BellaOff-planAED 6,022 per sq ft off-plan, 86 sales
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Home › Palm Jumeirah › Every building › Passo by Beyond › Bella
Photo of Bella
Photo: Passo by Beyond (Bella & Avita), Google Maps
Off-plan luxury mixed-use tower, not built yet, with 86 off-plan sales on the Land Department record

Bella, Palm Jumeirah

An off-plan 2-bed in Bella sells for about AED 7.38m

Median of 55 off-plan 2-bed sales in the 12 months to 23 Oct 2026, from Land Department records (86 off-plan sales of all sizes). Last sale in the tower: 9 Oct 2026.

The market says
86 off-plan sales of all sizes in the 12 months to 23 Oct 2026 at AED 6,022 per sq ft; 7 homes for sale now.
James Paul Booth
The agent's view
“Bella is off-plan, so no owner has sold a completed home here yet. Buyers took 86 homes here in the 12 months to 23 Oct 2026, at about AED 6,022 per sq ft. Demand is there. Your return depends on the handover date and on the price of the completed towers next door on that day.”
James Paul Booth, Dubai broker since 2018. A personal view. Not financial advice.
Ask James a question about this page

James is the human, licensed broker. Dalia, in the yellow bar, is the AI analyst.

Asking now, 3-bed
AED 11,824,000 (5 listings)
Official record
2 registered sales since 2013: 2 other
86 units with a sale on record since 2026.
86sales in the 12 months to 23 Oct 2026: 86 off-plan
7for sale now
Off-plannot built yet: every sale so far is off-plan
AIWritten by Dalia, an AI data analyst. Human reviewer: James Wilkes Booth, broker licence S345673-JB2 (review of this page pending). Data to 22 Oct 2026. Built 26 Oct 2026.

Bella on the map

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3D: AI picture models of our towers (height and position from the map, detail approximate) and blocks from OpenStreetMap heights.

Construction progress: not found

We found no public progress record for this tower. Ask the developer for the latest inspection report from the Land Department.

Payment plan: not found

We checked the pages we hold for this tower and found no payment plan that passed our checks. We do not guess one. Ask the developer for the current plan.

Resale and off-plan prices by bedroom

Resale = a completed home sold on. Off-plan = a home sold before the tower is complete, by the developer or by an earlier buyer (a Land Department "delayed sell"). The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 23 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A sold median needs 10 sales, an advert median 3 adverts.

TypeOff-plan: soldOff-plan: per sq ftMedian asking
2-bedAED 7,378,000 (55)5,381– (2)
3-bedAED 13,636,300 (25)6,846AED 11,824,000 (5)

Sold prices: Land Department sale records to 23 Oct 2026, BUY DUBAI facts cube. Asking and rent are adverts, not contracts.

Sales we leave out of every median, count and chart (1 of 86 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (0); a sale at exactly the same price as that unit's sale before (0); a size more than 1.6 times the usual size for the recorded type, or a "studio" above 750 sq ft (1). They stay in the list below with a label.

Too few off-plan sales to state a yearly change

Median AED 6,022 per sq ft in the 12 months to 23 Oct 2026 (86 off-plan sales). A yearly change needs at least 30 sales in each of the two 12-month periods.

2026-Q1: AED 6,886 per sq ft, 37 sales6,88626 Q12026-Q2: AED 5,709 per sq ft, 28 sales5,70926 Q22026-Q3: AED 5,577 per sq ft, 20 sales5,57726 Q337 sales3728 sales2820 sales20Median AED per sq ftNumber of sales

Bars: median AED per sq ft by quarter. Blue line and blue numbers under the bars: number of sales in the quarter. Last 16 quarters at most; Land Department records, quarters with 10 or more sales. Off-plan sales are 100% of sales in the last 12 months, so the bars can mix launch and resale prices.

Every sale since 2026: 86 sales of 86 units

Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before.

