South Bay Dubai South
● Dubai South (Residential District)
South Bay Dubai South is a Villa project by Dubai South Properties (Dubai South, government-backed) in Dubai South (Residential District). Prices start at around AED 3,740,000 (about Rs 9.63 Cr). Current status is under construction. Below you will find the price, sizes, DLD registration details, location notes, pros and cons, and answers to the questions buyers ask most.
Quick Facts
| Project | South Bay Dubai South |
| Developer | Dubai South Properties (Dubai South, government-backed) |
| Location | Dubai South (Residential District) |
| Type | Villa |
| Sizes | About 2,700 - 13,000 sq ft (townhouses and semi-detached villas about 2,900 - 4,800 sq ft built-up; mansions up to about 13,000 sq ft) |
| Starting Price | AED 3,740,000 (about Rs 9.63 Cr) onwards |
| Status | Under Construction |
| DLD Project Number | Registered with the Dubai Land Department (DLD) phase by phase; no source checked prints a DLD project number for any South Bay phase. On a resale, ask the seller for the Oqood certificate (or title deed, once issued) and check it on the Dubai REST app before paying a deposit. |
Prices & details are indicative. Please confirm the latest with our advisor or the builder before booking.
Sizes & Pricing
| Configuration | Size | Price | Best for |
|---|---|---|---|
| Villa | About 2,700 - 13,000 sq ft (townhouses and semi-detached villas about 2,900 - 4,800 sq ft built-up; mansions up to about 13,000 sq ft) | AED 3,740,000 (about Rs 9.63 Cr) onwards | Families & end-users |
Prices are indicative. Confirm the latest cost sheet with us.
About South Bay Dubai South
South Bay is the lagoon villa community that Dubai South Properties, the residential arm of the government-backed Dubai South, launched in July 2022 in the Dubai South Residential District, beside Expo Road. It holds about 800 townhouses and semi-detached villas and more than 200 waterfront mansions around a crystal lagoon, beaches and a waterfront promenade, sold in six phases between 2022 and June 2024. Every phase sold out; the last went in four hours.
Three-bedroom townhouses launched from AED 1.9 million, the figure the source listing still prints. Today the only way in is resale, and townhouses are asked from AED 3,740,000 (about Rs 9.63 crore). Handover is phase by phase, from Q4 2026 to Q1 2027 on most sources. This page covers what a resale townhouse really costs, how taking over an off-plan contract works, and whether the premium is worth paying.
At a glance
| Project | South Bay, Dubai South, Dubai |
|---|---|
| Developer | Dubai South Properties |
| Community | Dubai South Residential District, beside Expo Road |
| Homes | About 800 townhouses and semi-detached villas, 200-plus mansions, in six phases |
| Configurations | 3 - 4 BHK townhouses, 4 - 5 BHK semi-detached villas, 5 - 7 BHK mansions |
| Sizes | About 2,900 - 4,800 sq ft built-up (townhouses and villas); mansions up to about 13,000 sq ft |
| Starting price | AED 3,740,000 (about Rs 9.63 crore) - lowest resale townhouse ask; launch price AED 1.9 million |
| Payment | Resale; original developer plans 60/40 with 20% post-handover over two years |
| Handover | Phases 1 - 2 and 6: Q4 2026 on most sources; Phase 4: Q1 2027 |
| Status | Under construction; developer stock sold out |
| Contractor | Al Kharafi Construction (phases 3 - 5) |
| DLD | Registered per phase; project numbers not published by the sources checked |
Price and unit pricing
| What | Size (built-up) | Price (AED) | In rupees | Implied rate |
|---|---|---|---|---|
| Townhouse - lowest resale ask | About 2,700 - 4,200 sq ft (range of listings) | 3,740,000 | About Rs 9.63 crore | About AED 890 - 1,385 per sq ft |
| Townhouse - average resale ask | Average about 3,500 sq ft | About 4,400,000 | About Rs 11.33 crore | About AED 1,257 per sq ft |
| Phase 3 - developer release (2023) | 3 - 4 BHK townhouses | From 3,300,000 | About Rs 8.50 crore | Sold out |
| Final phase - 4 BHK townhouse (2024) | Not stated | 3,400,000 - 3,600,000 | About Rs 8.76 - 9.27 crore | Sold out |
| Final phase - 5 - 6 BHK villa (2024) | Not stated | 12,500,000 - 16,500,000 | About Rs 32.19 - 42.49 crore | Sold out |
| Launch - 3 BHK townhouse (2022); source listing | From about 2,900 sq ft | From 1,900,000 | About Rs 4.89 crore | About AED 655 per sq ft at 2,900 sq ft |
| Mansions - top of range quoted | Up to about 13,000 sq ft | Up to 13,800,000 | About Rs 35.54 crore | — |
We print AED 3,740,000 because Dubai South Properties has nothing left to sell, so the latest starting price is the lowest resale ask on a portal's South Bay townhouse listings. The listings do not tie that ask to one size, so the rate is a range. The source listing's AED 1.9 million is the 2022 launch price and cannot be bought today; we show it because it tells you how far the price has moved.
