Off-planEmaar Beachfront

Bayview by Address Resorts

Bayview by Address Resorts at Emaar Beachfront by Emaar: 1–4 bedroom apartments and 4, 5 & 6 bedroom penthouses across two towers from AED 2.9M, on a construction-linked plan, handover July 2028.

DeveloperEmaar

Entry priceAED 2.90M

HandoverJul 2028

StatusOff-plan

CommunityEmaar Beachfront

Overview

Project brief

ADDRESS-BRANDED BEACHFRONT TOWERS ON DUBAI'S PRIVATE ISLAND AT DUBAI HARBOUR

Bayview is a twin-tower residential development by Emaar at Emaar Beachfront, the master-planned private island set within Dubai Harbour, between Dubai Marina and Palm Jumeirah. The community pairs a gated island setting and a private beach with direct access to the wider city, and Bayview sits at its heart, alongside the shoreline of the Arabian Gulf. The residences are branded and delivered fully furnished under the Address Resorts name — hence the project's full title, Bayview by Address Resorts.

The development comprises two towers holding 664 residences in total. Tower 1 holds 356 homes — 1, 2, 3 and 4-bedroom apartments together with 4 and 6-bedroom penthouses — and Tower 2 holds 308 homes — 1, 2 and 3-bedroom apartments together with 5 and 6-bedroom penthouses. Homes are designed with floor-to-ceiling windows and full peripheral balconies to draw in natural light and frame sea, Marina and skyline views. Apartments start from 731 square feet and penthouses extend to 11,738 square feet, with starting prices from AED 2.9 million.

Emaar has structured the launch around a construction-linked payment plan — a 10% down payment followed by further instalments tied to construction milestones, with the final payment due on 100% completion, scheduled for July 2028.

PROJECT SUMMARY

Project	Bayview by Address Resorts
Developer	Emaar
Community	Emaar Beachfront, Dubai Harbour
Branding	Address Resorts (branded, fully furnished)
Type	1–4 Bedroom Apartments & 4, 5 & 6 Bedroom Penthouses
Total units	664, across two towers (Tower 1: 356; Tower 2: 308)
Starting price	From AED 2.9 million
Payment plan	Construction-linked (10% down + instalments)
Expected completion	July 2028

Based on initial launch information, subject to change if there are future releases.

UNIT MIX & STARTING PRICES

Tower 1

Unit type	Size (sq ft)	Starting price (AED)
1-Bedroom	736 – 823	3.3M
2-Bedroom	1,165 – 1,588	5.6M
3-Bedroom	1,508 – 1,809	8.8M
4-Bedroom	2,464	16.0M
4-Bedroom Penthouse	4,462 – 5,431	28.0M
6-Bedroom Penthouse	11,683	56.7M

Tower 2

Unit type	Size (sq ft)	Starting price (AED)
1-Bedroom	572 – 764	2.9M
2-Bedroom	1,107 – 1,656	5.1M
3-Bedroom	1,829 – 1,855	10.7M
5-Bedroom Penthouse	5,257	33.6M
6-Bedroom Penthouse	11,738	64.5M

Starting prices per the Emaar fact sheets (Towers 1 and 2); sizes reconciled against the floor-plan pack, which states a total area for every drawn layout. Two Emaar documents differ on one row: the Tower 2 fact sheet gives the one-bedroom as 731 – 764 sq ft, while the Tower 2 floor plans draw a smaller one-bedroom at levels 2 – 8, unit 04 — suite 505.26 sq ft plus a 66.95 sq ft balcony, total 572.21 sq ft (53.16 sq m). The wider floor-plan range is shown, since that layout is a drawn one-bedroom in the same tower; the fact-sheet range is likely the launch release rather than the full stack. Confirm the specific unit before relying on the minimum. Every other row above matches the floor plans exactly.

THE INVESTMENT CASE

Bayview is an off-plan, standard-tier brief: the angle below is qualitative. Where the live Dubai Land Department transaction feed for Emaar Beachfront is available, current pricing and PSF trends will be shown alongside — those figures are the basis for any comparison, not the estimates below.

DEVELOPER: EMAAR, ONE OF DUBAI'S MOST ESTABLISHED DEVELOPERS

Bayview is developed by Emaar, the developer behind many of Dubai's landmark destinations. Emaar reported revenue of AED 49.6 billion for 2025 and, with a proven delivery track record, has delivered over 125,600 residential units across Dubai and other global markets since 2002. Its portfolio includes Burj Khalifa and Dubai Mall. For investors, this scale and delivery history provide a meaningful measure of confidence at the off-plan stage.

