Best off-plan projects in Dubai over 5 million AED in 2026
Bay Estate's average villa and townhouse prices and The Grove's starting villa price are the two published references in the Orven selection above AED 5 million. Branded residences such as BUGATTI and Mercedes-Benz Places remain on request.
Above AED 5 million, two projects in the Orven selection give you a published reference: Bay Estate's villa and townhouse grid, and The Grove's starting villa price. Above that, several branded names are part of the collection, but none has published a price.
How we selected these projects
We compare only projects with a published figure above AED 5 million: a price, average price or starting price, a payment plan where one exists, the delivery estimate where published, the district, and the typologies on offer. Bay Estate is the project anchoring this guide, and its prices are presented as averages, never as a "from" figure, because that is how the developer's price grid was provided to Orven.
What is published above AED 5 million
| Project | District | Typology | Price published | Payment plan | Delivery |
|---|---|---|---|---|---|
| Bay Estate (townhouse 3 bed) | Dubai Islands | 3 bed townhouse | Average AED 5.9 million | Dated schedule, 20% deposit Oct 2026 to 40% at handover | January 2031 (developer estimate) |
| Bay Estate (townhouse 4 bed) | Dubai Islands | 4 bed townhouse | Average AED 6.9 million | Same dated schedule | January 2031 (developer estimate) |
| Bay Estate (semi-detached villa) | Dubai Islands | 4 bed villa, G+1 | Average AED 7.2 million | Same dated schedule | January 2031 (developer estimate) |
| Bay Estate (semi-detached villa Plus) | Dubai Islands | 4 bed villa, G+2 | Average AED 8.9 million | Same dated schedule | January 2031 (developer estimate) |
| Bay Estate (garden villa) | Dubai Islands | 4 bed garden villa | Average AED 10 million | Same dated schedule | January 2031 (developer estimate) |
| The Grove | Sobha Sanctuary, Dubailand | 4 to 6 bed estate villas | From AED 9.33 million* | On request | On request |
\* Developer-advertised starting price, subject to inventory. Bay Estate's figures above are averages from the developer's price grid provided to Orven on 27 September 2026, not starting prices; each plot and unit has its own price.
Bay Estate is Nakheel's villa and townhouse community on Dubai Islands, arranged across three precincts, Cala on the waterfront, Verda around the parks, and Agora around shared clubs, with the first phase launched at Verda. The Grove is Sobha Sanctuary's collection of independent estate villas in Dubailand, set within private gardens, waterways and linear parks.
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Bay Estate's payment schedule, in detail
Bay Estate's villa and townhouse plan runs 20% deposit in October 2026, then 5% in March 2027, 5% in August 2027, 10% in January 2028, 10% in June 2028, 5% in November 2028, 5% in April 2029, and 40% at an estimated handover in January 2031. This is one of the few dated, multi-year schedules published across the whole Orven collection.
Branded residences still on request
BUGATTI Residences, Burj Binghatti Jacob & Co Residences, Mercedes-Benz Places in Downtown, Utopia's five- to seven-bedroom villas at DAMAC Hills, and Ocean House on Palm Jumeirah are all part of the collection and could plausibly sit above AED 5 million, but none has published a price. Your adviser requests the current figure once you tell them which one interests you.
Converting to US dollars
At the fixed rate of 1 USD = 3.6725 AED, Bay Estate's townhouse average of AED 5.9 million is about 1,606,500 USD, the garden villa average of AED 10 million is about 2,722,900 USD, and The Grove's starting price of AED 9.33 million is about 2,540,500 USD.
Related guide
Our market guide on Dubai property over 5 million AED goes through the registration costs and context for this budget band in more detail.
Talk to an adviser about this budget
Message Orven on WhatsApp at +971 52 776 1939 or at sales@orvenproperties.com with the typology and lifestyle you are after. Your adviser confirms the current Bay Estate grid for the specific plot you are considering, The Grove's current villa collection, and whether any branded project above this budget has released a price. Brokerage is provided through ORVEN REAL ESTATE BROKERAGE L.L.C S.P.C (Economic License No. CN-6800129, ADRA).
FAQ
What does Bay Estate cost above AED 5 million? The developer's price grid gives average prices ranging between AED 5.9 million for a three-bedroom townhouse and AED 10 million for a garden villa. These are averages, not starting prices; each plot has its own figure.
Does The Grove have a published price? Yes, a starting price of AED 9.33 million for its collection of four- to six-bedroom estate villas, subject to inventory.
Are BUGATTI or Mercedes-Benz Places priced above AED 5 million? Likely, but neither has published a price. Your adviser requests the current figure when you enquire.
When is Bay Estate delivered? The developer's documents estimate construction completion in January 2031, confirmed as of 27 September 2026.
Is Bay Estate's payment plan the same for every unit? Villas and townhouses follow the same dated schedule from 20% in October 2026 to 40% at handover; the separate land plots follow a different instalment structure.
ORVEN PROPERTIES
Talk to an Orven adviser
Leave your number: an adviser calls you back or replies on WhatsApp, in your language. No commitment.
Frequently asked questions
What does Bay Estate cost above AED 5 million?
The developer's price grid gives average prices ranging between AED 5.9 million for a three-bedroom townhouse and AED 10 million for a garden villa. These are averages, not starting prices; each plot has its own figure.
Does The Grove have a published price?
Yes, a starting price of AED 9.33 million for its collection of four- to six-bedroom estate villas, subject to inventory.
Are BUGATTI or Mercedes-Benz Places priced above AED 5 million?
Likely, but neither has published a price. Your adviser requests the current figure when you enquire.
When is Bay Estate delivered?
The developer's documents estimate construction completion in January 2031, confirmed as of 27 September 2026.
Is Bay Estate's payment plan the same for every unit?
Villas and townhouses follow the same dated schedule from 20% in October 2026 to 40% at handover; the separate land plots follow a different instalment structure.
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