Neighbourhood guide
Bluewaters Island
An island of residences, hotels, dining and leisure off the JBR coastline, home to Ain Dubai.
Photograph: Nelemson Guevarra, Unsplash
Bluewaters is a man-made island of residences, hotels, dining and leisure on reclaimed land off the Jumeirah Beach Residence coastline. Developed by Meraas and opened in November 2018, it is linked to Sheikh Zayed Road by a road bridge and to the beach by a pedestrian bridge.
- Master developer
- Meraas
- Opened
- November 2018
- Residences
- Ten mid-rise towers
- Setting
- Island off JBR
Landmarks and lifestyle
Around Bluewaters Island
Three places on the island and one across the bridge.
Ain Dubai
A giant observation wheel more than 250 metres tall, with 48 cabins.
Photograph: Richard N Horne, Wikimedia Commons (CC BY-SA 4.0)
Madame Tussauds Dubai
The wax museum on the island’s main promenade.
Photograph: Aidan-dubai2024, Wikimedia Commons
Banyan Tree Dubai
The island’s resort hotel, renamed from Caesars Palace in November 2023.
Photograph: Nelemson Guevarra, Unsplash
The Beach, JBR
A free-access beachfront of dining and retail, open since 2014.
Photograph: kallerna, Wikimedia Commons (CC0)Market at a glance
Bluewaters Island in figures
Registered home sales from October 2025 to September 2026, Dubai Land Department.
93Registered home sales in the last 12 months
AED 10.0mTypical apartment sale, the median of 93 sales
AED 5,725Median price per sq ft, all homes
+6.4%Change in median price per sq ft over 12 months
Available properties
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We have no listings in Bluewaters Island at present. Tell us what you are looking for and our team will discuss your requirements and the opportunities that may suit them.
Speak to our teamRedwood scorecard
Bluewaters Island against 16 Dubai communities
Six measures, calculated the same way for every community we cover. Five dots means the strongest reading among them.
Liquidity●●○○○93 salesHome sales, last 12 months · Rank 14 of 16
Sales each month, October 2023 to September 2026April to September 2026: 4 a month, against 10 over the previous 30 months.
Price momentum●●●○○+6.4%Change in median AED per sq ft over 12 months · Rank 8 of 14
Median AED per sq ft by yearAED 5,817 in 2025, AED 5,232 in 2026 to September.
Five-year growth●●●●○+168.7%Change in median AED per sq ft over 5 years · Rank 3 of 13
Then and now2021AED 2,2092026AED 5,232Median price per sq ft, all homes.
Activity against its own history●●○○○63% of its averageLast 12 months against its 10-year average · Rank 12 of 14
Home sales by yearPeak of 407 in 2019. 2026 shows January to September.
Prime demand●●●○○1 salesSales of AED 36.7m (USD 10m) or more · Rank 10 of 16
What buyers spentUnder AED 2mUSD 10m and above98.9% of sales at AED 2m or more, the Golden Visa level.
Ready-home market●●●●●100.0% of salesShare of sales in completed homes · Rank 1 of 16
Off-plan against completed93 of 93 sales were completed homes.
What homes sold for
Registered sales, last 12 months
| Home | Sales | Entry | Typical | Top | Per sq ft |
|---|---|---|---|---|---|
| Apartments | 93 | AED 4.6m | AED 10.0m | AED 17.4m | AED 5,725 |
| By bedroom, all homes | |||||
| 1 bed | 17 | AED 5.5m | AED 4,872 | ||
| 2 bed | 32 | AED 9.2m | AED 5,598 | ||
| 3 bed | 36 | AED 12.4m | AED 5,987 | ||
Entry is the 10th percentile, typical the median and top the 90th percentile of registered sale prices. Bedroom rows show the median and include villas; sizes with fewer than ten sales are left out.
Price per sq ft over time
Median AED per sq ft, all homes
*2026 covers January to September. Medians reflect the mix of homes sold each year as well as prices.