That movement is the key number on this page. A three-bedroom launched at AED 1.9 million and the cheapest resale townhouse now asks nearly double. Part is the market, part the seller's premium. Asks are the opening number; the DLD's transaction record for South Bay, which your agent can pull, shows what units actually sold for.
Against the neighbours
Nearby, Emaar South sells golf villas on the other side of the airport; see Emaar Expo Golf Villas for that comparison. Inside Dubai South, apartments are the cheaper route in: South Living and Al Haseen Residences 4 start near AED 600,000. For everything on sale in the district, see property for sale in Dubai South.
Payment plan and total cost
At launch, Dubai South Properties sold South Bay on an 80/20 structure: 60% during construction, 20% on handover and the last 20% over two years after handover. Because the developer has sold out, a buyer now takes one of two routes.
- Assignment of an off-plan contract. You pay the seller what they have paid the developer plus their premium, and take over the instalments still due. The developer issues a no-objection certificate, usually only once a set share of the price has been paid.
- Completed unit. Once a phase is handed over and title deeds issue, it is an ordinary resale: deposit on the Form F, the balance at transfer, in cash or with a UAE mortgage.
Worked example: an assignment at AED 3,740,000
This is an illustration, because every seller's paid-up amount differs. Assume a three-bedroom townhouse bought at launch for AED 1,900,000, with the 60% construction share (AED 1,140,000) paid, now sold at the AED 3,740,000 ask.
| Item | Basis | AED | Rupees (at 25.75) |
|---|---|---|---|
| To the seller now | Their AED 1,140,000 paid plus AED 1,840,000 premium | 2,980,000 | About Rs 7.67 crore |
| To the developer on handover | 20% of the original price | 380,000 | About Rs 97.9 lakh |
| To the developer after handover | 20% of the original price, over two years | 380,000 | About Rs 97.9 lakh |
| DLD transfer fee | 4% of the resale price | 149,600 | About Rs 38.5 lakh |
| Registration trustee | About AED 4,000 plus VAT | 4,200 | About Rs 1.08 lakh |
| Agent's commission | 2% plus 5% VAT | 78,540 | About Rs 20.2 lakh |
| Total | Before the developer's NOC fee | About 3,972,340 | About Rs 10.23 crore |
Two points matter. The DLD fee is 4% of what you pay, not of the launch price, so it is AED 149,600 rather than AED 76,000. And the AED 760,000 left to the developer is a real obligation you inherit; ask for the developer's statement of account before you sign, not the seller's summary of it.
Service charge: no figure for South Bay appears in the sources checked. A community with a lagoon, several beaches, a clubhouse and water parks will cost more to run than a plain townhouse cluster. Ask the seller for the developer's service-charge estimate in writing.
Location and connectivity
South Bay sits in the Residential District of Dubai South, the 145 sq km master community around Al Maktoum International Airport (DWC), and fronts Expo Road. Expo City Dubai is about 10 minutes away by car, Jebel Ali Port and Free Zone about 20 minutes, and Dubai Marina and JLT about 25 to 30 minutes. Emirates Road and Sheikh Mohammed bin Zayed Road carry traffic to the rest of the city.
There is no metro stop; the nearest is Expo City, at the end of the Route 2020 line.
The neighbours are Dubai South's own projects - The Pulse, South Living, Al Haseen and MAG 5 Boulevard - and the district is still being built out. The long-term case rests on the airport: DWC is planned to become Dubai's main airport over the coming decades, and every Dubai South project is priced on that. Schools, retail and healthcare are still thin next to Dubai's established villa areas. For other districts, see all Dubai projects we track or the full projects list; for a low-cost apartment in the airport area, see Samana South Haven.
