Jumeirah Islands villa types: Entertainment Foyer, Garden Hall, Master View and The Mansions

The Villas

Understand the property.

Villa type, original plan, position, plot, BUA, renovation and extension all shape what a Jumeirah Islands villa is, and what it can become.

Original layouts: 3; On every island
Per island: 10 · 4 · 2; Foyer, Garden Hall, Master View
Plots: 8,500–14,000; Square feet, approximately
The Mansions: 31; About 8,450 sq ft each

Double-height living room in a renovated Jumeirah Islands villa

The original layouts

Three plans on every island.

Each island was built with the same mix, in whichever style it was given. Many villas have since been extended or rebuilt, but the original plan still shapes how each house lives.

10 Entertainment Foyer
4 Garden Hall
2 Master View

Entertainment Foyer

About 460 villas

Originally: 4 bedrooms, maid's room and study
BUA: About 5,250–5,500 sq ft
Plot: About 10,650 sq ft

A double-height entrance foyer, a separate majlis or formal reception, and open reception rooms leading to the terrace.

Formal entertaining, a grand arrival, and the widest choice on the resale market.

Renovation

Don’t buy the renovation. Buy the opportunity.

The opportunity lies in the property beneath the renovation: plot, position, lake frontage, built-up area, the existing structure and how marketable the finished home will be.

A renovation budget doesn’t automatically become value. A beautiful finish in the wrong position is still in the wrong position.

The biggest mistake I see buyers make in Jumeirah Islands is paying for renovation rather than position.

Kevin McMenamin

Renovated double-height dining room in a Jumeirah Islands villa

Extensions and approvals

How a villa is extended properly

Assessed case by case, with fees. Materials, colours and rooflines are expected to match the original villa, and setbacks apply, including from the water’s edge.

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Pre-application

Drawings and area calculations are reviewed, with a site visit that also checks for earlier unapproved work.

Documentation

Four questions to ask before you commit

Unapproved work is picked up when a villa is sold, and it can delay a transfer by weeks. These are the checks Kevin runs on every villa. Tick them off as you go.

Running costs

Service charges are estimated at roughly AED 3.80 to 4.60 per sq ft a year. Kevin confirms the exact figure from the official index for any villa you’re considering.

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Opportunities