LOCATION: A PRIVATE ISLAND BETWEEN DUBAI MARINA AND PALM JUMEIRAH

Emaar Beachfront is a gated island community within Dubai Harbour, with a private beach and a waterfront promenade of retail and dining. Bayview sits at its heart, with direct access to Sheikh Zayed Road and the Marina five minutes away; the Palm Jumeirah, Ain Dubai, the Cruise Terminal and Dubai Marina are all close by. The position combines a resort-style island setting with genuine connectivity to the rest of the city.

APPLICABLE STRATEGIES

Pre-handover resale — the construction-linked plan means a buyer commits limited capital ahead of the 2028 completion; Emaar Beachfront has an established resale market in its delivered towers, giving an exit route before handover. Actual premiums depend on market conditions at the time and should be checked against live DLD data.
Buy-and-hold for rental / short-let — Address-branded, fully furnished beachfront stock with a private beach and Marina proximity supports both long-let and holiday-let demand; yields to be confirmed against current rental evidence.
Owner-occupation — a primary or second home in a gated beachfront community with resort-style amenities and hotel-branded service.

RISKS & WATCHPOINTS

Off-plan completion risk — delivery is scheduled for July 2028; timelines can move, and returns depend on the market at handover, not today's.
Beachfront premium — Emaar Beachfront prices at a premium to mainland Dubai Marina; the entry point should be weighed against that premium and verified on current PSF.
Service charges — beachfront and branded-residence communities typically carry higher service charges, which affect net yield.
Supply — Emaar Beachfront and Dubai Harbour have a substantial delivery pipeline; concurrent handovers can affect near-term resale and rental pricing.

SOURCES

Emaar — Bayview by Address Resorts fact sheets (Towers 1 and 2), floor plans and payment plan.
Emaar Properties — 2025 revenue and delivery figures.
Dubai Land Department transaction data (Emaar Beachfront) — live feed pending.

Payment structure

PAYMENT SCHEDULE

Handover Jul 2028

11 instalments as published for this project, totalling 100% of the purchase price. Amounts in AED are calculated from the entry price of AED 2,900,000 stated on this brief and are illustrative only — the sum payable depends on the unit selected and the price agreed.

Cumulative share of purchase price — each block is one instalment

First instalment: 10%Cumulative at final instalment: 100%

Instalment	Share	Cumulative	When due	Amount (AED)
Down payment	10%	10%	Booking · June 2023	AED 290,000
1st	10%	20%	August 2023	AED 290,000
2nd	10%	30%	February 2024	AED 290,000
3rd	5%	35%	August 2024	AED 145,000
4th	5%	40%	February 2025	AED 145,000
5th	10%	50%	10% construction · August 2025	AED 290,000
6th	10%	60%	20% construction · February 2026	AED 290,000
7th	10%	70%	40% construction · September 2026	AED 290,000
8th	10%	80%	60% construction · March 2027	AED 290,000
9th	10%	90%	80% construction · September 2027	AED 290,000
10th (completion)	10%	100%	100% construction · July 2028	AED 290,000
Total	100%			AED 2,900,000

Percentages as published for this project and subject to change by the developer between releases. Amounts shown exclude Dubai Land Department transfer and registration fees, service charges and any other purchase costs, and are not a quotation. Mitchell’s Realty is the trading brand of The Luxury Real Estate Brokers LLC.

Location

AREA, COMMUNITY & CONNECTIVITY

Bayview by Address Resorts is in Emaar Beachfront, within the Dubai Harbour area.

Location record

Area: Dubai Harbour
Community: Emaar Beachfront

Area and community are from our own project record, not the DLD register.

Area and community: our own project record. Neither is a survey, and neither is a substitute for your own site visit.

Developer

Emaar

Dubai Harbour

Emaar is the developer of this project in Dubai Harbour. The figures alongside describe Mitchell’s coverage of Emaar on this site and the registered sales behind it, not an assessment of the developer.

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Projects covered

182

Emaar briefs published on this site

Registered sales

From 1 of 182 briefs joined to the DLD register

Developer attribution as stated on this brief. Counts describe what Mitchell’s Realty publishes and, where shown, sales registered with the Dubai Land Department at those projects; they are not a measure of the developer’s wider portfolio or delivery record.

Method & questions

HOW TO READ THIS PAGE

Two different things sit on this page: transaction evidence taken from the Dubai Land Department’s public register, and the mechanics of buying in Dubai. The four notes below explain how the figures were built and what they can fairly be used for.

