The complete buyer’s guide to Six Senses Residences The Palm (2026)

This Six Senses Palm buyers’ guide covers what you are buying, what it costs, and whether it qualifies you for a Golden Visa. Six Senses Residences The Palm is a branded residence by Select Group on the West Crescent of Palm Jumeirah. It holds 162 homes: penthouses, Sky Villas, and beachfront Signature Villas. The development completed and handed over in 2026 and has sold out, so every purchase today is a secondary-market resale. Two-bedroom homes have sold from about AED 9.4 million, based on Dubai Land Department records. Every home clears the AED 2 million Golden Visa threshold several times over.

This is the guide I send to every new buyer enquiry. It is built from the public DLD record, not from listing-site asking prices. I update it each year.

What is Six Senses Residences The Palm?

Six Senses Residences The Palm is an ultra-luxury branded residence on the West Crescent of Palm Jumeirah. Select Group built it, and it runs under the Six Senses wellness brand. It holds 162 homes and a roughly 60-key hotel. The residences completed and handed over in 2026 and sold out before completion.

Few points define the building:

It is a branded residence. The Six Senses brand sits behind the building and runs the services. Owners get into Six Senses Place, a 60,000 square foot wellness and lifestyle facility. They also get concierge, valet, and discounts at Six Senses hotels worldwide, per the developer fact sheet. The wider amenities include two restaurants, three bars, a spa, and a gym. There are also tennis and padel courts, a lap pool, direct beach access, and private marine access.

The hotel is not open yet. The Six Senses hotel is expected to open around 2027, possibly earlier, though no firm date is confirmed. This matters for timing, because branded buildings tend to re-rate once the hotel and its services go live. I cover that effect in the resale section below.

There is no hotel rental programme. Six Senses Residences offers long-term letting only. There is no confirmed short-let or hotel-pooled rental scheme. A managed programme may appear after the hotel opens, but it is not confirmed today. If you plan to let your home, budget for a standard letting fee of around 5 percent, not a hotel revenue split.

What unit types and sizes are available?

Six Senses Residences The Palm has four home types: penthouses, Royal Penthouses, Sky Villas, and Signature Villas. Sizes run from about 1,980 square feet for a two-bedroom penthouse up to the multi-level five-bedroom beachfront villas. The bulk of the building is penthouses across two and three bedrooms.

Here is the mix, with built-up sizes drawn from registered DLD sales.

Home type	Bedrooms	Built-up size (sqft)	Notes
Penthouses	2, 3, 4	~1,980 to ~4,590	The core of the building, 114 homes
Royal Penthouses	4	~6,980 to ~7,360	7 homes; the largest layouts pass 10,000 sqft
Sky Villas	3, 4	~5,000 to ~6,480	32 homes; three-bed simplex and three or four-bed duplex
Signature Villas	5	multi-level	9 homes; beachfront, basement plus upper levels

The word “penthouse” here is the developer’s name for the apartments, not a top-floor-only label. Most of the building is made of these. Two-bedroom penthouses start near 1,980 square feet. Three-bedroom penthouses sit around 3,400 to 4,490 square feet. Four-bedroom penthouses run to about 4,590 square feet.

Sky Villas are the larger homes inside the two S buildings. They come as three-bedroom simplex units and three or four-bedroom duplexes, from about 5,000 to 6,480 square feet.

Signature Villas are the nine beachfront homes. They are the largest in the development. Each is built across a basement and upper levels, with private garages and direct beach frontage. These are bespoke mansions and trade at the top of the price range.

If you want to compare floor plans before you view, ask for the specific unit and stack you are considering. Layouts differ across the building, and the difference shows up in the price.

Which floors and orientations carry a premium?

Higher floors and certain unit stacks command a clear price premium at Six Senses Residences The Palm. The DLD record proves it. In the main two-bedroom penthouse data, price per square foot rises steadily with floor. The better-facing stacks also trade above the standard ones. The two effects stack on top of each other.

Floor first. Look at closed DLD sales for two-bedroom penthouses. Price per square foot climbs as you go up.

Floor band	Average price per sqft (AED)
Low (floors 1 to 3)	~5,800
Mid (floors 4 to 6)	~6,950
High (floors 7 to 8)	~7,270

In the best-tracked stack, the climb is sharper. Take one line of two-bedroom homes. It moved from about AED 5,400 per square foot on the first floor to about AED 7,400 on the top floor. That is a rise of roughly 37 percent. Across the building, each extra floor is worth on the order of AED 250 per square foot.

Orientation next. Within the same two-bedroom band, the premium stacks trade about AED 850 per square foot above the standard stacks. That is a gap of roughly 13 to 15 percent, based on closed DLD prints. The premium comes from outlook and position, not size. So two homes of the same area can sit far apart on price.

One honest caveat. The floor premium is strong for apartments, but the lift is muted for the low-floor Sky Villas. A ground or low-floor Sky Villa does not get the same uplift a high-floor penthouse does. It is also unlikely to gain the full benefit when the hotel opens. Weighing a low-floor large home against a high-floor apartment? Price each on its own evidence, not on the building’s headline numbers.

How do you buy at Six Senses Residences The Palm?

