Jumeirah Village Circle
apartment community
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 749K. 65% of recent sales are off-plan, while market activity ranks below average. The downside profile is robust, based on 3 of 5 available inputs.
AED 749K
Studio median · 2026 YTD
65% off-plan
High supply-pressure proxy
Below average
Relative to Dubai communities
Robust
3 of 5 risk inputs available
A family-friendly community with a circular layout, offering affordable apartments and villas with excellent amenities.
Median PSF
AED 1,498
Apartments
YoY change
+8.3%
5-yr sales
52,561
DLD transactions
Gross yield
7.4%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
Jumeirah Village Circle offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 94 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
94
Dining
7/100
31 mapped
Shopping
12/100
30 mapped
Health
9/100
11 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
8 schools sit in the mapped catchment; 8 currently have a KHDA inspection rating, including 6 rated Very Good or Outstanding. Families can choose across 2 curriculums; check actual drive times and admissions availability below.
Schools nearby
8
Top-rated
6
Curricula
2
Best rating
Outstanding
Schools nearby
8
Within the mapped catchment
Curriculum
UK
+1 more
Median fees
AED 70K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Standout on yield and growth worth serious attention
Jumeirah Village Circle sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is deep.
YoY change
+8.3%
3-yr growth
+37%
Gross yield
7.4%
5yr volume
52,561
Current PSF
AED 1,366
6-month forecast
+0.3%
Forecast range
1,302–1,439
AED per sqft
Confidence
High
Model confidence
Jumeirah Village Circle is a primarily apartment-based community in Dubai with 52,561 transactions on record over the last five years. Median price per square foot sits at AED 1,498, up 8.3% year-on-year, tracking below the city-wide 8.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with Jumeirah Village Circle median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 4K
Loan AED 773K · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
PROPERTY CATALOGUE
Homes in Jumeirah Village Circle
Jumeirah Village Circle is led by apartments, with 60 named developments and home types available to research.
Home types
5
Registered and marketed
Typical size
754 sqft
Community median
Named homes
60
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R, 8 B/R
399–1,276 sqft
Villas
1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R
Not published
Hotel apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R
380–2,778 sqft
Includes Jumeirah Village Circle, Serenz by Danube, Bloom Towers and 57 more.
Explore all homesMarket temperature & historical discussion for Jumeirah Village Circle
Archived discussion themes: Praised for excellent walkable neighborhood with nearby brunch cafes and accessible mall. Criticised for persistent loud banging and popping sounds disturbing residents.
Historical discussion
Bottom 15%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 216 on-topic mentions · latest item Jul 20, 2026 · last scored 2026-07-21
Discussion trend
—
Need 1 more quarter
Mostly discussed by
residents
71% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.6 to +0.6); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q1 2026 to Q3 2026 moved from -0.41 to -0.31. Based on 216 mentions across 3 quarters.
What people praise
- +Excellent walkable neighborhood with nearby brunch cafes and accessible mall×11
- +Excellent amenity offerings including gym, yoga, and sports facilities×5
- +Good parks for dog walking and community activities×3
- +Offers significantly cheaper rental options compared to current accommodation×3
- +Walkable access to beach clubs and dining variety×3
What people criticise
- −Persistent loud banging and popping sounds disturbing residents×25
- −Chronic traffic congestion issues that seem structurally difficult to resolve×22
- −Paid parking permits increased to AED 1,000 monthly, eliminating free alternatives×14
- −Insufficient parking availability within residential buildings×6
- −Evening commute from Business Bay back to JVC around 5 PM is problematic×5
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 216 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 20, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Jumeirah Village Circle is growing more moderately, which may indicate better value opportunities.
Schools nearby
8 schools · UK · IB
KHDA inspector notes
“Dedicated leaders committed governors and engaged parents, all of whom contribute significantly to the schools’”
“Students’ exceptionally positive attitudes, behaviour and relationships, as well as their understanding of Emirati”
School fee inflation
Index normalised to 100 in 2017. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
GEMS Founders School - Dubai Branch
UK · FS1-Y13 · AED 32K/yr · Selective entry
Repton Al Barsha Fz-Llc
UK · FS1-Y11 · AED 73K/yr · Selective entry
Brighton College Dubai L.L.C
UK · FS1-Y13 · AED 80K/yr · Selective entry
Arcadia British School
UK · FS1-Y11 · AED 64K/yr · Selective entry
Sunmarke School L.L.C
UK · FS1-Y13 · AED 74K/yr · Selective entry
KHDA-licensed nurseries nearby(16 within range)
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 72 total outlets near Jumeirah Village Circle
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
Exceptional mapped greenery · #8 of 75 mapped Dubai communities The 35 figure counts OpenStreetMap park-tagged features within 2.0km of the community centre. It does not mean 35 distinct named parks or confirm walking access.
Travel times from Jumeirah Village Circle
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Walkable Destinations
What's Reachable by Car
Airport access
Drive times from Jumeirah Village Circle to Dubai airports
Future: Expanding to become world's largest airport by 2040
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 31 min drive vs 42 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsPositive outlook
Coming Soon: Dubai Metro Blue Line
Key infrastructure improvements coming to this area. Dubai Metro Blue Line will enhance connectivity and amenities.
Planned & Ongoing Projects (2)
Dubai Metro Blue Line
Proposed new metro line connecting Dubai Marina area to Al Maktoum International Airport via key residential areas.
