#1 by matching listings
Hunter Steele Newman
Agency not supplied by feed
61% of observed sale portfolio here
AED 610K–4.7M
Jumeirah Village Circle
apartment community
AED 1,472/sqft+2.6%YoY
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 740K. 59% of recent sales are off-plan, while market activity ranks top 15%. The downside profile is robust, based on 3 of 5 available inputs.
Entry unit
AED 740K
Studio median · 2026 YTD
Recent sale mix
59% off-plan
High supply-pressure proxy
Market activity
Top 15%
Relative to Dubai communities
Downside profile
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 1,472
Apartments
YoY change
+2.6%
5-yr sales
62,961
DLD transactions
Gross yield
7.2%
Ejari, last 12m
DLD records through November 2026FreshYieldFreshForecastFresh
Nakheel· Premium79,596residents· 2026 est.· 35K householdsEst. 2005
DUBUY VERDICT
Exceptional amenity density, weaker transit
Jumeirah Village Circle offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 103 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
103
Dining
8/100
35 mapped
Shopping
11/100
29 mapped
Health
10/100
13 mapped
Nightlife
0/100
0 mapped bars
HighlightsCentral parkCommunity retailFamily-oriented
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
+2.6%
3-yr growth
+36%
Gross yield
7.2%
5yr volume
62,961
Median PSF
AED 1,472
Apartments
YoY change
+2.6%
5-yr sales
62,961
DLD transactions
Gross yield
7.2%
Ejari, last 12m
Jumeirah Village Circle is a primarily apartment-based community in Dubai with 62,961 transactions on record over the last five years. Median price per square foot sits at AED 1,472, up 2.6% year-on-year, tracking below the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with Jumeirah Village Circle median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 1.01M
Down payment25% · AED 253K
Monthly payment
AED 4K
Loan AED 760K · 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
6
Registered and marketed
Typical size
755 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
399–1,278 sqft
Villas
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.
Market temperatureTop 15%91st percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-11-04
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
Residents 71%Considering a move 15%Agents / brokers 7%Investors 6%Tourists 1%
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 VERDICT
Price momentum is positive over the longer cycle
Jumeirah Village Circle is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+2.6%
3-yr growth
+36%
12m sales
11,151
Forecast
high
Current PSF
AED 1,451
6-month forecast
-1.1%
Forecast range
1,363–1,507
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Jumeirah Village Circle is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Apartments
Agent evidence
Available
Off-plan mix
59%
Named profiles
60
complete catalogue
Primary stock
Apartments
96% of observed mix
12m sales
11,151
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is robust with 3 of 5 composite inputs available.
Supply pressure
high
Downside
Robust
Forecast confidence
high
Mapped greenery
Exceptional
Off-plan share
59%
Recent ready/off-plan sales
Supply pressure
High
11,151 sales sampled
Downside profile
Robust
3 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Underperforming
+2.6% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
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’ ethos and success.”
“Students’ exceptionally positive attitudes, behaviour and relationships, as well as their understanding of Emirati culture and environmen…”
School fee inflation
5y +4.0%10y +4.0%
Index normalised to 100 in 2017. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
Repton Al Barsha Fz-Llc
UK · FS 1 - YEAR 13 · AED 77K/yr · Selective entry
Very goodDS 85/100
Brighton College Dubai L.L.C
UK · FS 1 - YEAR 13 · AED 102K/yr · Selective entry
Very goodDS 73/100
Arcadia British School
UK · FS 1 - YEAR 13 · AED 83K/yr · Selective entry
Very goodDS 77/100
Sunmarke School L.L.C
UK · FS 1 - YEAR 13,YEAR 12 - YEAR 13 · AED 84K/yr · Selective entry
Very goodDS 86/100
GEMS Founders School - Dubai Branch
UK · FS 1 - YEAR 13 · AED 32K/yr · Selective entry
Very goodDS 79/100
KHDA-licensed nurseries nearby(15 within range)
Jumairah International (Br)0.1 km
JUMAIRAH INTERNATIONAL NURSERY L.L.C (BRANCH)0.1 km
Dovecote Nursery Fz Llc0.1 km
Dibber Early Childhood Center(Branch)0.3 km
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 • 103 total outlets near Jumeirah Village Circle
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
35
Restaurants25
Cafes & Coffee9
Bars & Nightlife0
Click to explore venues
Shopping
29
Supermarkets21
Mini Marts8
Click to explore venues
Health
13
Pharmacies9
Clinics3
Click to explore venues
Lifestyle
25
Gyms & Fitness1
Spas0
Salons24
Click to explore venues
Lifestyle Scores
Dining8/100
Shopping11/100
Health10/100
Nightlife0/100
B0 BanksATM1 ATMs
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Exceptional greenery
35 park features
Exceptional mapped greenery · #8 of 86 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
Circle Mall
0.5 km
8 min
walk
3 min
peak
2 min
off-peak
JVC Park
0.8 km
10 min
walk
3 min
peak
2 min
off-peak
Al Barsha Health Centre
7 km
12 min
peak
8 min
off-peak
Mall of Emirates
10 km
15 min
peak
10 min
off-peak
Dubai Mall
18 km
25 min
peak
18 min
off-peak
DIFC
18 km
25 min
peak
18 min
off-peak
AIR
Dubai Airport T3
28 km
35 min
peak
25 min
off-peak
Walkable Destinations
Circle Mall(8 min)JVC Park(10 min)
What's Reachable by Car
10 min drive
Circle MallMotor CitySports CityAl Barsha South
15 min drive
Mall of EmiratesDubai MarinaJLTArabian Ranches
30 min drive
Downtown DubaiDIFCDubai AirportPalm Jumeirah
Airport access
Drive times from Jumeirah Village Circle to Dubai airports
DXB
Dubai International
26.4 km
Off-peak32 min
Normal42 min
Peak hour1h 16m
Via Al Khail Road (E44) → Airport Road
~1 Salik toll gate
DWCNearest
Al Maktoum International
19.3 km
Off-peak23 min
Normal31 min
Peak hour56 min
Via Emirates Road (E611) → Expo Road
~1 Salik toll gate
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
89.8 km
Off-peak1h 48m
Normal2h 24m
Peak hour4h 19m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
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)
Transit
Dubai Metro Blue Line
In PlanningHigh Impact
Proposed new metro line connecting Dubai Marina area to Al Maktoum International Airport via key residential areas.
