Palm Jumeirah
Club Villas
فيلات كلوبFORUM GROUP DMCC · Selling since 2009 · recent sales mostly resales
The Land Department’s record
completed per DLD · 100% complete · villa complex · 10 units · 1 building · 22 villas · DLD target completion April 2019
Registered developer: FORUM GROUP DMCC (DLD no. 983)
Master developer: THE PALM - JUMEIRAH CO. (L.L.C) (DLD no. 103)
Escrow account with Abu Dhabi Commercial Bank · Zoned by Trakhees
From the Land Department’s projects file published 15 June 2026. These are the register’s own entries, not a status we determined, and they change only when DLD republishes the file. An escrow account being recorded is not an assurance about the project.
Filed service charge, by cluster
This project filed 5 separate residential budgets for 2023. You pay the one your home sits in, not the average of them.
| Cluster or tower, as filed | AED per sqft |
|---|---|
| Xxii Carat Club Villas - XXII Carat Club Villas - Apartments | 34.0 |
| Xxii Carat Club Villas - XXII Carat Club Villas - Beach Front Villas | 18.0 |
| Xxii Carat Club Villas - XXII Carat Club Villas - Roadside Villas | 17.0 |
| Xxii Carat Club Villas - XXII Carat Club Villas - Middle Villas | 17.0 |
| Club Villas | 5.0 |
Filed with the Land Department for 2023, the newest year its owners-association file covers. Charges have risen since, and a budget is not a bill. Which cluster a specific home belongs to is not in the register, so match the name against your own paperwork before relying on a figure.
Rents filed under Palm Jumeirah
Median annual rent of AED 202,500 across 4,081 tenancies registered in the community over the last 12 months.
This is the community’s figure, not this project’s. The Land Department names a community on far more tenancies than it names a project, so this is shown where the project’s own registered tenancies are too few to publish. Buildings within one community differ widely, so treat it as the surrounding level rather than what this address achieves.
Street View imagery near Club Villas, via Google — the nearest public-road vantage point, not necessarily the building's own frontage.
Median per sqft
AED 3,178/sqft
3yr CAGR · resales
-13.7%
Resale record
15 months
Registered resales here span 15 months. The CAGR beside this is drawn from them; a figure for what they will do next is a scenario you set on the returns page.
Registered DLD sales · medians, not estimates · how we compute this
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Club Villas — not an asking price, and not this project’s overall median, which mixes every unit size together.
Price per sqft trend
Common questions about Club Villas
Is Club Villas selling off-plan or as resales?
0% of the 2 sales registered in Club Villas in its most recent twelve months of trading were off-plan, and the rest were completed homes. That window ends at this project's own newest registered sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Club Villas start selling?
The Land Department's register holds 43 sales in Club Villas, the earliest registered in 2009. That is when a sale here was first recorded, which is not the same as when the project launched or completed — the transaction register carries no build date, so we do not publish one.
Due diligence
Price vs. Palm Jumeirah median
-2.4%
Priced at or below the area's real median.
Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →Handover competition
Moderate competitionWhen Club Villas completed in April 2019, 3 other other projects in Palm Jumeirah were also completing within 6 months — a useful reference point for how crowded the handover window actually was. Separately, 49 more other projects in Palm Jumeirah are still in the pipeline overall.
What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
Nearest metro
1.8 km
Al-Ittihad Park
Nearest hospital
1.9 km
Emirates Hospital
Nearest supermarket
1.8 km
Waitrose
Metro stations
- Al-Ittihad Park1.8 km
- Palm Jumeirah Mall1.9 km
- Palm Gateway2.4 km
- Sobha Realty2.7 km
Hospitals & clinics
- Emirates Hospital1.9 km
- Health Avenue Polyclinics2.0 km
Supermarkets
- Waitrose1.8 km
- Monoprix1.8 km
- Camel Center Supermarket1.9 km
- Carrefour2.0 km
Bus stops
- Bus stop1.9 km
- Bus stop1.9 km
- Big bus 20 Tallest block1.9 km
- Big bus 19 bayside2.0 km
Pharmacies
- Emirates Pharmacy1.9 km
- Community Pharmacy2.0 km
- Aster2.0 km
- Ideal Pharmacy2.0 km
Malls
- Palm Jumeirah Mall1.9 km
- The Wharf2.2 km
- Bluewaters Wharf Retail2.4 km
- Dubai Marina Mall2.6 km
Parks
- Jumeirah Lakes Towers Park3.1 km
Mosques
- Mosque Sheikh Rashid bin Mohammed1.8 km
- Al Tasamuh Mosque2.4 km
- Abdulrahman Siddik Mosque3.0 km
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.
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Other projects in Palm Jumeirah
Passo By Beyond
ESTATE GRAND REAL ESTATE DEVELOPMENT L.L.C
AED 5,831/sqft
Serenia Living
Palma Homes Real Estate Development L.L.C
AED 4,384/sqft
Luce
Taraf Development L.L.C
AED 4,029/sqft
Olaia Residences
GULF HOUSE REAL ESTATE DEVELOPMENT L.L.C
AED 4,028/sqft
Como Residences
THE PALM - JUMEIRAH CO. (L.L.C)
AED 5,418/sqft
Buying in Club Villas?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the median here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to open an official system on the day: the agent's licence, the project's escrow, and its registered status.
Get an independent reportFrom AED 1,500. Nothing is charged until you have a quote and accept it. See a sample