- Direct airport connectivity
- Reduced commute times
- Property value uplift along route
Emirates Road (E311) Capacity Upgrade
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
- Reduced commute times
- Better connectivity to Dubai South
- Supports residential growth
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Active listings in Jumeirah Village Circle
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
Market history
Prices rose 1.5% while sales fell 24% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 1,582
Q2 2026
3m price change
+1.5%
vs prior completed quarter
Quarter sales
3,388
Q2 2026
3m sales change
-23.7%
vs prior completed quarter
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 1,027/sqft
19,272 sales
Off-plan (developer)
AED 1,336/sqft
36,571 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 603K | 1,427 | 16,710 |
| 1 B/R | AED 910K | 1,208 | 28,910 |
| 2 B/R | AED 1.40M | 1,122 | 7,582 |
| 3 B/R | AED 1.90M | 1,113 | 1,721 |
| 4 B/R | AED 2.70M | 1,237 | 634 |
| 5 B/R | AED 2.81M | 1,015 | 16 |
Ejari rental contracts
Government-filed · 229,592 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,366/sqft → AED 1,370/sqft
Range AED 1,302 – 1,439· -1.3 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
65% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.1 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Jumeirah Village Circle
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+1.6 pp vs Dubai median
By bedroom type
AED 47K/yr ÷ AED 603K
AED 68K/yr ÷ AED 910K
AED 92K/yr ÷ AED 1.40M
AED 150K/yr ÷ AED 1.90M
AED 200K/yr ÷ AED 2.70M
AED 300K/yr ÷ AED 2.81M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Asking vs DLD
64% of active listings sit >15% above DLD median — negotiation room before you offer.
See the building-level asking-vs-DLD gap in Jumeirah Village Circle
Pro members get every building's premium-vs-fair-value, ranked — useful for finding negotiation room before you offer.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-7.6%
6 months
-8.0%
1 year
-7.5%
2 years
+1.7%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 1,366 | 826 | -7.6% |
| 2026Q2 | AED 1,479 | 1,800 | -0.4% |
| 2026Q1 | AED 1,485 | 2,450 | -2.9% |
| 2025Q4 | AED 1,529 | 3,597 | +3.5% |
| 2025Q3 | AED 1,477 | 4,271 | +1.0% |
| 2025Q2 | AED 1,462 | 3,869 | +5.0% |
| 2025Q1 | AED 1,393 | 2,934 | +5.9% |
| 2024Q4 | AED 1,315 | 3,680 | -2.1% |
| 2024Q3 | AED 1,343 | 3,592 | +6.3% |
| 2024Q2 | AED 1,263 | 3,561 | +0.2% |
| 2024Q1 | AED 1,260 | 3,378 | +2.0% |
| 2023Q4 | AED 1,235 | 3,398 | +4.9% |
| 2023Q3 | AED 1,177 | 2,862 | +9.5% |
| 2023Q2 | AED 1,075 | 2,778 | +1.2% |
| 2023Q1 | AED 1,062 | 2,811 | +15.6% |
| 2022Q4 | AED 919 | 1,751 | -4.8% |
| 2022Q3 | AED 965 | 1,352 | +2.1% |
| 2022Q2 | AED 945 | 1,068 | +5.8% |
| 2022Q1 | AED 893 | 1,108 | +4.9% |
| 2021Q4 | AED 851 | 831 | +0.4% |
| 2021Q3 | AED 848 | 644 |
Property Mix
By Type
Room Distribution
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsNakheel
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
- •Some older stock needs renovation
- •Service charges vary
Reportage Properties
- •Very affordable entry
- •Good yields
- •Simple layouts
- •Basic finishes
- •Less premium locations
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Jumeirah Village Circle
73,368 Ejari contracts · DLD official data
Median annual rent
AED 65K
Registered Ejari contracts
Monthly equivalent
AED 5,417
Annual median divided by 12
Gross yield
6.3%
Before service charges and costs
New / renewed
42,213 / 31,155
Contract counts
Rent by Bedroom Type
6 Bedrooms
80 contracts
AED 410K/yr
AED 34,167/mo
studio Bedrooms
20845 contracts
AED 47K/yr
AED 3,917/mo
1 Bedroom
35327 contracts
AED 68K/yr
AED 5,667/mo
2 Bedrooms
13724 contracts
AED 92K/yr
AED 7,694/mo
3 Bedrooms
2136 contracts
AED 150K/yr
AED 12,500/mo
4 Bedrooms
909 contracts
AED 200K/yr
AED 16,667/mo
5 Bedrooms
347 contracts
AED 300K/yr
AED 25,000/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
31/100
Moderate
Headline risk for Jumeirah Village Circle. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Jumeirah Village Circle's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •DLD market temperature trending negative
- •Sellers asking far above realized prices (denial gap)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
Exceptional mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.0km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Flood exposure
Flooding reported (2024)April 2024: Waterlogged streets and stranded vehicles reported.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
Watch Jumeirah Village Circle
Get an email when Jumeirah Village Circle's median PSF moves more than your chosen threshold. One community, one email — no broadcasts.
Current baseline: AED 1,498/sqft. Unsubscribe in one click. We respect your inbox.
Compare & explore
All guides & rankingsFrequently asked questions about Jumeirah Village Circle
What is the average property price in Jumeirah Village Circle?
The median property price in Jumeirah Village Circle is AED 1,030,000, with a median price per square foot of AED 1,498. Prices have changed +8.3% year-over-year as of July 2026.
What types of properties are available in Jumeirah Village Circle?
Jumeirah Village Circle is primarily an apartment community with approximately 96% apartments and 3% villas. The most common property types include Flat (57,881), Villa (1,391), Hotel Apartment (807).
How is the real estate market performing in Jumeirah Village Circle?
Jumeirah Village Circle has seen 52,561 property transactions over the past 5 years. The current year-over-year price change is +8.3%, with 11,554 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of July 2026.How we built this.