Dubai Islands: Where Architecture, Nature, and Urban Planning Converge

Last Updated on 1 July 2025

The ongoing development of Dubai Islands signals a strategic evolution in how Dubai approaches large-scale urban planning. Situated just off the northern coast of the city and directly accessible via the Infinity Bridge, the five-island project redefines the relationship between architecture, environment, and long-term infrastructure. Built on the footprint of the former Deira Islands initiative, Dubai Islands introduces a new model of integrated coastal living with clear emphasis on zoning, sustainability, and diversified real estate typologies.

Residential planning on the Central Island includes a variety of mid-rise developments that reflect market demand for design-focused, community-oriented housing. Among the new projects is Ayamore Residence by Ayat, a mixed-use development offering both apartments and villas. Designed with landscaped courtyards, privacy-focused layouts, and proximity to the island’s pedestrian waterfront, Ayamore Residence exemplifies the shift toward low- and mid-density planning with built-in access to leisure, retail, and green spaces.

A Five-Island Zoning Framework

Dubai Islands spans 17 square kilometers and is divided into five distinct zones: Central, Shore, Oasis, Golf, and Elite Islands. Each island is assigned a primary function:

• Central Island serves as the mixed-use core, featuring residential towers, shopping promenades, a marina, and cultural venues.
  
• Shore Island emphasizes low-rise beachfront living, boutique resorts, and wellness centers.
  
• Oasis Island is focused on eco-resorts and family-friendly green environments.
  
• Golf Island includes an 18-hole and 9-hole golf course, along with sports clubs and villa communities.
  
• Elite Island is zoned for private luxury estates with marina access and minimal density.
  

This structure enables controlled development and phased release of land while maintaining clarity in investment targeting and infrastructure provisioning. More than 38,000 residential units are planned across the five islands, along with 86 hotels, 9 marinas, and over 21 kilometers of accessible beaches.

Urban Design Priorities: Density, Mobility, and Open Space

Unlike earlier mega-projects characterized by vertical expansion, Dubai Islands reflects a shift toward horizontal, layered growth. Mid-rise buildings dominate the early pipeline, with an emphasis on waterfront access, unobstructed views, and functional communal amenities. Car-free zones and bike-friendly paths are central to the master plan, and internal connectivity is supported by water taxis, bridge links, and multimodal transit nodes.

Public realm planning plays a significant role. More than 2 million square meters are allocated to parks, shaded walking paths, playgrounds, pet-friendly areas, and wellness corridors. This supports Dubai’s 2040 Urban Master Plan targets, which aim to increase green and recreational space and reduce dependency on vehicle infrastructure within residential districts.

Residential Market Positioning

The residential offering on Dubai Islands is segmented to serve both end-users and investors. Projects such as Ayamore Residence by Ayat, Zephyra Residences, Ellington Cove, and Cotier House by Imtiaz fall within a mid- to upper-tier pricing bracket. Most offer one- to four-bedroom units with access to private amenities and flexible payment structures. Prices across the island start around AED 1 million, with branded or waterfront units commanding premiums.

While earlier developments in Dubai focused on rapid delivery and speculative investment, current projects on Dubai Islands show a tilt toward user-focused design, longer-term occupancy, and differentiated value propositions: water views, low traffic density, and walkable access to green infrastructure.

Hospitality and Mixed-Use Components

Dubai Islands also serves as a major tourism and hospitality expansion zone. The approved plan includes 80+ hotel sites, from wellness-focused resorts to family and eco-hospitality formats. Boutique hotels are primarily located on Shore Island, while Central Island will host several high-density hospitality assets integrated with marinas and public promenades.

Complementary assets include:

• 9 fully equipped marinas with yachting and leisure services
  
• Retail clusters and F&B zones along the promenade and within destination malls
  
• Cultural and community hubs, including planned art venues and performance spaces
  

These components are designed to create a balanced daytime and nighttime economy, integrating residential, commercial, and tourism flows.

Governance, Regulation, and Investment Access

The entire Dubai Islands district falls within a freehold zone, allowing foreign nationals to purchase property with full ownership rights. Additionally, properties valued at AED 750,000 or more qualify for long-term investor visas (2- or 10-year validity), reinforcing the project’s appeal to international buyers.

Planning and approvals are centralized through Nakheel and associated authorities, allowing for predictable timelines and transparency in delivery. Infrastructure works are being executed ahead of vertical construction, a reverse-sequencing model aimed at minimizing disruption during residential handovers.

Rental yields across the waterfront segment are projected at 8–15% depending on unit type and management model, particularly for short-term leasing aligned with tourism demand. This positions Dubai Islands competitively against established zones like Palm Jumeirah and Bluewaters Island.

Outlook: Controlled Growth Within Strategic Urban Boundaries

Dubai Islands represents a case study in long-term urban design. The five-island format enables controlled density, diversified asset classes, and programmatic use of land that aligns with Dubai’s broader transition toward mixed-use, green, and livable urban environments.

As infrastructure nears completion and residential deliveries commence between 2026 and 2029, the district is expected to shift from speculative to institutional-grade real estate. For developers, urban planners, and investors, Dubai Islands offers a clear example of how architecture, nature, and urban planning can converge within a controlled policy and regulatory framework.