Golden Visa?

Yes. Every unit is far above the AED 2 M property threshold.

Can an Indian buyer own a penthouse here?

Jumeira Bay is open to foreign freehold buyers. But the LRS allows USD 250,000 per person per financial year, and a AED 72.8 M purchase is about USD 19.8 M, so a buyer resident in India cannot fund it from India in any practical time. It suits NRIs and families with wealth already abroad.

Compare with other Dubai projects

More by Meraas: Jumeirah Asora Bay (from AED 45 M, handover 2027), Acres Estates Phase 3 (from AED 14.5 M, handover 2028) and Solaya (from AED 14.2 M, handover 2028).

Read next: 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.