Viceroy

TL;DR: FIVE Palm Jumeirah (formerly Viceroy Palm Jumeirah) by FIVE Holdings is a completed ultra-luxury residential and hotel landmark on the trunk of Palm Jumeirah, Dubai. Completed in November 2016, the 20-storey development houses 698 units — 477 hotel rooms/suites, 221 private furnished residences, and 6 beach villas. Private residences start from approximately AED 2.7 million. The property features 5 outdoor swimming pools including a signature 55-metre Social Pool, a 150-metre private beach, the award-winning ReFIVE Spa with 10 treatment rooms, a 350+ sq. m. gym, 10 restaurants and lounges, the HIGH FIVE Kids Club, and direct water sports access. Average ROI is 5.74%.

Overview

FIVE Palm Jumeirah — originally opened as Viceroy Palm Jumeirah Dubai on March 31, 2017, before being rebranded to FIVE Palm Jumeirah on June 19, 2017 — is a spectacular ultra-luxury residential and hotel development situated at No. 1 The Palm, on the trunk of the iconic Palm Jumeirah. Developed by FIVE Holdings (formerly SKAI Holdings, founded in 2011) with a project value of AED 380 million (overall development valued at USD 1.17 billion), this striking property was constructed by China State Construction Engineering Corporation between May 2013 and November 2016. Architecturally designed by P&T Architects & Engineers Ltd with interior design by the acclaimed Yabu Pushelberg and Nao Taniyama & Associates, the building rises 20 storeys in a distinctive U-shaped amphitheater form that steps up from the beachfront through a series of elegant setbacks, creating an open courtyard at its center that hosts the property's spectacular outdoor amenities.

Building Structure

The development comprises 698 total units: 477 hotel rooms and suites positioned toward the center of the building, 221 fully furnished private residences arranged in the two symmetrical wings, and 6 exclusive beach villas at ground level along the 150-metre private beachfront. Two identical architectural wings are separated by an imposing arched gate, with a horizontal swimming pool creating a seemingly aquatic corridor between them. A central glass cube entry measuring 15 metres x 15 metres contains a sculptural wood installation inspired by both Islamic architectural traditions and DNA strands. Each residential level features private terraces oriented outward toward the beach and Arabian Gulf waterfront. The architectural design emphasizes natural materials — wood, stone, and abundant plantings — combined with water features throughout, creating an "island lifestyle" aesthetic that distinguishes FIVE from the more conventional luxury towers on Palm Jumeirah.

Unit Types & Pricing

The private residences offer an extraordinary range of configurations spanning from compact studios to palatial beach villas. Studios (491–615 sq. ft.) are priced at approximately AED 1.3–1.4 million, with a price per square foot of approximately AED 2,347. One-bedroom apartments (1,215–1,244 sq. ft.) range from AED 1.8 to AED 4.8 million. Two-bedroom apartments span a wide range from 823 to 2,231 sq. ft., priced between AED 2.0 and AED 10.4 million (AED 1,616–3,403 per sq. ft. based on transaction data). Three-bedroom residences (approximately 2,324 sq. ft.) command AED 4.2–12.8 million. The exclusive 4-bedroom penthouses (4,099–14,187 sq. ft.) with private pools range from AED 16 million to AED 35.6 million. The six ultra-exclusive 5-bedroom Presidential Beach Villas (approximately 12,295–12,329 sq. ft., including 33 sq. m. private swimming pools) are priced at AED 37–43.5 million. Every residence is delivered fully furnished with panoramic floor-to-ceiling windows, built-in closets, appliance-equipped kitchens, and high-quality finishes.

Hotel accommodations include Superior Rooms (38 sq. m./409 sq. ft., 3 guests), Superior Double Queen Rooms (38 sq. m., 4 guests), Junior Suites (55 sq. m./592 sq. ft.), Luxe 1-Bedroom Suites (80 sq. m./861 sq. ft.), Luxe 2-Bedroom Suites (125 sq. m./1,345 sq. ft.), 2-Bedroom Penthouses with Pool (175 sq. m./1,884 sq. ft.), and 4-Bedroom Duplex Residences with Pool (250 sq. m./2,691 sq. ft.).

Rental Market & ROI

FIVE Palm Jumeirah delivers an average ROI of 5.74% (Metropolitan data), with Palm Jumeirah apartment gross rental yields ranging from 5.5% to 6.5% and hotel-branded residences capable of exceeding 6.5%. Total ROI including capital appreciation is estimated at 7–10% annually. Annual rental rates are substantial: 1-bedroom apartments command AED 145,000–260,000, 2-bedrooms AED 200,000–320,000, and 3-bedrooms AED 300,000+. The average annual rent across all unit types is approximately AED 550,785 (Bayut data). The active rental market includes approximately 90 apartments listed on Bayut and 106 on PropertyFinder, while approximately 93 units are listed for sale on PropertyFinder, confirming a liquid, actively traded market.