Registered, not askedEvery Dubai Land Department figure on this page comes from a sale that completed and was entered on the public register. Asking prices, portal listings and developer price lists are excluded: they record what someone hoped for, not what was paid.
Medians, not averagesProject samples are often thin, and a single penthouse or one bulk-discounted floor will pull an average a long way off. The median — the middle transaction — describes the typical unit far more reliably at these sample sizes. The count behind each figure is always shown so you can judge how much weight it deserves.
Sales only“Sales” means arm’s-length sales. Intra-family and other “Gift” transfers are excluded, as are rows registered at zero or nominal consideration, because neither is evidence of a market price.
A dated snapshotThese are a snapshot at the date stated beside them, taken from one extract of the register rather than queried live. A figure for this project quoted elsewhere, or taken from a different extract, may not match what you see here.

Common questions

What does buying off-plan at Bayview by Address Resorts involve?

Off-plan means contracting with the developer before the building is finished. In outline: you reserve the unit, sign the developer’s Sale and Purchase Agreement (SPA), and pay in instalments tied to construction milestones rather than in a single sum at the start.

Buyer payments on an off-plan sale in Dubai are made into a project escrow account regulated under Dubai Law No. 8 of 2007, and are released to the developer against verified construction progress. The developer registers the sale with the Dubai Land Department. The contract is between you and Emaar; we act as broker, not as principal.

What is the 4% DLD transfer fee, and who pays it?

The Dubai Land Department charges a property registration (transfer) fee of 4% of the price recorded on the contract, plus a fixed administrative charge. That is the rate in force as at July 2026. The statutory position splits the fee between buyer and seller; established market practice in Dubai is that the buyer pays the whole 4%.

Developers sometimes offer to absorb part or all of it on off-plan sales. Treat that as real only where it is written into the sale documents, not where it appears in marketing. Budget separately for the registration trustee charge, the Oqood registration fee on off-plan units, and — if you are borrowing — mortgage registration at 0.25% of the loan amount.

What is an Oqood registration, and is it the same as a title deed?

No. Oqood is the Dubai Land Department’s registration system for property that is not yet complete. When you buy off-plan, the developer lodges the SPA through Oqood, your interest is recorded on the interim property register, and you receive an initial registration certificate.

The title deed is a separate and later document, issued once the project is complete and the unit is formally transferred into your name. An off-plan purchase that is never registered leaves you off that interim register, so ask for evidence of Oqood registration once your first payment has cleared.

Can a non-UAE buyer own a unit outright?

In Dubai’s designated freehold areas, yes. Regulation No. 3 of 2006 sets out the areas in which non-UAE nationals may hold freehold title or a long lease; outside those areas ownership is restricted to UAE and GCC nationals. Ownership does not depend on holding UAE residency, and no local partner is required.

Tenure attaches to the plot rather than to a development’s marketing, so confirm what is recorded against the specific unit — freehold or leasehold, and the remaining term if leasehold — before you sign.

What happens at handover?

Once the building is complete and the completion certificate issued, you are called for handover: you inspect the unit (the snagging inspection), the developer addresses the defects listed, you settle the final instalment and any outstanding fees, and the unit is transferred into your name with a title deed issued.

Annual service charges begin at handover. They are levied per square foot at a rate approved by the regulator, so they are a recurring cost rather than a one-off. If you intend to let the unit, allow for the interval between handover and the first tenancy — a vacant unit earns nothing, and gross yield is annual rent measured against the purchase price, before those costs are taken off. Emaar gives completion for Bayview by Address Resorts as Jul 2028; off-plan completion dates can move, and the SPA governs the position.

Where do the Dubai Land Department figures on this page come from?

They are drawn from the Dubai Land Department’s public transaction register — sales actually registered against Bayview by Address Resorts, rather than asking prices, portal listings or developer price lists. They are a dated extract of the register, not a live query: the extract date is printed with the figures, and everything on this page is calculated from that single extract.

The number of sales behind every figure is shown alongside it. A median drawn from a handful of registrations carries far less weight than one drawn from several hundred, and should be read that way.

Who is Mitchell’s Realty, and how are you paid?

Mitchell’s Realty is the trading brand. The RERA-licensed brokerage behind it is The Luxury Real Estate Brokers LLC.

On developer off-plan sales the commission is paid by the developer. On resale transactions the brokerage fee is agreed with you in writing before terms are signed. We will confirm how we are paid on any specific transaction before you commit to it.

Please note. The above is general information about how transactions work in Dubai, not legal, tax or financial advice, and it is not a recommendation to buy. Fee rates, tenure rules and residency requirements change, and your own position may differ. Take your own independent legal and tax advice before you commit to a purchase.

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