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About XXII Carat
XXII Carat is a gated community of 22 Tuscan-inspired beachfront villas on the West Crescent of Palm Jumeirah by Forum Group, offered in Ruby, Emerald and Sapphire tiers with private beach, pools and staff quarters.
At launch the villas were priced from roughly AED 38.5 million to AED 91.75 million; today's resale listings range from about AED 109 million to AED 290 million, with a median near AED 120 million.
The community was handed over in 2018 and is fully established.
At a glance
XXII Carat key facts
- Developer
- Forum Group
- Community
- Palm Jumeirah
- Status
- Handover soon
- Handover
- Completed (2018)
- Starting price
- AED 109M
- Total units
- 22
- Unit types
- 5 Bedroom Villa, 6 Bedroom Villa, 7 Bedroom Villa
- Ownership
- Freehold — open to all nationalities
Process
How to buy at XXII Carat
- 01
Agree the price
Agree terms with the seller of a unit at XXII Carat, supported by recent Dubai Land Department transactions.
- 02
Form F (MOU)
Buyer and seller sign the RERA Form F memorandum of understanding and a 10% security cheque is lodged.
- 03
Developer NOC
Forum Group issues a No Objection Certificate once any outstanding service charges or instalments are settled.
- 04
Transfer
Transfer takes place at a Dubai Land Department trustee office; the 4% DLD fee is paid and the new title deed is issued.
Our read
The honest view
Every project has trade-offs. Here are both sides, so you can judge whether this one fits what you actually want.
What stands out
- Private beachfront on every villa
- Gated 22-villa enclave
- Record-level resale values
What to weigh
- Among the most expensive villas in Dubai
- Very few homes trade in a given year
- Classical design differs from the Palm's contemporary trend
FAQ
XXII Carat — frequently asked questions
What is the starting price of XXII Carat?
Published pricing at XXII Carat starts from AED 109M. Developer pricing changes with each release, so contact MRK Real Estate to confirm current availability.
When is the handover of XXII Carat?
XXII Carat is scheduled for handover in Completed (2018). Off-plan timelines can move, so confirm the current schedule before committing.
Who is the developer of XXII Carat?
XXII Carat is developed by Forum Group in Palm Jumeirah, Dubai.
What unit types are available at XXII Carat?
XXII Carat offers 5 Bedroom Villa, 6 Bedroom Villa, 7 Bedroom Villa across 22 units.
Where is XXII Carat located?
XXII Carat is in Palm Jumeirah, Dubai.
Can foreigners buy at XXII Carat?
Yes. Palm Jumeirah is a freehold area, so buyers of any nationality can own property at XXII Carat outright.
Does buying at XXII Carat qualify for the UAE Golden Visa?
Units at XXII Carat start at AED 109M, which meets the AED 2 million property threshold for the 10-year UAE Golden Visa (subject to current ICP rules).
What are the purchase costs at XXII Carat?
Beyond the purchase price, the Dubai Land Department charges a 4% registration fee — about AED 4.36M on the starting price — plus a small admin and trustee fee.
How do I buy or sell at XXII Carat?
MRK Real Estate advises on primary purchases and resales at XXII Carat. Message us on WhatsApp for availability, floor plans and a valuation.
Figures shown are as published by the developer and were last checked on 2026-10-31. Developer pricing, availability and handover dates change between releases — we confirm current terms directly with Forum Group before any transaction.