UnitTypeSq ftPriceAED per sq ftDateMarketAgainst the sale before
B8122-bed1,311AED 6,526,8004,9789 Oct 2026Off-plan
B10093-bed3,156AED 16,513,0005,23229 Sep 2026Off-plan
B9172-bed1,464AED 10,257,6607,00829 Sep 2026Off-plan
B9132-bed1,283AED 6,521,9005,08310 Sep 2026Off-plan
B12092-bed2,076AED 10,688,4305,1484 Sep 2026Off-plan
B14094-bed2,816AED 21,916,8007,7844 Sep 2026Off-plan
B10183-bed1,881AED 12,887,0406,8504 Sep 2026Off-plan
B11022-bed1,354AED 9,495,3607,01114 Aug 2026Off-plan
B8142-bed1,312AED 6,660,0005,07814 Aug 2026Off-plan
B8132-bed1,329AED 6,752,0005,07913 Aug 2026Off-plan
B13062-bed1,309AED 7,078,5405,40810 Aug 2026Off-plan
B10192-bed1,358AED 9,808,0007,22127 Jul 2026Off-plan
B7142-bed1,333AED 6,636,5604,97827 Jul 2026Off-plan
B8072-bed1,367AED 7,970,8805,83113 Jul 2026Off-plan
B4173-bed2,188AED 12,846,6005,87210 Jul 2026Off-plan
B10122-bed1,442AED 6,742,8004,67610 Jul 2026Off-plan
B10043-bed2,231AED 12,818,7005,74510 Jul 2026Off-plan
B14072-bed1,444AED 7,348,2505,0909 Jul 2026Off-plan
B0256-bed12,388AED 90,000,0007,2652 Jul 2026Off-plan
B2122-bed1,292AED 6,123,0404,7412 Jul 2026Off-plan
B5052-bed1,225AED 7,378,0006,0222 Jul 2026Off-plan
B5142-bed1,267AED 6,335,0005,00023 Jun 2026Off-plan
B10112-bed1,289AED 6,418,5604,98019 Jun 2026Off-plan
B9122-bed1,289AED 6,552,2805,08319 Jun 2026Off-plan
B8112-bed1,748AED 8,143,6804,65810 Jun 2026Off-plan
B11013-bed1,818AED 12,600,0006,93010 Jun 2026Off-plan
B11082-bed1,571AED 8,802,2405,60410 Jun 2026Off-plan
B13053-bed1,820AED 11,930,5206,5559 Jun 2026Off-plan
B4082-bed1,585AED 8,259,7805,2119 Jun 2026Off-plan
B3232-bed1,412AED 9,265,5806,5604 Jun 2026Off-plan
B12112-bed1,311AED 6,493,5204,95225 May 2026Off-plan
B10132-bed1,352AED 6,737,2804,98320 May 2026Off-plan
B5013-bed1,872AED 13,058,0006,97419 May 2026Off-plan
B11173-bed1,815AED 13,103,0007,21919 May 2026Off-plan
B8182-bed1,351AED 9,668,0007,15612 May 2026Off-plan
B7173-bed2,548AED 16,971,0006,66029 Apr 2026Off-plan
B10013-bed1,841AED 12,343,1406,70629 Apr 2026Off-plan
B11122-bed1,283AED 6,555,2605,10929 Apr 2026Off-plan
B6173-bed2,165AED 14,354,0006,62928 Apr 2026Off-plan
B5183-bed2,165AED 13,636,3006,29728 Apr 2026Off-plan
B6183-bed2,329AED 16,204,0006,95928 Apr 2026Off-plan
B7103-bed1,884AED 10,531,0005,58924 Apr 2026Off-plan
B11093-bed2,740AED 15,927,0005,81322 Apr 2026Off-plan
B9092-bed2,257AED 12,400,9205,49320 Apr 2026Off-plan size does not fit the recorded type
B7022-bed1,423AED 10,141,0007,12617 Apr 2026Off-plan
B8162-bed1,663AED 11,690,0007,02917 Apr 2026Off-plan
B2192-bed1,404AED 6,821,0004,86010 Apr 2026Off-plan
B6152-bed1,355AED 6,775,0004,99810 Apr 2026Off-plan
B11112-bed1,333AED 7,025,0005,26910 Apr 2026Off-plan
B12132-bed1,421AED 7,340,2005,16731 Mar 2026Off-plan
B14063-bed1,921AED 11,565,0006,02027 Mar 2026Off-plan
B12053-bed1,918AED 11,814,7206,16026 Mar 2026Off-plan
B3112-bed1,344AED 6,410,1804,77026 Mar 2026Off-plan
B9163-bed3,212AED 24,000,0007,47226 Mar 2026Off-plan
B11033-bed2,276AED 15,581,1106,84625 Mar 2026Off-plan
B8022-bed1,332AED 9,543,0007,16325 Mar 2026Off-plan
B13094-bed7,346AED 57,040,0007,76525 Mar 2026Off-plan
B12122-bed1,443AED 7,613,0005,27724 Mar 2026Off-plan
B12142-bed1,315AED 9,629,0007,32124 Mar 2026Off-plan
B5193-bed2,329AED 16,204,0006,95924 Mar 2026Off-plan
B4183-bed2,329AED 16,035,0006,88624 Mar 2026Off-plan
B10033-bed2,123AED 15,331,0007,22123 Mar 2026Off-plan
B8102-bed1,362AED 7,076,0005,19618 Mar 2026Off-plan
B4112-bed1,270AED 6,403,0005,04317 Mar 2026Off-plan
B11132-bed1,286AED 6,774,0005,26817 Mar 2026Off-plan
B12022-bed1,357AED 9,904,0007,30117 Mar 2026Off-plan
B10022-bed1,333AED 9,642,0007,23217 Mar 2026Off-plan
B7162-bed1,927AED 11,469,9205,95117 Mar 2026Off-plan
B11152-bed1,247AED 9,172,0007,35617 Mar 2026Off-plan
B9022-bed1,447AED 9,929,2806,86212 Mar 2026Off-plan
B13072-bed1,261AED 6,786,0005,3819 Mar 2026Off-plan
B9102-bed1,293AED 7,186,0005,5569 Mar 2026Off-plan
B7182-bed1,421AED 10,128,0007,1309 Mar 2026Off-plan
B13082-bed1,334AED 7,184,0005,3869 Mar 2026Off-plan
B6022-bed1,290AED 8,705,8006,7484 Mar 2026Off-plan
B11145-bed7,871AED 60,970,0007,7464 Mar 2026Off-plan
B14022-bed1,403AED 10,374,0007,3954 Mar 2026Off-plan
B7193-bed1,828AED 12,903,0007,0584 Mar 2026Off-plan
B14084-bed2,894AED 22,654,6607,8274 Mar 2026Off-plan
B3072-bed1,320AED 7,832,0005,9324 Mar 2026Off-plan
B11162-bed1,454AED 10,555,0007,2614 Mar 2026Off-plan
B7132-bed1,374AED 6,975,0005,0784 Mar 2026Off-plan
B6052-bed1,225AED 7,378,0006,02225 Feb 2026Off-plan
B12033-bed2,172AED 15,686,0007,22318 Feb 2026Off-plan
B8173-bed2,278AED 16,209,0007,11518 Feb 2026Off-plan
B0236-bed12,418AED 98,000,0007,89213 Feb 2026Off-plan