Amenities and specifications
South Bay is built around water. The plan published at launch shows a crystal lagoon - described as 1 km in some material and 3 km in other material - with more than 3 km of waterfront promenade, cafes, several beaches, a clubhouse, fitness centres, parks, a shopping mall, a spa, kids' clubs, water parks, pools and a lake park.
The homes are three- and four-bedroom townhouses and four- and five-bedroom semi-detached villas of about 2,900 to 4,800 sq ft built-up, and five- to seven-bedroom standalone mansions on the water of up to about 13,000 sq ft. Unit fit-out, kitchen appliances and smart-home features are not published in the sources checked.
On a resale, the specification is whatever the seller's SPA says, so ask for its schedule and the registered floor plan.
About the developer
Dubai South Properties is the residential development arm of Dubai South, the government-backed master developer of the airport district. It builds only in Dubai South and has delivered there in sequence: The Pulse, about 1,400 apartments and 240 townhouses, with the townhouses handed over in 2020; and The Pulse Beachfront, 800 homes, with a first phase of 251 villas completed.
South Bay is its largest villa project. The first two phases, 400 units, sold out in 2022; Phase 3 launched in June 2023; the final phase of 160 units sold out in four hours in June 2024. Al Kharafi Construction holds an AED 1.5 billion contract to build phases 3, 4 and 5, and Phase 4 alone is 138 homes due in Q1 2027.
The honest note is timing. The first two phases carried a tentative completion of March 2025, and current sources put them at Q4 2026. Plan around the later date.
For Indian buyers
Ownership. Dubai South is a freehold area. An Indian buyer, resident in the UAE or not, is registered on the DLD's Oqood system during construction and receives a title deed in their own name after handover. The UAE charges no annual property tax and no VAT on a residential sale; the 4% DLD transfer fee, AED 149,600 at the entry ask, is the main government cost.
Remittance. The Liberalised Remittance Scheme allows USD 250,000 per person per financial year, so a couple can send USD 500,000, about AED 1.84 million, in one year. The AED 2,980,000 due to the seller in the worked example is about USD 811,000, which is more than a couple can send in one year. Plan the purchase across two financial years or use a UAE mortgage on a completed unit. TCS of 20% above Rs 10 lakh a year is adjusted against your income tax.
Golden Visa. The threshold is AED 2 million of property, and every South Bay townhouse on resale clears it. For an off-plan unit, confirm with the DLD how much must be paid before an application is accepted.
Rent and tax. No phase has a rent record yet, and the sources checked give no rent figure for South Bay. When some 1,000 villas reach the market over a short period, early rents will face a lot of competition. The UAE does not tax the rent; an Indian tax resident declares it in India with the 30% standard deduction and reports the villa as a foreign asset.
Pros
- Government-backed developer building inside its own master community, next to DWC and Expo City
- Villas and townhouses on a lagoon, a type Dubai South had very little of before
- Launch buyers bought at AED 1.9 million; resale asks near AED 3.74 million show the demand
- Every townhouse clears the AED 2 million Golden Visa threshold
- Original plans leave 20% payable over two years after handover, which an assignment buyer can inherit
Cons
- No developer stock: you pay a resale premium - the entry ask is roughly double the launch price
- The first phases slipped from a March 2025 target to Q4 2026, and no source confirms a handover yet
- No service charge published for a community with a lagoon, beaches and water parks - expect it to be high
- Dubai South is still being built; schools, retail and the airport expansion are years from finished
- No metro, and Downtown and the Marina are 25 minutes or more away by car
Who this is for
- Families who want a townhouse or villa on a lagoon for less than central Dubai villa prices
- Golden Visa buyers who want a house rather than an apartment
- Long-term holders betting on Dubai South and Al Maktoum Airport's expansion
- Buyers happy to take over a developer plan with 20% left after handover
Who should look elsewhere
- Anyone who wants developer launch pricing - that window has closed
- Buyers who need the house before 2027
- Commuters to DIFC or Downtown who will not drive 30 minutes or more each way
- Yield investors: no rent record exists yet, and a large supply of villas lands at once
Our verdict
South Bay was a strong launch: a government-backed developer selling lagoon townhouses from AED 1.9 million in a district with little else like it, and every phase went in hours. That is why today's entry ask is about AED 3.74 million. A buyer now is paying for the launch buyers' gain, before a single phase has been confirmed as handed over and before the service charge is known. The case for buying is still real - a family home on water, a Golden Visa and a long bet on Dubai South - but the price has already moved a long way. Buy on the numbers of the specific unit, not on the community's story.
