Jumeirah Village Circle
apartment community
A family-friendly community with a circular layout, offering affordable apartments and villas with excellent amenities.
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
+15.6%
3-yr growth
+34%
Gross yield
8.0%
5yr volume
62,810
Median PSF
AED 1,390
Apartments
YoY change
+15.6%
3-yr growth
+34%
PSF growth to 2026
Gross yield
8.0%
Ejari, last 12m
Jumeirah Village Circle is a primarily apartment-based community in Dubai with 62,810 transactions on record over the last five years. Median price per square foot sits at AED 1,390, up 15.6% year-on-year, outperforming the city-wide 13.3% 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 716K · 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.
What residents say about Jumeirah Village Circle
Praised for paid parking system significantly improved parking availability. Criticised for persistent loud banging and popping sounds disturbing residents.
Resident sentiment
Bottom 15%
vs all tracked Dubai communities
“Management unresponsive to serious pest control issues for extended period”
“Paid parking system significantly improved parking availability”
Reddit r/dubai, r/UAE, r/expats · 94 on-topic mentions · updated 2026-04-24
What they talk about
- noise100%
- parking73%
- safety67%
- community43%
- traffic40%
- construction33%
Sentiment trend
—
Need 2 more quarters
Mostly discussed by
residents
86% of mentions
Sentiment over time
Sentiment from Q1 2026 to Q2 2026 moved from -0.41 to -0.43. Based on 94 mentions across 2 quarters.
What people praise
- +Paid parking system significantly improved parking availability×2
- +Reduced loitering by commercial drivers in residential zones×1
- +Overall neighborhood atmosphere feels cleaner and more pleasant×1
- +Infrastructure improvements planned with new bridge development phases×1
- +Emergency services responded quickly to the incident×1
What people criticise
- −Persistent loud banging and popping sounds disturbing residents×22
- −Parking fees suddenly implemented without advance notice to residents×10
- −Insufficient parking availability within residential buildings×6
- −Ongoing road construction causing nighttime noise disturbance×3
- −Annual parking cost of AED 10,000 per vehicle is steep for residents×2
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Paid parking system significantly improved parking availability”
“Rental prices in JVC becoming more realistic and competitive”
“Affordable 1-bedroom rent at AED 5,800 per month”
“Management unresponsive to serious pest control issues for extended period”
“Retail prices tripled in two years without obvious justification”
“Parking fees significantly higher than standard RTA permits across Dubai”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 94 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Jumeirah Village Circle is growing faster than the citywide average, indicating strong local demand.
Schools nearby
8 schools · UK · IB
Schools
8
UK · IB
Outstanding
1
KHDA top tier
Median fee
AED 70K
per year
DS Score
70/100
composite avg
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.
Nearby schools32 schools
View on DubaiSchools.ai6
12
4
100/100
Dhruv Global school
Nord Anglia International School L.L.C
Dubai International Academy L.L.C
Dubai British School
Victory Heights Primary School L.L.C
JSS International School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 72 total outlets near Jumeirah Village Circle• Click a category to explore
Walker's Paradise
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Bus Routes
Parks & Recreation
Marine Transport
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
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Jumeirah Village Circle
Parks & Beaches
Water Transport & Activities
Cycling Infrastructure
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.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 590K | 1,392 | 21,064 |
| 1 B/R | AED 870K | 1,146 | 37,076 |
| 2 B/R | AED 1.30M | 1,030 | 10,596 |
| 3 B/R | AED 1.77M | 1,009 | 2,972 |
| 4 B/R | AED 2.40M | 1,099 | 1,241 |
| 5 B/R | AED 2.28M | 783 | 30 |
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 1,550/sqft → AED 1,617/sqft
Range AED 1,488 – 1,746· -0.4 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
60% off-plan share — high incoming supply
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Years until buying beats renting · 25% down · 4% nominal growth
Buying breaks even in ~1 years — strong investment case
Median price
AED 955K
Annual rent
AED 76K
8.0% gross yield
Net @ 5y vs renting
+AED 332K
Net @ 10y vs renting
+AED 875K
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.8 pp vs Dubai median
By bedroom type
AED 48K/yr ÷ AED 590K
AED 70K/yr ÷ AED 870K
AED 95K/yr ÷ AED 1.30M
AED 160K/yr ÷ AED 1.77M
AED 200K/yr ÷ AED 2.40M
AED 300K/yr ÷ AED 2.28M
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
Listing prices vs DLD median · 130 listings
-0.1 pp vs Dubai
By bedroom mix
Studio
+24.3%
31 listings
1 B/R
+30.2%
60 listings
2 B/R
+33.7%
36 listings
3 B/R
+22.0%
3 listings
Most-marked-up buildings
Serenz by Danube Tower A
AED 2,180/sqft asked vs AED 1,146 DLD · 4 listings
Dubai,Jumeirah Village Circle,District 11,Binghatti Etherea
AED 2,009/sqft asked vs AED 1,146 DLD · 3 listings
Stax Tower B
AED 1,782/sqft asked vs AED 1,392 DLD · 3 listings
Sample-based — PropertyFinder listings only. Premium = listing psf vs DLD-realized median for the same community + bedroom mix. Methodology →
Proximity premiums
Highest-psf POIs vs area median · 3,875 transactions
Metro stations
First Abu Dhabi Bank Metro Station
AED 1,224/sqft · 3268 sales
Sharaf Dg Metro Station
AED 967/sqft · 598 sales
Malls / shopping
Mall of the Emirates
AED 1,187/sqft · 3874 sales
Landmarks
Motor City
AED 1,188/sqft · 3860 sales
Sports City Swimming Academy
AED 340/sqft · 14 sales
Source: DLD Pulse (CC0). Premium = transactions tagged with this POI vs area median. Reflects buyer choice, not pure proximity value.
