Luna Sky Palace Palm Jumeirah Dubai

Luna Sky Palace is one residence of about 58,476 sq ft over three levels, crowning one of the three 60-metre towers at Orla, Dorchester Collection, at the apex of Palm Jumeirah. It is the first home in Omniyat custom, the developer's single-residence category, and it has a 13,500 sq ft sky garden on the roof, a 36-metre infinity pool and a ten-car gallery.

No source prices it. The project's own site, Property Finder and every agency page we checked say price on request, so this page prints no figure and shows you the arithmetic instead. The handover is the other unsettled fact: the source listing shows April 2026, one project page shows 1 December 2026, and Orla as a whole is on record for Q4 2026.

At a glance

Price: what is published, and what the arithmetic implies

There is no price. That is the honest state of the record, and a page that invented one would be worse than useless at this level. What can be done is to show the rates the Palm actually transacts at, apply them to a published floor area, and label the result as arithmetic.

None of those is a quotation for this residence, and a custom single-owner home usually sells above a band rather than inside it. The table exists so that a buyer walking into a private negotiation knows the range the island's own numbers support. Get an independent valuation; do not take a rate from a brochure.

Payment, fees and the cost of holding it

Omniyat publishes no payment split for this residence, describing instalments with post-handover options - at this level the schedule is negotiated unit by unit. Two costs are fixed whatever the price, and both scale with it.

The service charge is the line to argue about before the price. On 58,476 sq ft, a AED 5 difference in the rate is AED 292,380 a year, every year, and it is set by a budget you have not seen. Ask for Orla's budgeted rate in dirhams per sq ft, and for what Dorchester Collection's service model includes and excludes, in writing.

Location and connectivity

Orla sits at the apex of Palm Jumeirah, the tip of the island, with its own beachfront. That position is what gives the residence the 270-degree outlook the sources describe - the Gulf on one side, the Palm and the Dubai skyline on the other - and it is a position no future building can take away, because there is no land beyond it.

The rest is the island's usual geography. Atlantis The Palm and the Crescent hotel strip are a short run along Crescent Road, Nakheel Mall and the Palm Monorail on the trunk about 10 minutes, Dubai Marina and JBR about 15, Mall of the Emirates about 20, Downtown Dubai and DIFC about 30, and Dubai International Airport (DXB) about 35 to 40 minutes. There is no Dubai Metro station on the island, and at this address that is beside the point.

The residence and its specification

What is published: three levels, double-height living spaces, a 13,500 sq ft sky garden with a 36-metre infinity pool, a private wellness spa with a fitness suite, salon, treatment rooms and steam and sauna rooms, a ten-car gallery and a private office for staff and personal assistants.

Orla's own published detail carries over: living rooms oriented to the sunrise across the Palm and bedrooms to the sunset over the Gulf, walk-in closets and en-suite bathrooms to every bedroom, and front and back kitchens with European appliances. Because this is a custom residence, the interior is specified for the buyer - which means the finishes schedule is part of the negotiation, not a page in a brochure, and it belongs in the SPA as an annexure with named brands and dates.

About the developer

Omniyat was founded in 2005 and builds only at the top of the market: Opus in Business Bay, One at Palm Jumeirah, Orla and Lana, Dorchester Collection. Since 2012 its portfolio has grown to 12 named projects, three delivered and nine under construction, with about 36 registered projects counting subsidiaries. In November 2025 it described a USD 11.7 billion development portfolio as fully funded, and between 2021 and 2025 it accounted for roughly 23% of Dubai's USD 10 million-plus home sales.

Two caveats belong on this page. Omniyat custom is a new category and Luna Sky Palace is its first home, so there is no delivered example of the category to walk through. And on dates, a developer-data site counts two on-time completions and two late ones for Omniyat, with the late pair averaging 258 days - which is why the SPA's completion date and its compensation clause matter more here than the brochure. The developer's delivered proof on this island is One at Palm Jumeirah, finished in June 2021 and Dorchester-managed.

For Indian buyers

Palm Jumeirah is a designated freehold area, so a buyer of any nationality can own here in their own name, with no residency requirement and no local partner, and the DLD issues the title deed. Any plausible price here is a large multiple of the AED 2 million property threshold for the ten-year Golden Visa, so residency for the family follows the purchase.

The funding question has to be answered plainly, because the usual paragraph about the Liberalised Remittance Scheme is misleading at this price. The LRS allows USD 250,000 per person per financial year. The lowest illustrative figure in the table above, AED 222 million, is about USD 60.5 million - roughly 242 person-years of allowance. A resident Indian household cannot fund a residence like this out of remittances, and no structuring of the allowance changes that. Buyers here are non-residents, or residents whose capital is lawfully held outside India, and every one of them should have FEMA, tax and estate advice in place before an offer is made, not after.

The other Indian-side realities are short. The UAE has no annual property tax and no VAT on a residential sale, so the running cost is the service charge - here a seven-figure dirham sum each year. Rental income, if there ever is any, is taxable in India for an Indian tax resident with treaty credit for UAE tax, but a residence of this kind is not let. And exit is a private sale to one buyer, which takes months and a broker who knows the handful of people in the market. If you are looking across a wider price range, see all Dubai projects we track or browse every project on Realty Hunting.