Buying at Six Senses Residences The Palm now works like any Dubai resale. The developer has sold out. You buy from an existing owner and move the title through the DLD. You will not buy off-plan from Select Group, and there is no payment plan from the developer for new buyers.

Here is the process, step by step:

The older route, buying an off-plan contract by assignment before handover, no longer applies here. It was the path while the building was under construction. Today the live path is a normal title transfer on a completed home.

Thinking about a unit at Six Senses Residences The Palm? Before you make an offer, check the floor, the stack, and the last three closed prices for that exact line. The gap between a premium and a standard stack can run to several hundred dirhams per square foot. The public record will tell you which side you are on. A short check now can save a large sum at transfer.

What does it cost to buy? Full fee breakdown

Budget for roughly 6 to 7 percent on top of the price for a cash purchase at Six Senses Residences The Palm. The two big items are the 4 percent Dubai Land Department transfer fee and the 2 percent agency commission. The rest are fixed administrative charges. Financing adds a little more.

Here is a worked example on a typical AED 13 million two-bedroom resale, paid in cash.

Cost	Rate	Amount (AED)
DLD transfer fee	4% of price	520,000
Agency commission	2% + 5% VAT	273,000
Trustee office fee	fixed	4,200
Title deed, map, admin	fixed	~1,100
Developer or building NOC	varies	~5,000
Total added cost		~803,000 (about 6.2%)

A few notes on these figures, which reflect current DLD fees.

The DLD sets the 4 percent transfer fee. By law it is split between buyer and seller. In practice the buyer pays the full 4 percent, unless the contract says otherwise.

Conveyancing is optional but worth it on a large purchase. A registered conveyancer charges around AED 5,000 to 15,000 to manage the transfer and protect your deposit.

Financing adds cost. If you take a mortgage, the DLD charges 0.25 percent of the loan to register it, plus a small admin fee. Your bank will also charge an arrangement fee, often around 1 percent. Note that you cannot add these upfront costs to the loan. They must be paid in cash.

After you buy, plan for the service charge. At Six Senses Residences The Palm the service charge is about AED 38.5 per square foot, as stated by the developer. On a 2,100 square foot two-bedroom that is roughly AED 80,850 a year. On a 6,460 square foot Sky Villa it is closer to AED 249,000 a year. This pays for the building, the wellness facility, and the brand services.

Does buying here qualify for the Golden Visa?

Yes. Every home at Six Senses Residences The Palm qualifies for the UAE Golden Visa, and by a wide margin. The property route grants a 10-year renewable residency. You need to own UAE real estate worth at least AED 2 million, a level set by the federal government. The cheapest closed home here sold at about AED 9.4 million. That is around 4.7 times the threshold.

The visa is renewable, lets you sponsor your family, and carries no minimum stay requirement. You can live abroad and keep it, as long as you keep the qualifying property.

Several rules are worth knowing before you apply.

Hold the home in your own name. The qualifying property must be registered to you as an individual, not to a company, for the property route.

The down-payment rule is gone. Since February 2026, the old requirement to pay 50 percent or AED 1 million upfront has been removed. Now the property’s total value is what counts toward the AED 2 million mark.

Mortgaged homes qualify. If you finance the home still counts. The value must meet the threshold, and your bank must issue a No Objection Certificate for the visa.

You apply through the DLD and GDRFA. The Dubai Land Department issues a certificate confirming the value. The General Directorate of Residency and Foreigners Affairs then processes the visa.

Plan your exit. The authorities place a note on the qualifying home. Selling it can affect your visa renewal. If you want to keep the visa long term, keep at least AED 2 million in UAE property.

What is the rental and resale outlook?

The resale and rental case for Six Senses Residences The Palm rests on two things. One is the Palm location. The other is the branded hotel, due to open soon. Both point to long-term demand. But the rental figures are estimates, because the building has no rental history yet.

On rent, I compare Six Senses against its Palm peers. Registered Ejari contracts put W Residences at around AED 333 per square foot a year, a proven floor. One Palm sits near AED 422, a realistic peer. Royal Atlantis sits far higher at around AED 569, driven by its tourist brand. I treat that as a ceiling, not a target. My estimate for Six Senses sits between W and One Palm, around AED 383 per square foot a year. Treat every Six Senses rental number as an estimate, until real contracts register.

On resale, the clearest read on what a hotel opening does to a branded building is Royal Atlantis. In the year its hotel opened, average resale price per square foot rose 25.2 percent across 53 closed DLD sales. That is the one valid activation example I use. It does not promise the same result here. But it shows which way a hotel opening tends to push prices.

For the detail behind these points, see the related guides below:

• For a full read on pricing, see what Six Senses Residences costs in 2026.
• For the timing question, see whether to sell before or after the hotel opens.
• For the long-term numbers, see the investment case for Six Senses Residences and the rental income benchmarks.
• For the underlying data, see the full DLD transaction analysis.

Frequently asked questions

I am Fahad Al Kuwari, a buyer’s consultant who works only on Six Senses Residences The Palm. I build every call from the Dubai Land Department record, unit by unit and stack by stack. You buy on evidence, not on a brochure. Looking at a specific home? If you want to know what it is really worth and how it should perform, reach me at fahadalkuwari.com.