22 Carat

22 Carat is a gated, low-density residential enclave located on the western crescent of Palm Jumeirah. The development occupies a position at the far end of the West Crescent and includes 238 metres of private beach. The estate is organised as a pedestrian-only community with a shared underground car park and electric golf carts for internal circulation.

What it is and where it is

22 Carat comprises a limited collection of Mediterranean-style beachfront villas arranged across three terraces so that each residence has a sea view. All villas are seven-bedroom units with ensuite bathrooms. The scheme is set within planted gardens and lawns and is intended as a low-density section of the Palm. The development includes a hotel apartment at its centre, which houses concierge facilities for residents.

Transport and distances

Public transport access by metro is indirect: the nearest Dubai Metro Red Line reference is R36, at approximately 2,703 metres from the site (not a walkable distance). Road travel times provided in published materials are approximate and depend on traffic conditions; typical journey times quoted from 22 Carat include:

• About 11 minutes to Palm Jumeirah (local Palm spine access).
• About 23 minutes to Burj Al Arab.
• About 23 minutes to The Walk, JBR.
• About 27 minutes to Dubai Mall.
• About 35 minutes to Dubai International Airport (DXB).
• About 45 minutes to Al Maktoum International Airport.

Development, architecture and finishes

The community is arranged in three tiers (upper, middle and lower) so that each villa benefits from a sea view. There are three named villa types:

• Emerald: eight villas located with fully planted gardens and private pools overlooking the sea towards JBR and Bluewaters Island.
• Ruby: eight villas situated on the upper terrace, raised approximately 3.5 metres above sea level for a more isolated setting. Some Ruby units include a rooftop bar and observation room; the Ruby ‘P’ type are three-storey layouts with larger floor areas and private elevators with direct access to basement garages.
• Sapphire: six villas on the lower tier, each with a private 30-metre beach. These are two-storey villas with open and covered terraces, gardens and private pools.

Kitchens are fitted with La Cornue cookers and cabinets by La Cuisine Française. Bathrooms feature high-end fixtures specified by Italian and international interior specialists, with bespoke design elements and metalwork finishes as described in the original specifications.

Construction status reported in April 2019 indicated that six villas were approximately 95% complete, while the remaining villas and the hotel component were in shell-and-core condition at that time.

Amenities and services

The central hotel apartment provides concierge services for residents. Additional household services detailed in project material include valet parking, pool maintenance and garden upkeep. Vehicle access to individual villas is supported by an underground car park; internal movement within the development is provided by golf carts.

Occupancy, transactions and records

Published transaction records list multiple high-value sales within the development. Notable sales cited in public materials include a June 2021 transaction for Dhs119.5 million (a two-storey villa of 12,140 sq ft on a 26,033 sq ft plot with private beach, pool, landscaped garden, outdoor kitchen and bar, and an indoor steam room) and a May 2021 sale for Dhs105 million. There are 49 sale transaction records available for 22 Carat according to the Dubai Land Department data referenced in the project materials.

Who it is for

22 Carat is oriented toward buyers seeking large, private beachfront villas within a low-density, gated setting on the Palm. The configuration of the villas (seven ensuite bedrooms, private beaches for lower-tier properties, private pools and extensive gardens) and the high specification of interior finishes indicate a target market of owner-occupiers and investors prioritising privacy, sea views and bespoke interior appointments.

Nearby schools

• Dubai College — approximately 4.1 km from 22 Carat.
• The International School of Choueifat Dubai — approximately 4.2 km from 22 Carat.

FAQ

How many villas are in the development?
The scheme comprises a small number of villas laid out across three tiers: eight Emerald, eight Ruby and six Sapphire villas as described in project materials.

Does each villa have sea access?
Villas are arranged so each has a sea view; Sapphire villas on the lower tier include private 30-metre beaches, and the development as a whole includes 238 metres of private beach frontage.

What resident services are provided on site?
A hotel apartment at the centre of the development houses the concierge. Published material also notes valet parking and pool and garden maintenance services.

Are the villas completed?
Progress reported in April 2019 stated that six villas were at about 95% completion while the remainder and the hotel were at shell-and-core stage; subsequent completion milestones and dates are not reproduced here.

Dubai market as a whole: prices, transactions and trends (DLD data) →