One Palm by Omniyat Palm Jumeirah Dubai

One at Palm Jumeirah, marketed as One Palm, is Omniyat's completed 25-floor tower of 94 homes at Palm West Beach, on the eastern tip of the Palm's trunk. It was built through the developer's Luxury Developments arm between October 2014 and June 2021, it is managed by Dorchester Collection, and residents have a private jetty. Homes run from a 2,782 sq ft three-bedroom to a 29,994 sq ft penthouse.

Because the tower is finished, this page is about a resale market rather than a launch. The lowest ask on record is AED 16,233,000 (about Rs 41.80 crore), Bayut puts the average ask at AED 53,340,088, and sales over the past 12 months averaged AED 32,722,222. That 39% gap between what owners want and what buyers have paid is the single most useful number on this page.

At a glance

Price, asks and what has actually sold

Four figures circulate for this tower and they are not describing the same thing. Two are asks, one is a transaction average and one is history. Read them together.

The practical reading: the entry ask of about AED 5,835 per sq ft is a fair rate for a branded, serviced, completed Palm home, and the average ask is where owners hope the market is rather than where it is. The source listing's Rs 31.65 crore, about AED 12.29 million, is below every current ask we found, so treat it as a historic figure rather than an available price. Negotiate against the DLD transaction record for your exact size, floor and aspect.

What it costs to buy and to hold

A resale is front-loaded: a 10% deposit at the memorandum of understanding, then the balance at the DLD trustee office on transfer day. A UAE mortgage is possible, though non-residents borrow at a lower loan-to-value.

Then the holding cost, which no source publishes for this tower. Branded and hotel-managed Palm buildings are quoted at AED 25 to 50 per sq ft a year, against AED 15 to 25 for ordinary Palm towers, so budget AED 69,550 to 139,100 a year on a 2,782 sq ft home and up to about AED 239,000 on a 4,783 sq ft one. Ask the owners' association for the budget, and for written confirmation that the seller is not in arrears - arrears follow the unit, not the owner.

Location and connectivity

This is the one Palm address in our set that is not on the Crescent. The tower stands at the eastern tip of the trunk on King Salman Bin Abdulaziz Al Saud Street, with Palm West Beach and its boardwalk at the foot of the building and the Dubai Marina skyline across the water. The practical effect is that you are on the island but at its entrance, which cuts the drive off it substantially.

Dubai Marina and JBR are about 10 minutes by road, Nakheel Mall and the Palm Monorail about 10 minutes up the trunk, Mall of the Emirates 15 to 20, Downtown Dubai and DIFC 25 to 30, and Dubai International Airport (DXB) about 35 minutes. There is no Dubai Metro station on the island; the monorail meets the tram at Palm Gateway. The private jetty is the address's other form of connectivity, and the reason some buyers choose this tower over a Crescent building.

The building and its specification

Ninety-four homes in 25 floors is low density for a tower this tall, which is what lets the floor plans start at 2,782 sq ft. Homes have floor-to-ceiling glass facing the Marina skyline and the Gulf, and Dorchester Collection runs the building - the service is the part of the price that does not depreciate.

What to check on a resale: original fit-out details are not published by the sources we checked, and units have been occupied or let since 2021, so the finish varies. See the apartment, ask what is included, and get the inventory into the sale agreement - in this tower the floor and the aspect move the price more than the address does.

About the developer

Omniyat was founded in 2005 and builds only at the top of the Dubai market: Opus in Business Bay, Orla and Lana, Dorchester Collection, and this tower. One at Palm Jumeirah was developed through its Luxury Developments arm and is one of three delivered projects in a portfolio that has grown to 12 named developments since 2012, with nine under construction and about 36 registered projects counting subsidiaries.

