Bonds Avenue Residences

Bonds Avenue Residences — Sea-View Waterfront Living on Dubai Islands With Beach Access and Early Q4 2026 Delivery

TL;DR Snapshot

| Factor | Detail | |--------|--------| | Developer | Amirah Living | | Location | Dubai Islands (formerly Deira Islands), Dubai | | Status | Under Construction — Q4 2026 | | Unit Types | Studio (400–500 sqft), 1BR (700–900 sqft), 2BR (1,000–1,300 sqft) | | Price Range | AED 1.24M – AED 5.6M | | Payment Plan | 10% Down / 50% During Construction / 40% On Handover | | Key Features | Beach Access, Waterfront, Sea View, Luxury Finishing | | Views | Sea View, Community View | | Investment Thesis | Beach-access island apartments with sea views at Q4 2026 delivery |

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Dubai Islands: The Northern Coastal Frontier Taking Shape

Dubai Islands — the cluster of five artificial islands developed off the coast of Deira — has moved from concept to construction reality in the 2023–2026 period. The islands' infrastructure: bridges connecting to the Deira mainland, primary roads, utilities, and the master plan's coastal promenade have been established, and residential and hotel developments are rising across multiple island positions simultaneously.

Bonds Avenue Residences by Amirah Living occupies a position on Dubai Islands that delivers two of the master plan's most sought-after attributes: direct beach access and sea views. In a development where these features are not universal — some buildings are positioned further from the coastline — the beachfront or beach-proximate positioning of Bonds Avenue places it among the priority addresses within the Dubai Islands residential offering.

The Dubai Islands Context The five-island configuration covers over 20 kilometres of new coastline — more beach frontage than Palm Jumeirah's oceanside. The master plan accommodates:

• 80+ hotels (some in early construction, others in planning)
• Marina facilities
• Beach clubs and waterfront promenades
• Residential towers and villa communities
• Retail and F&B programming

As the hotel infrastructure delivers over the next 5–10 years, Dubai Islands' transformation from reclaimed land to a functioning hospitality and lifestyle destination will replicate — though at larger scale — the trajectory that Palm Jumeirah followed from 2003 to its current fully inhabited status.

For residential investors, the key insight is that beach-access apartments acquired before the hotel infrastructure matures have historically outperformed the same buildings acquired after — because the price discovery happens as the destination identity crystallises.

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Beach Access and Sea Views: What These Mean in Practical Terms

Beach Access Bonds Avenue Residences is listed with confirmed beach access — meaning residents can walk from their building to an accessible beach zone without leaving the Dubai Islands development boundary. This is distinct from proximity to the beach (a 10-minute drive) and distinct from private beach (exclusively for one building's residents).

In the Dubai residential context, beach access is a material premium:

• Palm Jumeirah private beach villas: AED 15M–50M+
• Emaar Beachfront studios with beach access: AED 1.8M–2.5M+
• JBR (walk-to-beach): AED 1.5M–2.5M for studios
• Bonds Avenue Dubai Islands (beach access): AED 1.24M entry

The pricing differential reflects Dubai Islands' early-stage market position — the beach is real, the access is built-in, but the surrounding destination infrastructure (hotels, restaurants, beach clubs) is still completing. For buyers who understand that the destination infrastructure will follow, the early-stage pricing on a beach-access address is the investment opportunity.

Sea View Confirmed sea views from the building — looking over the Arabian Gulf and the Dubai Islands' coastal waters. Upper floor sea-view units in Dubai's established waterfront communities command premiums of 20%–35% over equivalent units without water views. At Bonds Avenue, the sea view pricing is embedded in the AED 1.24M–5.6M range rather than being a separate premium category.

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Luxury Finishing: Above-Standard Specification

Bonds Avenue Residences is listed with "Luxury and High-end Finishing" — a specification descriptor that distinguishes the building from mid-market developments in the AED 1M–2M segment. In Dubai's real estate classification:

What Luxury Finishing Typically Encompasses

• Italian marble or premium stone flooring in living areas and bathrooms
• European branded kitchen appliances (Siemens, Bosch, AEG minimum; Miele for premium configurations)
• Custom cabinetry with soft-close mechanisms and integrated handles
• Branded sanitary fixtures (Grohe, Hansgrohe, or equivalent)
• Floor-to-ceiling glazing maximising light and view
• Smart home integration for lighting, climate, and access

For Dubai Islands buyers at AED 1.24M–5.6M, luxury finishing means the unit delivers a specification that competes with established luxury waterfront addresses rather than a basic mid-market product. This matters for rental positioning — luxury-finished apartments command AED 10,000–30,000+ annual premium over standard-finished equivalents in the same building.