Pros and cons

• One residence of 58,476 sq ft with a 13,500 sq ft roof garden - nothing directly comparable on the island
• The building around it is a known quantity: Foster + Partners, Dorchester Collection service
• A position at the apex of the Palm that no later building can block
• Omniyat has delivered a comparable building on this island, in June 2021
• The interior is specified for the buyer rather than bought as built
• Handover is months away rather than years

• No published price, so there is nothing to value it against before a private negotiation
• No published payment split either - the terms are negotiated
• Three handover dates in print, and the earliest, April 2026, has passed
• Service charge of AED 1.46 million to 2.92 million a year at the published branded Palm range
• Omniyat has two late completions on record, averaging 258 days, and no progress figure is published for Orla
• Resale is a single-buyer sale, measured in months

Who this is for, and who should look elsewhere

This is for a buyer who wants the largest single home on Palm Jumeirah, will commission its interior, and can absorb a seven-figure annual service charge without thinking about it. It suits a family already established in Dubai that is moving up, and a buyer who values a position that cannot be built out.

Look elsewhere if you are investing: there is no rent, no comparable and no market to exit into. Look elsewhere if you need a fixed date before committing. And if the purchase depends on remittances from India, this is not a question of planning - the figures are two orders of magnitude apart.

Our verdict

Judge this as a home, because there is no investment case to test. The verifiable parts are good: Foster + Partners above, Dorchester Collection service, a position at the tip of the island, and a developer that has finished a comparable building here before.

The unverifiable parts are the price and the schedule, and both are in the seller's hands until you fix them on paper. Take independent valuation advice, get the SPA completion date and the compensation clause, confirm the escrow account on the Dubai REST app, and settle the service-charge budget in dirhams per sq ft before you make an offer. If you want Omniyat on the same island with published prices and sizes, read ELA Residences.

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 Luna Sky Palace?

Not published. Every source we checked - the project's own site, Property Finder and the agency pages - says price on request, so this page prints no figure. For scale only: 58,476 sq ft at the AED 3,800 to 5,500 per sq ft quoted for branded Crescent stock in August 2026 is AED 222 million to AED 322 million, and at the AED 11,225 per sq ft implied by an ultra-prime Palm sale reported at USD 3,057 per sq ft it is about AED 656 million. That is arithmetic, not a quotation.

How big is it, and what is inside?

About 58,476 sq ft over three levels, including a 13,500 sq ft sky garden with a 36-metre infinity pool. Published features include double-height living spaces, a private wellness spa with fitness suite, salon, treatment rooms and steam and sauna rooms, a ten-car gallery and a private office for staff.

When is the handover?

Three dates are in print: April 2026 on the source listing, 1 December 2026 on a project page, and Q4 2026 for Orla as a whole. April has passed with no reported completion, so we publish the end of Q4 2026 and recommend you take the SPA date as the only binding one.

Where exactly is it?

It crowns one of the three 60-metre towers at Orla, Dorchester Collection, at the apex of Palm Jumeirah. Orla is designed by Foster + Partners and its mix runs from two to four-bedroom simplexes and three to four-bedroom duplexes up to the sky palaces and a single beachfront mansion.

What is the payment plan?

Omniyat describes instalments with post-handover options and publishes no split for this residence. At this level the schedule is negotiated unit by unit. Whatever is agreed, the 4% DLD transfer fee and the registration and trustee fees are extra.

What would the service charge be?

Nobody publishes a figure for this residence. Branded and hotel-managed buildings on Palm Jumeirah are quoted at AED 25 to 50 per sq ft a year, which on 58,476 sq ft is AED 1.46 million to 2.92 million a year, or about Rs 3.76 to 7.53 crore. Get the budgeted rate in writing before you negotiate the price.

Is it registered with the Dubai Land Department?

It is sold as part of the DLD-registered Orla development with a DLD-approved escrow account, but no source prints the project number or names the bank. Verify the project and the unit on the Dubai REST app, and ask for the escrow account details, before any payment.

Does it qualify for a Golden Visa?

Comfortably. The property route to the ten-year Golden Visa needs AED 2 million of property, and any plausible price here is a large multiple of that. Palm Jumeirah is designated freehold, so a buyer of any nationality can own it in their own name, with no residency requirement and no local partner.

What taxes apply in the UAE?

The UAE has no annual property tax, and a residential sale is not subject to VAT. The one-off cost is the 4% DLD transfer fee plus registration and trustee fees. The real recurring cost here is the service charge, which on this floor area is a seven-figure dirham number every year.

Can an Indian buyer fund a purchase like this?

Not under the Liberalised Remittance Scheme. The LRS allows USD 250,000 per person per financial year. Even the lowest illustrative figure above, AED 222 million, is about USD 60.5 million - roughly 242 person-years of allowance. A residence at this level is bought with capital already held outside India, by non-residents, or through structures that need professional FEMA and tax advice long before an offer is made.

For whatever Omniyat will put in writing on price, schedule and specification - and a viewing at Orla - talk to Realty Hunting.

Compare with other Dubai projects

Also in Palm Jumeirah: Ava Residences (from AED 45 M, handover 2026), ELA Residences (from AED 44 M, handover 2028), Ellington Beach House (from AED 4.8 M, ready) and Ellington Ocean House (from AED 9.8 M, handover 2027). See every Palm Jumeirah project with prices and handover dates.

More by Omniyat: Anwa Aria (from AED 1.5 M, handover 2026), Anwa Residences By Omniyat (from AED 800,000, ready) and Omniyat One Palm (from AED 16,233,000, ready).

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 Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.