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
+4.6%
6 months
+5.7%
1 year
+17.8%
2 years
+25.7%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 1,483 | 524 | -4.3% |
| 2025Q4 | AED 1,550 | 4,702 | +4.6% |
| 2025Q3 | AED 1,482 | 5,534 | +1.1% |
| 2025Q2 | AED 1,466 | 4,939 | +4.9% |
| 2025Q1 | AED 1,398 | 3,606 | +6.2% |
| 2024Q4 | AED 1,316 | 4,755 | -1.9% |
| 2024Q3 | AED 1,342 | 4,443 | +6.4% |
| 2024Q2 | AED 1,261 | 4,260 | +0.0% |
| 2024Q1 | AED 1,261 | 3,978 | +2.3% |
| 2023Q4 | AED 1,233 | 4,071 | +3.7% |
| 2023Q3 | AED 1,189 | 3,598 | +10.6% |
| 2023Q2 | AED 1,075 | 3,270 | +1.2% |
| 2023Q1 | AED 1,062 | 3,290 |
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 • 39,463 registered brokers from 12,135 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
63,713 Ejari contracts · DLD official data
Median Annual Rent
AED 67K
Monthly Equivalent
AED 5,583
Gross Yield
7.0%
New vs Renewed
36,595 new
27,118 renewed
Rent by Bedroom Type
6 Bedrooms
69 contracts
AED 450K/yr
AED 37,500/mo
studio Bedrooms
18232 contracts
AED 48K/yr
AED 4,000/mo
1 Bedroom
30557 contracts
AED 70K/yr
AED 5,833/mo
2 Bedrooms
11936 contracts
AED 95K/yr
AED 7,875/mo
3 Bedrooms
1797 contracts
AED 160K/yr
AED 13,333/mo
4 Bedrooms
801 contracts
AED 200K/yr
AED 16,667/mo
5 Bedrooms
321 contracts
AED 300K/yr
AED 25,000/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Jumeirah Village Circle
Average
AED 12/sqft
Source: RERA / DLD (2025)
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| Studio | ~42 sqm | AED 628K | AED 47K | 9.6% | 8.2% |
| 1 B/R | ~68 sqm | AED 1017K | AED 70K | 8.8% | 7.5% |
| 2 B/R | ~98 sqm | AED 1466K | AED 94K | 7.9% | 6.7% |
| 3 B/R | ~142 sqm | AED 2125K | AED 120K | 6.5% | 5.5% |
Pro feature
See which bedroom type gives the best yield in Jumeirah Village Circle
Try Pro free for 7 daysOff-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in Jumeirah Village Circle
20 buildings with DLD transaction data
Stax
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Dubai Internet City
Median/sqft
AED 1,450
Median Price
AED 1.0M
Avg Size
65.3 sqm
Nearest Mall
Marina Mall
PEARL HOUSE IV BY IMTIAZ
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Dubai Internet City
Median/sqft
AED 1,734
Median Price
AED 1.3M
Avg Size
73.7 sqm
Nearest Mall
Marina Mall
Serenz by Danube
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Nakheel Metro Station
Median/sqft
AED 2,256
Median Price
AED 951K
Avg Size
39.1 sqm
Nearest Mall
Marina Mall
368 Park Ln
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Dubai Internet City
Median/sqft
AED 1,450
Median Price
AED 1.1M
Avg Size
69.6 sqm
Nearest Mall
Mall of the Emirates
311 Boulevard by Bam Eskan
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Dubai Internet City
Median/sqft
AED 1,336
Median Price
AED 1.1M
Avg Size
79.2 sqm
Nearest Mall
Marina Mall
Luma Park Views
Flat1 B/R, 3 B/R, 2 B/R · Near Nakheel Metro Station
Median/sqft
AED 1,669
Median Price
AED 1.4M
Avg Size
78.9 sqm
Nearest Mall
Marina Mall
Binghatti Amberhall
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Nakheel Metro Station
Median/sqft
AED 1,924
Median Price
AED 785K
Avg Size
37.8 sqm
Nearest Mall
Marina Mall
Binghatti Phoenix
Flat1 B/R, 2 B/R, Studio · Near Nakheel Metro Station
Median/sqft
AED 1,575
Median Price
AED 1.2M
Avg Size
74.2 sqm
Nearest Mall
Marina Mall
AVANT GARDE RESIDENCES II BY SKYLINE
Off-PlanFlat1 B/R, 2 B/R, Studio · Near Dubai Internet City
Median/sqft
