26 September 2026
Palace Group is building 12 ultra-luxury beachfront mansions in Dubai, split between Jumeirah Bay Island and La Mer, and values each of them at between USD 50 million and USD 135 million, roughly AED 184 million to AED 496 million per house. The developer says all 12 residences are scheduled for completion by 2027. Every home is designed as a separate architectural project with international architects, designers and artisans, and Palace Group oversees construction itself, which the company says lets it keep control from initial design to completion. The plans were reported by Arabian Business on 25 September 2026.
What Palace Group announced
| Parameter | Detail |
|---|---|
| Number of homes | 12 beachfront mansions |
| Locations | Jumeirah Bay Island and La Mer, Dubai |
| Value per home | USD 50 million to USD 135 million (about AED 184 million to AED 496 million) |
| Completion | Scheduled by 2027 |
| Design | Each house is an individual architectural project, with no standard plan |
| Construction | Overseen by Palace Group from initial design to completion |
The company describes the collection as one-of-one residences, and the wording carries real content. In most Dubai villa communities a developer repeats a small number of house types across hundreds of plots. Here each of the 12 houses gets its own design, its own team of architects, designers and artisans, and its own build programme.
The announcement did not include plot sizes, bedroom counts, the split of homes between the two locations, prices for individual houses or a payment plan. Those details were not disclosed, and we do not estimate them here.
Two addresses: Jumeirah Bay Island and La Mer
Jumeirah Bay Island is a man-made island off the Jumeirah coastline, master developed by Meraas and best known as the home of the Bulgari Resort and Residences. The island has a limited number of residential plots, direct beach frontage and a marina. Palace Group already has a presence on the island, and the new homes extend it.
La Mer is new ground for the developer. The beachfront district on the Jumeirah coast, also a Meraas project, is best known as a leisure and dining destination. Palace Group says La Mer is now emerging as another ultra-prime residential address in Dubai alongside developments including Asora Bay, the Jumeirah branded residences that Meraas launched on La Mer with Jumeirah Group.
What the developer said
Wissam Damaa, Founder and CEO of Palace Group, linked the expansion to buyer demand: “Our strategic expansion into La Mer and Jumeirah Bay Islands reflects our confidence in both the market and the outlook of buyers choosing Dubai as a long-term destination.”
The 12 beachfront homes are not the only active project. Palace Group is also developing a separate collection of ultra-luxury mansions at Dubai Hills Estate, and its portfolio includes AYA, a boutique residential development in Jumeirah Garden City.
The price in AED, and what registration costs
The UAE currency is pegged at AED 3.6725 per US dollar, so the conversion of the headline prices is exact rather than an estimate. What a headline price does not show is the cost of registering the sale. The Dubai Land Department charges 4% of the sale value when a sale is registered, plus a registration trustee fee of AED 4,200 for any property worth AED 500,000 or more. At this end of the market the percentage outweighs every other fee:
| Price point | Value in AED | DLD fee at 4% |
|---|---|---|
| USD 50 million (lowest) | about AED 183.6 million | about AED 7.3 million |
| USD 135 million (highest) | about AED 495.8 million | about AED 19.8 million |
Who bears the 4% is a point to settle in the sale agreement before any deposit is paid.
Earlier this month we covered a record AED 21 million lease of a District One mansion: at this price level the contract terms matter as much as the headline figure.
What a buyer of a bespoke home should check
A one-of-one house bought before it is finished combines the risks of an off-plan purchase with the risks of a custom build. The checklist below is what we would walk through with a client before signing.
- Title and ownership. Confirm that the plot sits in an area where foreign nationals may hold freehold title and that ownership will be registered with the Dubai Land Department in the name of the buyer or of the holding entity.
- Escrow. If a house is sold before completion, payments should go into a project escrow account, as Dubai Law No. 8 of 2007 requires for off-plan sales, and not into the operating account of the developer.
- Payment milestones. Tie instalments to verifiable construction stages rather than to calendar dates, and keep a meaningful share of the price for handover.
- Completion date and delay terms. The developer’s target is 2027. The sale agreement should set a specific date, a grace period and the remedy if the date is missed.
- Specification. For a custom design, the agreed plans, finishes and materials list belong in the contract as annexes, together with the procedure and pricing for design changes.
- Source of funds. Property transactions in the UAE fall under anti-money laundering rules, and developers, brokers and banks ask for documents on the origin of the money as a matter of routine at this price level.
- Holding structure. Decide early whether the house is held personally or through a company, because the choice affects residency eligibility, financing and succession.
The residency question
Any one of these houses sits far above the threshold for the UAE Golden Visa for property investors. Under the conditions published by the Ministry of Economy and Tourism, an investor qualifies with one or more properties worth a total of at least AED 2 million, and the property must be wholly owned by the investor. Off-plan units count if they are bought from local companies approved by the competent local authority, and a financed purchase qualifies if the loan comes from a local bank designated by that authority. Comprehensive health insurance for the investor and family members is also required.
The wholly owned condition deserves attention before the ownership structure is fixed: a house held through a company or co-owned with a partner needs checking against it. Our UAE residency visa guide covers the routes and the order of steps. For buyers who plan to finance part of the price, our guide to mortgages in the UAE for residents and non-residents explains how local banks assess applicants and what documents they request.
How Atlant Capital can help
Our work is the structure around a purchase: the entity that holds the property, the residency that follows it and the bank account that pays for it.
- Company formation for a holding entity in a free zone or on the mainland, when a property is to be held through a company.
- Residency and Golden Visa applications for property investors and their families, including the sequence of medical tests, Emirates ID and visa issuance.
- Bank account opening for personal and corporate accounts, including the source of funds file that banks and developers ask for.
The bottom line
Palace Group is adding 12 individually designed beachfront houses to the top of the Dubai market, at USD 50 million to USD 135 million each, on Jumeirah Bay Island and at La Mer, with completion scheduled by 2027. For the buyers of these homes the headline price is only the start: a registration fee of about AED 7.3 million to AED 19.8 million at 4%, an escrow and milestone structure if they buy before completion, and a holding decision that shapes residency, financing and succession for years. Those are the parts worth settling on paper before the design brief is signed.
Source: Arabian Business.
FAQ
How much do the Palace Group beachfront mansions in Dubai cost?
Each of the 12 homes is valued at between USD 50 million and USD 135 million, which is about AED 184 million to AED 496 million at the fixed rate of AED 3.6725 per US dollar. The houses are being built on Jumeirah Bay Island and at La Mer in Dubai. Prices for individual homes were not disclosed.
When will the Palace Group mansions on Jumeirah Bay Island and La Mer be completed?
Palace Group says all 12 beachfront residences are scheduled for completion by 2027. Each house is designed individually with international architects, designers and artisans, and Palace Group oversees construction itself from initial design to completion.
What fees does a buyer pay to register a property sale in Dubai?
The Dubai Land Department charges 4% of the sale value when a sale is registered, plus a registration trustee fee of AED 4,200 for a property worth AED 500,000 or more. On a house priced at USD 50 million, about AED 183.6 million, the 4% fee comes to about AED 7.3 million. At USD 135 million it is about AED 19.8 million.
Does buying a property in Dubai qualify for a UAE Golden Visa?
Yes, if the property or properties are worth at least AED 2 million in total and are wholly owned by the investor, according to the Ministry of Economy and Tourism. Off-plan units qualify when bought from local companies approved by the competent local authority, and a financed purchase is accepted if the loan is from a local bank designated by that authority. The investor also needs comprehensive health insurance for the family.