Sellers ask 7% less than buyers paid

7 homes are for sale in Bella. The median advert asks 7% less per sq ft than the median off-plan sale of the same type in the last 12 months. 6 of 7 adverts ask the sold level or less. The median advert has been listed for 2 days; the oldest for 7 days.

TypeFor saleMedian askingAsking per sq ftSold per sq ft (sales)Asking over soldMedian time listed
2-bed2AED 8,469,0005,3255,329 (54)-0%4 days
3-bed5AED 11,824,0006,3306,846 (25)-8%2 days

How long the adverts have been listed

30 days or less7
31 to 90 days0
91 to 180 days0
More than 180 days0

Each home for sale, closest to sold prices first

TypeSq ftAskingPer sq ftAgainst soldDays listedNotes
3-bed4,011AED 22,044,0005,496-20%2
3-bed1,727AED 10,099,0005,848-15%7
3-bed1,868AED 11,824,0006,330-8%1
3-bed1,730AED 11,072,0006,400-7%2
2-bed1,352AED 6,755,0004,996-6%7
3-bed2,229AED 14,809,0006,644-3%2furnished
2-bed1,801AED 10,183,0005,654+6%0

Adverts: one reading on 7 Oct 2026. Sold prices: off-plan sales in this tower in the last 12 months, 5 or more of the type. An advert has no unit number, so we compare the price per sq ft with the type, not with the same unit. An asking price is not a sale price. Days listed is from the date on the advert: an agent can place a home again as a new advert, so the real time for sale can be longer. We cannot show price cuts over time or the time to sell yet: these need more than one reading.

Mortgage: what Bella costs a month

The tower is off-plan. A bank can lend at most 50% of the price of an off-plan home, and most buyers use the loan for the payment at handover. The rate starts at 3.99%, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026. Fixed rates in those lists run from 3.75% to 4.69%. Three-month EIBOR, the base for variable rates, was 4.19% on 9 Oct 2026.

Monthly payment

Cash you need on day one

Buy against rent

Loan limits: Central Bank of the UAE mortgage rules (first home under AED 5 million: 80% for residents, 85% for UAE nationals; AED 5 million and above: 70% and 75%; second home or investment: 60% and 65%; off-plan: 50%; 25 years at most; all your debt payments at most 50% of your income). Banks set their own limit for buyers who do not live in the UAE. Assumptions, the same in every BUY DUBAI calculator: rate 3.99% a year, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026; repayment loan over 25 years; Land Department fee 4% of the price plus AED 580; trustee office AED 4,200 (AED 2,100 under AED 500,000); agent 2% plus 5% VAT; with a loan: mortgage registration 0.25% of the loan plus AED 290, bank fee 1% of the loan plus VAT (it differs by bank), valuation AED 3,150. Life cover, insurance and service charges are not included. This is an illustration, not an offer of a loan. Rates read on 9 Oct 2026.