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Unit Configuration

Studios (400–500 sqft) The entry investment tier at approximately AED 1.24M–1.6M. With beach access and sea views on a Dubai island, the studio represents an acquisition below comparable Emaar Beachfront pricing for an equivalent configuration and lifestyle proposition. Annual rents for sea-view beach-access studios in Dubai coastal communities: AED 90,000–130,000. At AED 1.24M, gross yields of 7.3%–10.5%.

1-Bedroom Apartments (700–900 sqft) The primary family/couples investor unit at AED 1.8M–3.5M range. 1BR apartments with sea views and beach access in comparable communities (JBR, Emaar Beachfront) rent at AED 130,000–180,000 annually. At AED 2M–2.5M acquisition, gross yields of 5.2%–9.0%.

2-Bedroom Apartments (1,000–1,300 sqft) Family accommodation with bedroom separation, views, and beach access at AED 3M–5.6M. Comparable JBR and Emaar Beachfront 2BR rents reach AED 200,000–280,000 annually. At AED 3.5M, gross yield of approximately 5.7%–8.0%.

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The Amirah Living Developer Positioning

Amirah Living is a boutique Dubai developer that positions in the premium mid-market segment — typically delivering projects in the AED 1M–6M range with above-standard finishing specifications and island/waterfront locations. As a newer developer in the market, Amirah's track record is building; the Dubai Islands Bonds Avenue project represents the company's flagship offering.

For investors evaluating boutique developer delivery risk:

• Dubai Islands is a government-endorsed master plan with significant infrastructure investment committed
• The Q4 2026 delivery timeline is a 3-year construction window from the 2024 launch period
• Waterfront developments in Dubai have generally delivered on schedules because the government infrastructure investment creates accountability around the broader project timeline

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Payment Structure: 10/50/40

The payment plan is front-loaded during construction — 60% committed before handover:

• 10% on booking: AED 124,000 (at AED 1.24M entry)
• 50% during construction: AED 620,000 spread over 2024–2026 (approximately 2 years)
• 40% on handover (Q4 2026): AED 496,000 — mortgageable at registration

DLD registration: 4% (AED 49,600 at entry)

The 50% during construction component is higher than the 40% mid-construction typical of Dubai off-plan projects, suggesting the developer requires more construction-phase capital than slower-construction models. This increases the pre-handover cash requirement but is offset by the earlier Q4 2026 completion — a full year ahead of many 2027-targeted Dubai Islands competitors.

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Dubai Islands Investment Timeline vs. Comparable Communities

| Community | Beach Access | 1BR Price | Delivery | Current Stage | |-----------|-------------|-----------|----------|--------------| | Bonds Avenue, Dubai Islands | Yes | AED 1.8M–3.5M | Q4 2026 | Under Construction | | Emaar Beachfront | Yes | AED 2.5M–4M | Ongoing | Partial | | Palm Jumeirah (secondary) | Private | AED 2.5M–4.5M | Complete | Mature | | JBR (walk-to-beach) | Shared | AED 1.5M–2.5M | Complete | Mature |

Bonds Avenue's Q4 2026 delivery positions it ahead of many Dubai Islands competitors in delivery timeline — earlier handover reduces the construction holding period and accelerates the path to rental income.

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Final Assessment

Bonds Avenue Residences by Amirah Living delivers beach access, confirmed sea views, luxury finishing, and a Q4 2026 completion on Dubai Islands — one of Dubai's most actively developing coastal master communities. The AED 1.24M entry point for a studio with beach access and sea views represents a meaningful discount to established Dubai coastal address equivalents at Palm Jumeirah and Emaar Beachfront — a discount rooted in Dubai Islands' early-stage market position and destined to narrow as the island's 80+ hotels, beach clubs, and retail infrastructure delivers. The 10/50/40 payment plan and 2.5-year construction timeline create a structured path to a completed beach-access island asset for investors who understand that waterfront real estate in Dubai has consistently outperformed inland equivalents over every measured 5-year horizon.