Buying an apartment in Jumeirah Village Circle
Jumeirah Village Circle, JVC for short, carries more registered apartment sales in the mid price band than any other area covered here. The one bedroom resale median alone rests on 970 sale contracts, which is a sample deep enough to trust. The register files the area as Al Barsha South Fourth; the addresses behind it include Binghatti Apex, Bloom Towers and Pantheon Elysee. Source: Dubai Land Department, sale contract register, September 2026.
Resale prices from the sale contract register
The one bedroom median is AED 859,880 across 970 contracts. A studio sits at AED 581,000 from 417 contracts. JVC is one of the few areas where buying below one million AED is the normal case rather than the exception.
| Type | Sale contracts | Median | Middle half (p25 to p75) | Median per m2 |
|---|---|---|---|---|
| Studio | 417 | AED 581,000 | AED 500,000 to AED 630,000 | AED 13,523 |
| 1 bedroom | 970 | AED 859,880 | AED 676,800 to AED 1,025,000 | AED 11,162 |
| 2 bedrooms | 324 | AED 1,280,000 | AED 1,080,000 to AED 1,544,000 | AED 10,269 |
| 3 bedrooms | 35 | AED 1,809,180 | AED 1,530,000 to AED 2,276,010 | AED 13,870 |
Source: Dubai Land Department, sale contract register, September 2026. The three bedroom row rests on 35 contracts only. Read it as an indication, not as a market price.
Townhouses trade alongside the apartments: three bedrooms at a median of AED 2,630,000 from 43 sale contracts, four bedrooms at AED 2,525,000 from 31. The larger house showing the lower median is a product of location, build year and thin samples inside one district.
Off-plan: the premium in figures
Off-plan trades separately and costs more. One bedroom: AED 1,154,643 at the median from 476 sale contracts, against AED 859,880 in resale. Per square metre that is AED 16,140 against AED 11,162.
| Type | Sale contracts | Median | Middle half (p25 to p75) | Median per m2 |
|---|---|---|---|---|
| Studio | 345 | AED 746,278 | AED 667,000 to AED 815,360 | AED 19,446 |
| 1 bedroom | 476 | AED 1,154,643 | AED 1,045,000 to AED 1,232,204 | AED 16,140 |
| 2 bedrooms | 119 | AED 1,687,763 | AED 1,509,543 to AED 1,891,890 | AED 14,761 |
| 3 bedrooms | 19 | AED 2,359,800 | AED 1,787,541 to AED 2,772,570 | AED 15,113 |
Source: Dubai Land Department, sale contract register, September 2026.
Rents and gross yield
JVC is a landlord market: many small units, steady demand in the lower price band. The rents below are registered new leases, not asking prices. Source: Dubai Land Department, Ejari contract register, September 2026, new contracts only.
| Type | Rent contracts | Median monthly rent | Middle half (p25 to p75) |
|---|---|---|---|
| Studio | 752 | AED 3,750 | AED 3,333 to AED 4,166 |
| 1 bedroom | 963 | AED 5,833 | AED 5,000 to AED 6,250 |
| 2 bedrooms | 229 | AED 7,500 | AED 6,666 to AED 9,166 |
| 3 bedrooms | 62 | AED 11,458 | AED 8,333 to AED 12,916 |
The arithmetic: one bedroom lets at AED 5,833 per month across 963 lease contracts, so AED 69,996 per year. Divided by the purchase median of AED 859,880 from 970 sale contracts, that is 8.1 percent gross. Studios 7.7 percent, two bedrooms 7.0 percent. Service charges, vacancy and maintenance are not deducted.
How to read these numbers
Bedroom counts are recorded in the sale register; for leases they are derived from floor area. Those area classes overlap: 10 to 90 percent of two bedroom units fall between 92 and 149 m2. A cross check against sale contracts that carry a recorded bedroom count gave 37 against 42 m2 for studios and 75 against 74 m2 for one bedroom units, two independent sources within 5 m2.
Questions and answers
How much do I need to enter JVC?
For a resale studio the middle half of contracts runs from AED 500,000 to AED 630,000, median AED 581,000 from 417 contracts. Purchases below that band exist but are the exception.
Why is JVC so cheap per square metre?
The two bedroom median is AED 10,269 per m2, the lowest figure among the residential areas covered here. JVC has no waterfront, no metro station and a very high level of new construction. The yield comes out of exactly that.
Resale or off-plan?
That is a question of timing and payment plan rather than quality. Buying resale means renting it out straight away at the 8.1 percent gross shown above for a one bedroom. Buying off-plan spreads the payments and produces no rent until handover.
You do not have what I am looking for?
Use the form below this page and tell us the bedroom count, the budget and the timing you have in mind. The enquiry goes to brokers in Dubai. We do not sell property ourselves, we supply the register figures behind it.
We publish further register readings on t.me/dxbradar.