In November 2025 the company described a USD 11.7 billion development portfolio as fully funded, and between 2021 and 2025 it took roughly 23% of Dubai's USD 10 million-plus home sales. A developer-data site records two on-time and two late completions, the late pair averaging 258 days - relevant to its off-plan buyers rather than to a resale here. What matters to a resale buyer is that Omniyat is still building on this island, at Orla and at ELA Residences, which keeps the brand present rather than absent.

For Indian buyers

Palm Jumeirah is a designated freehold area: any nationality can own here in their own name, with no residency requirement and no local partner, and the DLD issues the title deed. Every home in this tower is far above the AED 2 million property threshold for the ten-year Golden Visa, and because the building is complete the application starts from a deed that already exists rather than from an off-plan contract.

On funding, be realistic. AED 16,233,000 is about USD 4.42 million, and the Liberalised Remittance Scheme allows USD 250,000 per person per financial year - roughly 17.7 person-years, or about nine years for a couple remitting USD 500,000 between them. A completed resale does not wait for that: the full price is due on transfer day. So either the capital is already held outside India, or a UAE mortgage covers part of it, and either way FEMA and tax advice comes before the memorandum of understanding, not after.

On returns, this is the one building in our Palm set where the numbers are checkable. Rents on record run AED 2,000,000 to 3,200,000 a year and average AED 2,025,000; against the 12-month average sale price of AED 32.72 million that is about 6.2% gross, and against the average ask of AED 53.34 million about 3.8%. Palm apartments generally are quoted at 5.5% to 6.83% gross, so your entry price decides whether you are inside that range or well below it. There is no annual property tax in the UAE and no VAT on a residential sale, but rent is taxable in India for an Indian tax resident, with treaty credit for UAE tax. See how the island compares with the rest of the city in all Dubai projects we track, or browse every project on Realty Hunting.

Pros and cons

• Finished and occupied since June 2021 - a deed at transfer, no construction risk
• 94 homes in 25 floors and nothing smaller than 2,782 sq ft
• Dorchester Collection management and a private jetty
• Rents on record of AED 2,000,000 to 3,200,000 a year, about 6.2% gross at the transaction average
• At the island's entrance, so Dubai Marina is about 10 minutes away
• A transaction record to negotiate against, which most Palm launches cannot offer

• A 39% gap between the average ask and the 12-month average sale
• Only 26 listings on Property Finder, so the exact size and aspect may not be available
• Yield drops to about 3.8% if you pay the average ask
• Service charge of AED 69,550 to 139,100 a year on the smallest home at branded Palm rates
• A five-year-old apartment that has been let may need renovation
• No published DLD project number and no published service-charge rate for the tower

Who this is for, and who should look elsewhere

This suits a buyer who wants a finished, serviced Palm home with a deed at transfer, will use the jetty and the beach, and will negotiate against the transaction record. It suits a landlord buying near the average sale price rather than the average ask, and a Golden Visa buyer who prefers a home they can walk through.

Look elsewhere if you need a small unit or a staged plan: the smallest home is 2,782 sq ft and a resale is paid in full at transfer. Look elsewhere if you would pay the asking price - at the asking average the yield falls to about 3.8%, and the deals say the market disagrees with the asks.

Our verdict

Of the Palm buildings we cover this is the one with least left to find out and most to argue with. The tower is complete, the manager is Dorchester Collection, the sizes are large, and the record shows what has actually been paid: AED 32.72 million on average over 12 months against asks averaging AED 53.34 million.

Buy it near the transaction average, with the title deed, the service-charge account and a no-objection certificate checked, and the 4% DLD transfer fee and 2% commission already in your number. The negotiation is the investment here - at the asking average the yield is thin, and at the transaction average it is close to the Palm's own range. If you want Omniyat off-plan on the same island instead, read Luna Sky Palace.

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 does an apartment at One Palm cost?