The FIVE Brand & Nightlife Ecosystem

FIVE Palm Jumeirah is far more than a residential address — it is one of Dubai's premier lifestyle destinations. The property houses 10 restaurants, lounges, and dining venues that collectively define the Palm's social and culinary landscape. The Penthouse, located on the 16th floor rooftop, has been named DJ Mag's #1 Nightclub and Rooftop Lounge in the Middle East for 2023, 2024, and 2025, offering Japanese fusion cuisine that transforms from a sunset lounge to a high-energy nightlife venue with Dubai Marina skyline and Ain Dubai views. Maiden Shanghai serves modern Chinese cuisine recognized by Gault & Millau, with private karaoke rooms and the popular Naughty Noodles Brunch. Cinque Ristorante delivers Amalfi Coast-inspired Italian cuisine recognized in the Michelin Guide 2024, featuring handmade pasta and seafood by award-winning Chef Marco, with hand-painted murals and brass accents. Beach by FIVE offers award-winning beachfront sushi, seafood, and modern European cuisine (BBC Good Food Middle East 2024). Additional venues include Numa (traditional Arabic with international twists), JADE (pan-Asian with mid-century elegance and tech-house DJ), Praia (Californian cuisine with beachside pool club and amphitheater seating, winner of What's On Dubai Best Ladies Day 2023 and 2025), BLVD on One (international classics), Detox Me Cafe (health-focused), and Bohemia (ultra-luxe beachside lounge with creative cocktails and world-renowned DJs). BLING is a supercar-accessible nightclub featuring Afrobeat, hip-hop, and urban sounds.

Amenities & Wellness

The property's amenity ecosystem operates at a scale that rivals standalone resort complexes. Five outdoor swimming pools include the signature 55-metre Social Pool — Dubai's premier social pool with deluxe loungers, live entertainment, gourmet poolside service, and a pool bar — plus a rooftop spa pool with hydrotherapy jets, a kids' pool, a glass-lined beach pool with panoramic views, and beach jacuzzis. Private pools are featured in penthouses and beach villas. Beach by FIVE provides access to the 150-metre private beach with double-width luxury sun loungers and VIP cabanas.

The award-winning ReFIVE Spa offers 10 treatment rooms, traditional Hammam (voted "Best Hammam in the Middle East"), SODASHI organic facials, Natura Bisse treatments, sports recovery massage, lymphatic drainage, sensorial head spa, hair spa, ice baths (10 sessions for AED 1,155), a secluded spa pool, steam room, Reformer Pilates (max 4 clients per class), a brow studio, and the Beverly Hills Wellness and Aesthetics center. ReFIVE won the World Luxury Spa Awards 2024.

MOVE at FIVE provides a 350+ sq. m. indoor fitness facility with 24-hour access, expert-led fitness classes, personal training, Muscle Beach outdoor gym area, and complimentary group yoga sessions for guests. Water sports available directly through the resort include jet skiing, flyboarding, jetcars, paddleboarding, and wakeboarding.

The HIGH FIVE Kids Club serves children ages 2–12, operating 9 AM to 8 PM daily with 2 complimentary hours for residents' children (additional hours AED 75 per child). Activities include interactive games, balloon dancing, face painting, mini treasure hunts, crafts, nail art, and daily stretching classes.

Hotel Services for Residents

All 221 private residence owners benefit from full 5-star hotel services including 24-hour valet parking, 24-hour front desk and concierge, 24-hour room service, 24-hour gym access, daily housekeeping, the First-in-Class Concierge at the FIVE Life Experiences Desk (handling restaurant reservations, airport transfers, local transportation, and special requests), dry cleaning and laundry service, luggage storage, and comprehensive 24/7 CCTV security and video surveillance. The property is pet-friendly.

FIVE Holdings & Leadership

FIVE Holdings was founded in 2011 in Dubai by Kabir Mulchandani, an Indian-born real estate and hospitality entrepreneur ranked #1626 on the Forbes World's Billionaires List 2025 with an estimated net worth of USD 2.2 billion. CEO Aloki Batra, a co-founding member and Forbes Middle East Top 100 CEO 2025 (#94), has generated over AED 6.42 billion in combined sales across FIVE properties. The FIVE portfolio has expanded globally to include FIVE Jumeirah Village (JVC), FIVE LUXE JBR, FIVE Zurich (Switzerland), Destino Five Ibiza, and the legendary El Hotel Pacha and Pacha Ibiza nightclub (acquired October 2023 for EUR 302.5 million). The group operates 1,700+ keys with 3,000+ employees globally and has diversified into FIVE Music (record label), FIVE Mode/The Pacha Collection (fashion), and Fly FIVE (aviation).

Location & Connectivity

Positioned on Palm West Beach on the trunk of Palm Jumeirah — the most accessible and connected section of the island — FIVE Palm Jumeirah offers exceptional proximity to key destinations. The Golden Mile Galleria is a 10-minute walk, Dubai Marina is 5 minutes by car, Burj Al Arab is 15 minutes, Burj Khalifa and Dubai Mall are 20 minutes, DXB International Airport is 30 minutes, and Atlantis The Palm with Aquaventure is just 10 minutes. The trunk location provides direct access to Sheikh Zayed Road and major business hubs including Dubai Media City and JLT, ensuring residents are always at the center of both Dubai's leisure and business ecosystems.