Palm Springs by Nakheel EOI (2026): how it works and what AED 50,000 secures

Expressions of interest for Palm Springs by Nakheel open on 10 November 2026 at 12:00 PM, with a minimum deposit of AED 50,000 per unit, according to Dubai Holding Real Estate's broker announcement of 9 November 2026. Allocation follows the date and time of payment, so the order in which buyers pay decides who chooses first.

Palm Springs is a new community of 977 townhouses and villas in Jebel Ali, beside Sheikh Zayed Road and a metro station, inland from Palm Jebel Ali. Nakheel's November 2026 factsheet prices it from AED 3.8 million. This guide explains the EOI, what you are buying and what to check before you pay. For floor plans, the master plan and live availability, see the Palm Springs project page.

What is an EOI at Palm Springs?

An expression of interest, or EOI, is a paid place in the queue that a developer opens before units are formally released. You pay a deposit, state the type you want, and the developer allocates units in order once the release opens.

Dubai Holding Real Estate, Nakheel's parent, set four rules for Palm Springs in its announcement of 9 November 2026:

1. EOIs must be submitted through the designated EOI link; EOIs sent by email are not accepted.
2. The minimum deposit is AED 50,000 per unit.
3. Allocation priority is determined strictly by the payment date and time.
4. Incomplete submissions, and EOIs with partial or pending payment, are placed lower in the allocation sequence.

Payment is accepted by manager's cheque, personal cheque, bank transfer or a credit card payment block. The announcement adds that manager's cheques are not deposited or cashed until allocations are confirmed. It does not say how the deposit is credited if you take a unit, or the terms for returning it if you do not, so confirm both in writing before you pay.

Which homes can you register for?

The EOI covers all five types in Nakheel's November 2026 factsheet:

1. Three bedroom townhouse: 2,326.1 sq ft, from AED 3.8 million, 348 units.
2. Four bedroom townhouse (G+1): 2,672.0 sq ft, from AED 4.6 million, 212 units.
3. Four bedroom townhouse (G+2): 3,115.4 sq ft, from AED 5.2 million, 52 units.
4. Four bedroom villa: 4,041.4 sq ft, from AED 7.0 million, 255 units.
5. Five bedroom villa: 4,921.4 sq ft, from AED 8.9 million, 110 units.

The three bedroom townhouses are the largest group, with 348 of the 977 homes. The four bedroom G+2 townhouse is the scarcest, with 52 units. On the factsheet prices, the starting price works out at about AED 1,634 per square foot for the three bedroom townhouse and about AED 1,808 per square foot for the five bedroom villa.

How does the Palm Springs payment plan work?

The plan is 60/40. You pay 10 per cent on booking, then 10 per cent in April 2027, September 2027, February 2028 and July 2028, 5 per cent in December 2028 and 5 per cent in May 2029, and the remaining 40 per cent on handover, which Nakheel estimates for October 2030.

On a three bedroom townhouse at AED 3.8 million, that is AED 380,000 on booking and AED 1,520,000 on handover. Our Palm Springs payment plan guide works through every instalment and the fees for two types.

What does it cost on top of the price?

The main cost is the Dubai Land Department fee for registering an off plan sale. The Department's Oqood page lists 4 per cent of the price, shown as 2 per cent for the seller and 2 per cent for the purchaser. Who pays which share is set in the sale agreement, so read that clause. On a three bedroom townhouse at AED 3.8 million, 4 per cent is AED 152,000.

Your instalments are paid into the project's escrow account. Law No. 8 of 2007 requires a separate escrow account for each off plan project and limits the developer to drawing on it for building that project.

Why does payment timing matter so much?

Because allocation follows payment time, not the time you registered interest. A buyer who pays a complete AED 50,000 deposit at 12:05 PM is ahead of a buyer who filled in the form at 12:00 PM and paid later. Have these ready before 12:00 PM on 10 November:

1. Your passport copy and contact details.
2. The type, or types, you want, in order of preference.
3. The payment method, with funds available.

Does a Palm Springs home qualify for the Golden Visa?

Every type is priced above the AED 2 million threshold. ICP's UAE Golden Residency page grants 10 year residency to investors owning property worth at least AED 2 million, including off plan property bought from an approved local company. ICP decides each application on the day it is filed, so confirm the conditions at the time. See our Golden Visa guide.

How Castilion Estates handles a Palm Springs EOI

Castilion Estates, RERA ORN 46392, submits EOIs through Nakheel's designated channel, confirms which types remain in the allocation, and walks you through payment and the sale agreement. Register your EOI for Palm Springs, or ask us to compare it with Palm Jebel Ali villas first.

This guide is general information, not financial or legal advice. Figures are the developer's and may change during the sales programme; we confirm every figure in writing before you commit.