Shoreline Apartment Prices: Block-by-Block Performance in Q2 2026
The Shoreline development consists of eleven residential blocks (Al Nabat, Al Haseer, Al Khushkar, Al Anbara, Al Msalli, Al Sultana, Al Basri, Al Hamri, Al Dabas, Al Mizhar, and Al Jazi) arranged in a crescent along Palm Jumeirah’s trunk. DLD transaction data for Q2 2026 shows meaningful price variation between blocks based on orientation and proximity to beach club access. Al Nabat (Block 1) and Al Haseer (Block 2) — the southernmost blocks with the clearest sea views from upper floors — are transacting at AED 3,100–AED 3,800 per square foot for two-bedroom units. Mid-crescent blocks are completing at AED 2,750–AED 3,200 per square foot. Inner-crescent blocks facing the Palm trunk rather than the sea are trading at AED 2,400–AED 2,850 per square foot — a 20–35% discount to the sea-facing equivalent that many buyers do not investigate before purchasing the cheaper option.
What Shoreline Apartments Are Actually Renting For in 2026
Based on Ejari-registered lease data from Q1–Q2 2026, Shoreline rental performance by unit type breaks down as follows. One-bedroom apartments (approximately 1,050–1,200 sq ft): annual unfurnished rent of AED 180,000–AED 220,000 in sea-facing blocks; AED 145,000–AED 175,000 in trunk-facing blocks. Two-bedroom apartments (approximately 1,550–1,850 sq ft): annual unfurnished rent of AED 230,000–AED 310,000 sea-facing; AED 185,000–AED 240,000 trunk-facing. Furnished equivalents command 20–30% premiums across all blocks and unit types. The gross yield on a sea-facing Shoreline two-bedroom purchased at AED 2.9M and renting for AED 270,000 annually is 9.3% — one of the strongest yield performances of any Palm Jumeirah product in the current market.
| Block Position | 2BR Price/sqft | 2BR Annual Rent | Gross Yield |
|---|---|---|---|
| Sea-facing (Blocks 1–3) | AED 3,100–3,800 | AED 270,000–310,000 | 7.8–9.3% |
| Mid-crescent (Blocks 4–7) | AED 2,750–3,200 | AED 230,000–275,000 | 7.5–8.8% |
| Trunk-facing (Blocks 8–11) | AED 2,400–2,850 | AED 185,000–240,000 | 7.0–8.4% |
Shoreline Service Charges: The Cost That Defines Your Net Return
Shoreline Apartments carry RERA-registered service charges of approximately AED 19.50–AED 22.80 per square foot annually — among the highest in Dubai’s mid-market apartment segment. This reflects the cost of maintaining the Palm’s private beach, beach club facilities, palm-lined promenades, and the Nakheel community management team that services the development. On a 1,700 square foot two-bedroom, annual service charges total AED 33,150–AED 38,760. Adding DEWA utility costs of approximately AED 18,000–AED 24,000 annually, the total non-mortgage ownership cost before management fees is AED 51,000–AED 62,000 per year. Against a AED 275,000 gross rent, net income before management fees is AED 213,000–AED 224,000 — a net yield of approximately 6.9–7.3% on a AED 3.1M purchase.
Capital Appreciation: What Shoreline Buyers From 2020 Have Earned
Two-bedroom Shoreline apartments that transacted in 2020 at AED 1.85M–AED 2.2M in sea-facing blocks are completing resales in Q2 2026 at AED 3.1M–AED 3.8M — a four-to-six year appreciation of 67–73% on lower-end 2020 purchase prices. This is among the strongest residential appreciation performance of any mid-market product in Dubai over the same period, driven by Palm Jumeirah’s irreplaceable coastal scarcity and sustained global UHNW buyer demand for the address. Buyers who entered in 2020 and held through to 2026 have earned more in capital appreciation alone than in six years of rental income combined.