Buy a South Bay townhouse if you want a lagoon home in Dubai South, can wait for a 2026-2027 handover and are paying a resale price you have checked against recent DLD transactions. Take over an assignment only after seeing the seller's paid-up statement and the developer's NOC terms. If you want launch pricing or rental yield, look at newer Dubai South launches instead.
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.
Dubai property calculator — costs, cash needed and net rent
Works from any country: pick your currency, or type your own rate. Fees follow the DLD schedule; rent figures are yours to set.
| Charge | AED | Your currency |
|---|
Fee basis: DLD transfer 4% of price, plus a DLD admin fee of AED 580 on a ready unit and AED 40 at Oqood on an off-plan one; registration trustee AED 2,000 below AED 500,000 and AED 4,000 from AED 500,000, plus 5% VAT (AED 2,100 or AED 4,200); title deed and map about AED 500; agency 2% plus 5% VAT where used; mortgage registration 0.25% of the loan plus AED 290. Rates shown are indicative, read on 9 September 2026, and the pegged ones (USD and the GCC currencies) do not move — edit the rate box for anything else. This is an estimate to plan with, not a quotation, and it does not cover tax in your own country.
FAQs
What is the price of a South Bay villa?
The developer has sold out, so prices are resale asks. Townhouses are asked from AED 3,740,000 (about Rs 9.63 crore), with an average near AED 4,400,000 for 2,700 to 4,200 sq ft. At launch in 2022 three-bedroom townhouses started at AED 1.9 million, and final-phase five- and six-bedroom villas were quoted at AED 12.5 to 16.5 million.
Can I still buy from Dubai South Properties?
No. The first two phases (400 units) sold out, and the final phase of 160 units sold out in four hours in June 2024. Every purchase now is a resale from an existing owner, with the developer's no-objection certificate.
When will South Bay be handed over?
It hands over phase by phase. Most current sources put phases 1, 2 and 6 at Q4 2026 and Phase 4 at Q1 2027. The first two phases originally carried a March 2025 date. The SPA for your unit and the DLD construction-progress figure are the checks.
What is the payment plan on a resale?
You pay the seller what they have paid plus their premium, then take over whatever the seller still owes the developer. On the launch plans that is usually 20% at handover and 20% over two years after. The 4% DLD transfer fee is charged on the full resale price.
Does a South Bay home qualify for the Golden Visa?
Yes on price: every townhouse on resale is above the AED 2 million threshold. For an off-plan unit, check the current DLD and ICP rules on how much must be paid before you apply.
What is the service charge at South Bay?
Not published by the sources checked. With a lagoon, beaches, a clubhouse and water parks, budget for more than a plain townhouse community and ask the seller for the developer's estimate.
Can Indians buy a villa in South Bay?
Yes. Dubai South is a freehold area, and an Indian buyer gets an Oqood registration and then a DLD title deed in their own name. Money leaves India under the LRS, USD 250,000 per person per financial year.
Compare with other Dubai projects
Also in Dubai South: Windsor House II (from AED 1,200,000, handover 2028), Views VII (from AED 1,131,870, off-plan), Azizi Venice (from AED 747,000, handover 2026) and Al Haseen Residences 4 (from AED 606.4 K, handover 2027). See every Dubai South project with prices and handover dates.
More by Dubai South: Villanova Amaranta (from AED 2,649,995, ready), Beachfront Gates (from AED 1 M, handover 2026) and South Living (from AED 600,000, handover 2027).
A similar budget elsewhere in Dubai: Equestra (from AED 3.7 M, handover 2029), Expo Valley Villas (from AED 3,699,000, off-plan) and DAMAC Hills - Trump Estates (from AED 3,800,000, ready).
Read next: Property for Sale in Dubai South: Prices, Yields and Risk · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.