The lowest ask we found is AED 16,233,000, about USD 4.42 million or Rs 41.80 crore, which is roughly AED 5,835 per sq ft on a 2,782 sq ft three-bedroom. Bayut puts the average ask at AED 53,340,088, while sales over the past 12 months averaged AED 32,722,222. The source listing prices a three-bedroom at Rs 31.65 crore, about AED 12.29 million - below every current ask we saw, so treat it as historic.

Why is there such a gap between asking prices and sale prices?

Because the tower holds 94 very different homes, from a 2,782 sq ft three-bedroom to a 29,994 sq ft penthouse, and asks at this level are set by owners who are not in a hurry. The 39% gap is your negotiating room - use the DLD transaction record for your exact size and floor.

Is the building complete?

Yes. Construction ran from October 2014 to June 2021 and the tower has been occupied since. There is no handover date left to check - only the title deed, the service-charge account and a no-objection certificate before transfer.

How big are the homes?

Three-bedroom residences run 2,782 to 4,783 sq ft, four-bedrooms 3,492 to 10,100 sq ft and the six-bedroom penthouses 21,295 to 29,994 sq ft. There are 94 homes in total - 91 residences and three penthouses - across 25 floors.

What are the costs on top of the price?

The 4% DLD transfer fee - AED 649,320 on a AED 16,233,000 purchase - a registration trustee fee of about AED 4,000 plus VAT on the fee, and the agency commission, quoted at 2% in the Dubai market. That takes the total to about AED 17.21 million, or Rs 44.32 crore, to get the title deed in your name.

What is the service charge?

The building's own rate is not published by the sources we checked. Branded and hotel-managed Palm buildings are quoted at AED 25 to 50 per sq ft a year, against AED 15 to 25 for ordinary Palm apartment towers, so budget AED 69,550 to 139,100 a year on a 2,782 sq ft home. Ask the owners' association for the current budget and for confirmation that the seller has no arrears.

What rent and yield does it produce?

Bayut and Property Finder list rents of AED 2,000,000 to 3,200,000 a year, averaging AED 2,025,000. Against the 12-month average sale price of AED 32.72 million that is about 6.2% gross; against the average ask of AED 53.34 million it is about 3.8%. Subtract the service charge for a net figure, and get rental comparables for the exact unit.

Can a foreign buyer own here, and does it bring a Golden Visa?

Yes. Palm Jumeirah is designated freehold, open to all nationalities with no residency requirement and no local partner, and the DLD issues the title deed in your own name. Every home here is far above the AED 2 million property threshold for the ten-year Golden Visa, and because the tower is complete the application starts from an existing deed.

What taxes apply in the UAE?

There is no annual property tax in the UAE, and VAT does not apply to a residential sale. The one-off costs are the 4% DLD transfer fee and the registration and trustee fees; the recurring cost is the service charge. Rental income is taxable in India if you are an Indian tax resident, with treaty credit for any UAE tax.

How does an Indian buyer fund AED 16.23 million?

AED 16,233,000 is about USD 4.42 million, against a Liberalised Remittance Scheme allowance of USD 250,000 per person per financial year - roughly 17.7 person-years, or about nine years for a couple remitting USD 500,000 between them. On a completed resale the full price falls due at transfer, so the funds have to be assembled beforehand, or part-funded by a UAE mortgage. Take FEMA and tax advice before signing the memorandum of understanding.

For the list of units actually available, the transaction comparables for your floor and a viewing, talk to Realty Hunting.

Compare with other Dubai projects

Also in Palm Jumeirah: Ellington Ocean House (from AED 9.8 M, handover 2027), Luce Apartments (from AED 7 M, off-plan), Ellington Beach House (from AED 4.8 M, ready) and Nakheel The Palm Tower (from AED 2.1 M, ready). 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: S Tower (from AED 15.03 M, ready) and Solaya (from AED 14.2 M, handover 2028).

Read next: Property for Sale on Palm Jumeirah: Prices and Returns · Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · The Dubai Golden Visa Through Property. Every Dubai project we track is listed on the Dubai section.