Source: Dubai Land Department transaction register, data.dubai extract of 20 October 2026. Homes are apartments registered for residential use and all villas; sales, pre-registration and delayed sales are counted. Analysis by Redwood Heritage.
The Redwood perspective
Compact island living, a footbridge from the beach
Character
Bluewaters Residences, a group of ten mid-rise towers, with Bluewaters Bay due for completion in late 2027.
Who it may suit
Buyers who want compact, walkable waterfront living, including those looking for a second home.
Ownership
Bluewaters Island is not named in Regulation No. 3 of 2006, which lists Dubai’s designated areas by plot, so confirm the title of the specific plot or unit with the Dubai Land Department before you commit.
Trade-offs
Visitor footfall is high, Bluewaters Bay is under construction, and Ain Dubai has had extended closures. Service charges vary by building and are published in the RERA Service Charge Index on the Dubai Land Department website.
Compare with
Communities priced closest to Bluewaters Island
The three guides nearest in median price per sq ft over the last 12 months.
Enquire
Considering Bluewaters Island?
Tell us what you are looking for, whether to live, to hold or to sell. Our team will reply to discuss your requirements.
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What the brochures leave out
Honest trade-offs
- A thin resale market. 93 registered home sales in 12 months. Selling can take longer here than in deeper communities.
- Activity below its long-run pace. Sales are running at 63% of the 10-year average.
- Growth already in the price. The median price per sq ft is up 168.7% over five years. Buyers today pay for growth that has already happened.
- Service charges differ by building. The Dubai Land Department publishes them in its Service Charge Index. We obtain the current figure for any home before you make an offer.
Owning from abroad
For the international buyer
- Who can buy. Non-UAE nationals may hold freehold title without time limit in the areas Dubai designates for foreign ownership. We confirm the status of each home on its title deed before you commit.
- Golden Visa. Property worth AED 2m or more can support a UAE Golden Visa. 98.9% of registered home sales here in the last 12 months were at AED 2m or above.
- Purchase and yearly costs. The Dubai Land Department registration fee is 4% of the value, paid by the buyer. Service charges are the main yearly cost.
- Holding structure. Many families hold Dubai property through a company or foundation for succession. Our structuring colleagues at Redwood Heritage can arrange this alongside the purchase.
Questions buyers ask
Bluewaters Island, answered
Each answer with its source. Figures are registered sales from October 2025 to September 2026.
Can foreigners buy property in Bluewaters Island?
Non-UAE nationals may own freehold property without time limit in the areas Dubai designates for foreign ownership. We confirm the status of each home on its title deed before you commit.
Source: Regulation No. 3 of 2006, Government of DubaiDoes a home in Bluewaters Island qualify for a Golden Visa?
A property worth AED 2m or more, wholly owned or financed by a local bank, can support a UAE Golden Visa. In the last 12 months, 98.9% of registered home sales in Bluewaters Island were at AED 2m or above.
Source: Ministry of Economy and Tourism; Dubai Land DepartmentWhat does a home in Bluewaters Island cost?
Typical registered sale prices over the last 12 months: apartments AED 10.0m. The buyer also pays the Dubai Land Department registration fee of 4% of the value.
Source: Dubai Land DepartmentHow have prices moved in Bluewaters Island?
The median price per sq ft changed +6.4% over the last 12 months and +168.7% over five years. The current median is AED 5,725 per sq ft.
Source: Dubai Land DepartmentWhat are service charges in Bluewaters Island?
Service charges are set building by building and published by the Dubai Land Department in its Service Charge Index. We obtain the current figure for any home before you make an offer.
Source: Dubai Land Department, Service Charge IndexSources: Dubai Land Department transaction register, data.dubai extract of 20 October 2026; Regulation No. 3 of 2006; Ministry of Economy and Tourism, Golden Visa for real estate investors; Dubai Land Department, registration fees.
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