AED 1,434
Median Price
AED 1.2M
Avg Size
74.9 sqm
Nearest Mall
Mall of the Emirates
Allura Residences by Citi Developers
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Dubai Internet City
Median/sqft
AED 1,504
Median Price
AED 1.1M
Avg Size
65.9 sqm
Nearest Mall
Mall of the Emirates
Binghatti Apex
Off-PlanFlat1 B/R, Studio, NA · Near Dubai Internet City
Median/sqft
AED 1,629
Median Price
AED 958K
Avg Size
77.7 sqm
Nearest Mall
Mall of the Emirates
Floarea Skies
Off-PlanFlat1 B/R, Studio · Near Dubai Internet City
Median/sqft
AED 1,537
Median Price
AED 1.2M
Avg Size
75.2 sqm
Nearest Mall
Marina Mall
ALTA VIEW SKYHOMES
Off-PlanFlat1 B/R, 2 B/R, Studio · Near Dubai Internet City
Median/sqft
AED 1,604
Median Price
AED 1.2M
Avg Size
68.7 sqm
Nearest Mall
Marina Mall
AURESTA TOWER
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Dubai Internet City
Median/sqft
AED 1,615
Median Price
AED 743K
Avg Size
31.8 sqm
Nearest Mall
Mall of the Emirates
Binghatti Royale
Flat1 B/R, 2 B/R, NA · Near Nakheel Metro Station
Median/sqft
AED 2,373
Median Price
AED 2.0M
Avg Size
75.1 sqm
Nearest Mall
Marina Mall
Binghatti Ruby
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Dubai Internet City
Median/sqft
AED 2,014
Median Price
AED 1.4M
Avg Size
63.4 sqm
Nearest Mall
Mall of the Emirates
Berkeley Square by Prestige One
Off-PlanFlat1 B/R, Studio · Near Nakheel Metro Station
Median/sqft
AED 1,819
Median Price
AED 1.2M
Avg Size
63.6 sqm
Nearest Mall
Marina Mall
Binghatti Azure
FlatStudio, 1 B/R, NA · Near Dubai Internet City
Median/sqft
AED 1,718
Median Price
AED 730K
Avg Size
37.9 sqm
Nearest Mall
Mall of the Emirates
OLIVO PARK RESIDENCES BY EVERA
Off-PlanFlat2 B/R, 1 B/R, NA · Near Dubai Internet City
Median/sqft
AED 1,284
Median Price
AED 1.7M
Avg Size
116.7 sqm
Nearest Mall
Mall of the Emirates
Maison Elysee I
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Dubai Internet City
Median/sqft
AED 1,406
Median Price
AED 720K
Avg Size
60.1 sqm
Nearest Mall
Mall of the Emirates
Per-building projection
515 buildings · ≥40 sales eachWithin Jumeirah Village Circle, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
02 Residence by Ned Al Ghurair
+25.6%±7.5pp- Building PSF
- AED 1,425/sqft
- vs community
- -7.8%
- 36m horizon
- Calibrated
- •Market-behavior sentiment trending negative
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, sentiment proxy, and off-plan share. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Green coverage
Exceptional greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 2.0km walking radius of the community centroid. Weighted score privileges named parks + established woods over generic grass strips. v2 will add ESA WorldCover 10m satellite NDVI for actual % canopy coverage — captures everything green including private gardens, road verges, and golf courses.
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.
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Similar to Jumeirah Village Circle
Data updated June 2026 · DLD Official Records
Highlights
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 955,000, with a median price per square foot of AED 1,390. Prices have changed +15.6% year-over-year as of March 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 62,810 property transactions over the past 5 years. The current year-over-year price change is +15.6%, with 36,741 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 March 2026.How we built this.