Palm Jumeirah West Crescent
XXII Carat Villas, Palm Jumeirah
XXII Carat is a gated community of 22 seven bedroom villas at the southern end of the West Crescent of Palm Jumeirah, developed by Forum Group. Each villa has 10,000 to 12,000 sq ft of built-up area on a plot of 15,000 to 26,000 sq ft, with a private pool and garden, and the community shares 238 metres of private beach. A villa here sold for AED 119.5 million in 2021.
The name counts the homes: 22 villas, split into three rows. Eight Sapphire villas face the beach, eight Emerald villas look towards the sea and Dubai Marina, and six Ruby villas sit between the two rows.
XXII Carat is a villa community only. You may see listings mention apartments, but no apartment building within the community could be verified, so treat any such claim with care.
| Developer | Forum Group |
|---|---|
| Location | Southern end of the West Crescent |
| Completed | 2018 to 2019 (handover began late 2018; records show completion in 2019) |
| Homes | 22 villas, all seven bedrooms |
| Villa rows | 8 Sapphire (beachfront), 8 Emerald (sea and Marina views), 6 Ruby (between the rows) |
| Built-up area | 10,000 to 12,000 sq ft |
| Plot size | 15,000 to 26,000 sq ft |
| Beach | 238 m of private beach and a residents' beach club |
| Style | Mediterranean, with La Cornue, Baldi and Devon & Devon fittings |
| Services | Concierge, valet, chauffeur, pool and garden maintenance; shared underground parking |
Facts checked against the developer and public sources listed at the foot of this page.
EQT data
What our own records show
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Live EQT listings
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EQT sales recorded here
Why there are no building-level figures yet
We publish price statistics for a building only once EQT has at least three verified, priced sales in it, so one unusual deal can't skew the picture. Until then, the EQT Palm Jumeirah Index covers the island as a whole, and we share building comparables privately on request: recent registered sales, what is listed today and what owners have told us they would accept.
See the EQT Palm Jumeirah IndexSapphire, Emerald or Ruby
The row you choose sets the price more than any finish. Sapphire villas sit on the beach. Emerald villas face the water with views towards Dubai Marina. Ruby villas sit in the middle row, which gives more privacy from the beach path at a lower entry point.
| Row | Villas | Position |
|---|---|---|
| Sapphire | 8 | Beachfront |
| Emerald | 8 | Sea and Dubai Marina views |
| Ruby | 6 | Between the two rows |
Record sales
Gulf Business reported that a XXII Carat villa sold for AED 119.5 million in May 2021, registered with the Dubai Land Department in June 2021. The villa had 12,140 sq ft of built-up area on a 26,033 sq ft plot, and the developer called it the most expensive villa sale in Dubai since 2015. A second villa sold for AED 105 million around the same time.
Why buyers pick XXII Carat over a frond villa
A frond villa gives you your own beach frontage. XXII Carat gives you a gated enclave with shared staff, concierge, a beach club and underground parking, plus newer construction than most original frond homes. If you want a managed, turnkey villa with security at the gate, this is one of very few options on the Palm.
With only 22 homes, a year can pass without a public listing. Most sales happen through direct approaches to owners, which is how we work in the community.
Good to know
Questions buyers ask
How many villas are in XXII Carat?+
There are 22 villas, all with seven bedrooms.
Who developed XXII Carat?+
Forum Group developed XXII Carat on the West Crescent of Palm Jumeirah.
Does every XXII Carat villa face the beach?+
No. The eight Sapphire villas are on the beach. The Emerald and Ruby rows sit behind them. All residents share 238 metres of private beach and a beach club.
What is the highest price paid for a XXII Carat villa?+
AED 119.5 million in 2021, for a villa of 12,140 sq ft on a 26,033 sq ft plot, as reported by Gulf Business.
Are there apartments in XXII Carat?+
No apartment building could be verified. XXII Carat is a gated villa community.
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