Dubai property over 5 million AED: Bay Estate's average prices and The Grove's starting price
Above AED 5 million, the Orven selection publishes Bay Estate's average prices by typology on Dubai Islands and The Grove's villa starting price in Dubailand. Larger branded villas and penthouses elsewhere remain on request.
Above AED 5 million, two projects in the Orven selection have published figures: Bay Estate on Dubai Islands, with average prices by typology rather than a single starting price, and The Grove at Sobha Sanctuary, with a villa collection starting at AED 9.33 million. Larger branded villas and penthouses from other developers in the selection remain on request at this level.
Bay Estate: average prices, not starting prices
Nakheel's price grid for Bay Estate, supplied to Orven on 27 September 2026, gives averages per typology. These are averages, never "starting from" prices, and each individual lot has its own figure confirmed at the time of enquiry.
| Typology | Average price (AED) | ≈ USD | Plot / NSA (avg, sq ft) |
|---|---|---|---|
| Townhouse, 3 bedrooms | 5.9 million | ≈ 1,606,500 | 2,400 / 3,100 |
| Townhouse, 4 bedrooms | 6.9 million | ≈ 1,878,800 | 3,900 / 3,500 |
| Semi-detached villa, 4 bed G+1 | 7.2 million | ≈ 1,960,500 | 4,100 / 3,700 |
| Semi-detached villa Plus, 4 bed G+2 | 8.9 million | ≈ 2,423,400 | 4,100 / 5,300 |
| Garden villa, 4 bedrooms | 10 million | ≈ 2,722,900 | 6,500 / 5,200 |
| Beachfront plot | 18 million | ≈ 4,901,300 | 8,000 (GFA 7,800) |
| Beach plot | 20 million | ≈ 5,445,900 | 8,100 (GFA 7,800) |
Bay Estate is Nakheel's community of townhouses, villas and plots across three sub-districts, Cala, Verda and Agora, with the first phase launched at Verda, inside Dubai Islands. Private pools shown in some renders are not included and are the buyer's responsibility, per the brochure. Estimated construction completion is January 2031.
Bay Estate's published payment schedule
Villas and townhouses follow the same published schedule: 20% in October 2026, then instalments of 5%, 5%, 10%, 10%, 5% and 5% through to April 2029, and 40% at handover in January 2031. On the townhouse three-bedroom average of AED 5.9 million, the October 2026 instalment alone is about AED 1.18 million, close to 321,300 USD. Plots follow a different schedule: 20% at reservation in October 2026, then seven instalments of 13-15% through September 2029, reaching 100% before the end of 2029.
The Grove: a published starting price, no published plan
The Grove at Sobha Sanctuary is a collection of four-, five- and six-bedroom estate villas in Dubailand, with a developer-advertised starting price of AED 9.33 million, about 2,540,500 USD, subject to inventory. The payment schedule is not published on Sobha's official page, so your adviser confirms it before you reserve; Coastal Haven's 20/80 split is an example of what a published schedule looks like elsewhere in the selection, not a figure that applies here.
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Converting to US dollars, not euros
The dirham is pegged at a fixed 1 USD = 3.6725 AED, so every AED figure above converts to a stable USD number. The euro-dollar rate is not fixed and moves daily; Orven never publishes a set euro conversion. Take today's rate from your bank and apply it to the USD figures in this guide if your own budget is in euros.
Villas, sky mansions and penthouses still on request
Several branded and large-format residences in the selection sit above AED 5 million by their typology, but none has a published price: Utopia's five- to seven-bedroom villas in DAMAC Hills, BUGATTI Residences' three- to five-bedroom homes and Sky Mansion penthouses in Business Bay, Burj Binghatti Jacob & Co's two- to six-bedroom sky mansions and penthouses, also in Business Bay, and Ocean House's larger apartments, duplexes and penthouses on Palm Jumeirah. Your adviser requests the current figure for any of these once you have a configuration in mind.
What a purchase at this level involves
Budget an additional 4% for Dubai Land Department registration on a completed sale, or the fixed Oqood fee for an off-plan reservation, confirmed in your contract; see our guide on Dubai property purchase costs. Every price on this page already clears the AED 2 million Golden Visa threshold, subject to conditions confirmed with the authorities. At this budget level, your adviser also asks for standard know-your-customer documentation, proof of identity and proof of funds, before opening the escrow account, consistent with UAE anti-money-laundering requirements; the exact document list is confirmed case by case. International wire transfers into the escrow account are standard practice; ask your bank about its own reporting requirements for a transfer of this size before you send funds.
Getting today's figures
Message Orven on WhatsApp at +971 52 776 1939 or by email at sales@orvenproperties.com with the typology and budget you are considering. Your adviser confirms the current lot pricing for Bay Estate, the available villas at The Grove, and whether any branded residence in the selection has since published a price, with no obligation to proceed. Brokerage is provided through ORVEN REAL ESTATE BROKERAGE L.L.C S.P.C (Economic License No. CN-6800129, ADRA).
FAQ
Are Bay Estate's prices starting prices or average prices? They are averages supplied by the developer's price grid, never "starting from" figures. Each lot has its own confirmed price.
What is the cheapest published option above AED 5 million? Bay Estate's three-bedroom townhouse average, at AED 5.9 million, about 1,606,500 USD, followed by The Grove's villa starting price at AED 9.33 million.
Is The Grove's payment plan the same as Coastal Haven's 20/80? No. The Grove's schedule is not published; Coastal Haven's 20/80 is simply an example of a published plan elsewhere in the selection.
Do branded villas like Ocean House or Burj Binghatti have published prices? Not currently. Your adviser requests the current figure once you know the configuration you want.
What extra checks apply to a purchase at this budget level? Standard know-your-customer documentation, proof of identity and proof of funds, ahead of opening the escrow account, in line with UAE requirements.
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
Are Bay Estate's prices starting prices or average prices?
They are averages supplied by the developer's price grid, never "starting from" figures. Each lot has its own confirmed price.
What is the cheapest published option above AED 5 million?
Bay Estate's three-bedroom townhouse average, at AED 5.9 million, about 1,606,500 USD, followed by The Grove's villa starting price at AED 9.33 million.
Is The Grove's payment plan the same as Coastal Haven's 20/80?
No. The Grove's schedule is not published; Coastal Haven's 20/80 is simply an example of a published plan elsewhere in the selection.
Do branded villas like Ocean House or Burj Binghatti have published prices?
Not currently. Your adviser requests the current figure once you know the configuration you want.
What extra checks apply to a purchase at this budget level?
Standard know-your-customer documentation, proof of identity and proof of funds, ahead of opening the escrow account, in line with UAE requirements.
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