The official record: 2 registered sales since 2013

Dubai Land Department register for "Passo By Beyond", 10 Jul 2013 to 12 Feb 2026: 2 other sales, plus 2 mortgages. This source has every year and every unit type, but no unit numbers.

YearOthers: sales
20241
20131

Median AED per sq ft is shown for 3 or more sales in a year. 0 of these sales were off-plan and 2 were of completed units. What our unit list above does not have: sales before 2020; mortgages and gifts. For homes from 2020 to 12 Feb 2026 the register has 0 sales and our unit list has 0.

Get a message when something changes in Bella
Sales, price cuts, new adverts and news, on WhatsApp. You choose what and how often.
Sales alert

Which side faces what

The direction of each landmark from Bella, and the towers within 150 m that can stand in the way. What a home really sees depends on its floor and its side of the building. We do not have the unit positions for this tower yet, so we cannot tell you the view of one unit.

SideWhat lies that way
North-eastJumeirah beach and the sea 16.4 km · Sheikh Zayed Road 17.6 km · Burj Khalifa 18.9 km · DIFC 20.2 km · Dubai Design District 20.6 km
EastBurj Al Arab and the sea 8.1 km · Meydan racecourse 19.7 km · Dubai Creek and Ras Al Khor 24.1 km
South-eastPasso by Beyond, a tower 29 m away · Dubai Marina skyline 5.0 km
South-westAvita, a tower 29 m away

No resident reviews: the tower is not built

Nobody lives in Bella yet, so there is nothing a resident can tell you. Reviews you see elsewhere under this name are about the sales office, the developer or another building. What we can show is below: what the developer and the documents say about the project. We add resident reviews after handover.

The project: what the developer and the documents say

The tower is not complete, so these are plans and claims, not facts you can check on site. Each one names its source.

Where sources disagree

No conflict found between sources.

Around Bella

Price against the nearest towers

TowerDistanceAED per sq ft, 12 months (sales)
Bella (this tower)–6,022 (85)
Avita29 m6,106 (128)
The 8287 m3,970 (20)
Kempinski Palm Residence317 m2,287 (10)
Balqis Residence Block A384 m2,722 (5)
Balqis Residence Block B470 m2,223 (7)
Kingdom of Sheba511 m– (1)
Balqis Residences Villas529 m– (2)
Raffles The Palm580 m– (3)

Drive times with no traffic

ToTimeDistance
Dubai Mall27 min25.8 km
DIFC Gate26 min26.6 km
DXB Terminal 352 min43.8 km
Dubai Marina Mall18 min11.4 km
Mall of the Emirates18 min12.8 km
Kite Beach23 min16.2 km
DWC airport47 min43.9 km

OSRM routing on OpenStreetMap roads. Real times in traffic are longer.

Own a unit here?

Ask for a report on your unit: its sales history, the same type's sales in the last 12 months and the homes for sale against it. A licensed partner agent, named on the report with the registration number, sends it. BUY DUBAI is not a broker and takes no part in the sale.

Method, sources and what we did not find

  • Sales: unit-level Dubai Land Department sale records, 13 Feb 2026 to 22 Oct 2026, checked by year against Dubai Land Department open data. Our unit list does not hold every sale, so some sales are missing.
  • Listings: one snapshot, 7 Oct 2026. Asking prices and asking rents.
  • Residents and building facts: Google Maps reviews and guide pages (Building guide from live adverts (facts and resident opinions; rewrite in your own words; cite as "live adverts")., Resident and public material found on the open web (one passage per block; source and date under each)., live adverts: community guide), read by an AI model on 26 Oct 2026 with a fixed question list. A script checks that each answer names its source.
  • Nobody visited the tower. Every fact is from a document, a map or a resident's review.
  • Checked, not found for this tower: a Google Maps place, resident reviews, guides, a floor plan document, unit positions on a floor, the side and view of each unit, building facts, the developer, a licensed photo.

Corrections

Found an error? Tell us what is wrong and how you know. We check it, correct the page and list the change here.

Change log: 26 Oct 2026 first build of this page. No correction yet.

Other towers in Palm Jumeirah

Bella is one of 100 buildings and building groups with a page in Palm Jumeirah. Developer: ESTATE GRAND REAL ESTATE DEVELOPMENT L.L.C, with 2 towers on BUY DUBAI. Towers of the same type and price band come first.

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