Project Highlights
- ✓ Launched in July 2022 by Dubai South Properties, the government-backed Dubai South's residential arm
- ✓ About 800 townhouses and semi-detached villas and 200-plus waterfront mansions around a crystal lagoon
- ✓ Launch price from AED 1.9 million for a three-bedroom townhouse; every phase sold out, the last in four hours in June 2024
- ✓ Resale townhouses asked from AED 3,740,000 (about Rs 9.63 crore), average about AED 4,400,000
- ✓ Al Kharafi Construction holds an AED 1.5 billion contract for phases 3, 4 and 5
- ✓ Handover dates on record run from Q4 2026 to Q1 2027, depending on the phase
- ✓ Every townhouse on resale clears the AED 2 million Golden Visa threshold
Pros & Cons
- +Government-backed developer building inside its own master community, next to DWC and Expo City
- +Villas and townhouses on a lagoon, a type Dubai South had very little of before
- +Launch buyers bought at AED 1.9 million; resale asks near AED 3.74 million show the demand
- +Every townhouse clears the AED 2 million Golden Visa threshold
- +Original plans leave 20% payable over two years after handover, which an assignment buyer can inherit
- –No developer stock: you pay a resale premium - the entry ask is roughly double the launch price
- –The first phases slipped from a March 2025 target to Q4 2026, and no source confirms a handover yet
- –No service charge published for a community with a lagoon, beaches and water parks - expect it to be high
- –Dubai South is still being built; schools, retail and the airport expansion are years from finished
- –No metro, and Downtown and the Marina are 25 minutes or more away by car
Who Should Buy & Who Should Avoid
- +Families who want a townhouse or villa on a lagoon for less than central Dubai villa prices
- +Golden Visa buyers who want a house rather than an apartment
- +Long-term holders betting on Dubai South and Al Maktoum Airport's expansion
- +Buyers happy to take over a developer plan with 20% left after handover
- –Anyone who wants developer launch pricing - that window has closed
- –Buyers who need the house before 2027
- –Commuters to DIFC or Downtown who will not drive 30 minutes or more each way
- –Yield investors: no rent record exists yet, and a large supply of villas lands at once
Handover Timeline
South Bay is being delivered phase by phase. The first two phases carried a tentative completion of March 2025, and most current sources now put phases 1, 2 and 6 at Q4 2026 and Phase 4 at Q1 2027; none of the sources we checked confirms a phase as handed over. This page uses Q4 2026 as the working date, but the date in your unit's SPA is the one that counts - check the phase's construction-progress figure on the Dubai REST app.
Location Map
About Dubai South Properties (Dubai South, government-backed)
Dubai South Properties is the residential arm of Dubai South, the government-backed master developer of the district around Al Maktoum International Airport. Its record is local and in sequence: The Pulse, about 1,400 apartments and 240 townhouses, with the townhouses handed over in 2020; The Pulse Beachfront, 800 homes, with a first phase of 251 villas completed; and South Bay, sold out across all phases between 2022 and June 2024. The later South Bay phases are being built by Al Kharafi Construction under an AED 1.5 billion contract. The first two phases have slipped from their original March 2025 target.
Payment Plan
Specifications
💬 Our View
South Bay was a strong launch: a government-backed developer selling lagoon townhouses from AED 1.9 million in a district with little else like it, and every phase went in hours. That is why today's entry ask is about AED 3.74 million. A buyer now is paying for the launch buyers' gain, before a single phase has been confirmed as handed over and before the service charge is known. The case for buying is still real - a family home on water, a Golden Visa and a long bet on Dubai South - but the price has already moved a long way. Buy on the numbers of the specific unit, not on the community's story.
Frequently Asked Questions
What is the price of a South Bay villa? +
Can I still buy from Dubai South Properties? +
When will South Bay be handed over? +
What is the payment plan on a resale? +
Does a South Bay home qualify for the Golden Visa? +
What is the service charge at South Bay? +
Can Indians buy a villa in South Bay? +
Final Verdict
Buy a South Bay townhouse if you want a lagoon home in Dubai South, can wait for a 2026-2027 handover and are paying a resale price you have checked against recent DLD transactions. Take over an assignment only after seeing the seller's paid-up statement and the developer's NOC terms. If you want launch pricing or rental yield, look at newer Dubai South launches instead.