2029-2032
Key Benefits:
- Direct airport connectivity
- Reduced commute times
- Property value uplift along route
Infra
Emirates Road (E311) Capacity Upgrade
Under Construction
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
2026
Key Benefits:
- 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.
Observed listing specialists
Agents with real choice in Jumeirah Village Circle
651 matching sale adverts across 253 agents. Ranked by unique listings, not paid placement or a claim of service quality.
78
View agent
#2 by matching listings
Vipin Ramswaroop
Agency not supplied by feed
63% of observed sale portfolio here
AED 740K–1.9M
#3 by matching listings
Saiyam Madan
Agency not supplied by feed
84% of observed sale portfolio here
AED 500K–3.5M
Observed 2 Nov 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
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.
30-DAY REPRICING
Collecting repricing evidence for Jumeirah Village Circle
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 8.1% while sales fell 4% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,456
Q3 2026
3m price change
-8.1%
vs prior completed quarter
Quarter sales
3,775
Q3 2026
3m sales change
-3.8%
vs prior completed quarter
1,5991,4081,216
Sales
23Q424Q325Q326Q3
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 1,045/sqft
23,540 sales
Off-plan (developer)
AED 1,352/sqft
43,968 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 616K | 1,448 | 20,247 |
| 1 B/R | AED 925K | 1,223 | 34,811 |
| 2 B/R | AED 1.41M | 1,139 | 9,120 |
| 3 B/R | AED 1.96M | 1,158 | 2,032 |
| 4 B/R | AED 2.75M | 1,263 | 764 |
| 5 B/R | AED 2.56M | 953 | 20 |
Ejari rental records
Government-filed · 248,147 rental records
+35%2020–2026
AED 48K
AED 42K
AED 45K
AED 51K
AED 60K
AED 65K
AED 65K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q4 · 8 quarters of data
-1.1%over 6mo
AED 1,451/sqft → AED 1,435/sqft
Range AED 1,363 – 1,507· -1.4 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
59% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
1.1yuntil buying beats renting
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
7.2%
+1.5 pp vs Dubai median
By bedroom type
Studiohigh
7.5%
AED 46K/yr ÷ AED 616K
1 B/Rhigh
7.3%
AED 68K/yr ÷ AED 925K
2 B/Rhigh
6.5%
AED 92K/yr ÷ AED 1.41M
3 B/Rhigh
7.8%
AED 152K/yr ÷ AED 1.96M
4 B/Rhigh
7.3%
AED 200K/yr ÷ AED 2.75M
5 B/Rmedium
11.8%
AED 300K/yr ÷ AED 2.56M
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
Indicative estimate from Ejari medians; verify the official DLD index.
AED
Published increase bands (Decree 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% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Asking vs DLD
+18.5%median premium · 765 listings
56% 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.
Offer guide
Build an opening reference for Jumeirah Village Circle
2,405 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,273. Add the asking price and internal area to scale the evidence to a home.
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
+3.9%
6 months
-2.4%
1 year
-5.3%
2 years
+10.8%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,451 | 870 | +3.9% |
| 2026Q3 | AED 1,396 | 2,434 | -6.1% |
| 2026Q2 | AED 1,487 | 2,068 | +0.5% |
| 2026Q1 | AED 1,480 | 2,986 | -3.4% |
| 2025Q4 | AED 1,532 | 4,408 | +3.9% |
| 2025Q3 | AED 1,475 | 5,312 | +0.8% |
| 2025Q2 | AED 1,463 | 4,802 | +4.9% |
| 2025Q1 | AED 1,394 | 3,442 | +6.4% |
| 2024Q4 | AED 1,310 | 4,511 | -2.3% |
| 2024Q3 | AED 1,341 | 4,338 | +6.6% |
| 2024Q2 | AED 1,258 | 4,168 | +0.1% |
| 2024Q1 | AED 1,257 | 3,825 | +1.9% |
| 2023Q4 | AED 1,233 | 3,912 | +4.5% |
| 2023Q3 | AED 1,180 | 3,341 | +10.5% |
| 2023Q2 | AED 1,068 | 3,046 | +0.5% |
| 2023Q1 | AED 1,063 | 3,183 | +15.4% |
| 2022Q4 | AED 921 | 1,881 | -4.4% |
| 2022Q3 | AED 963 | 1,478 | +2.3% |
| 2022Q2 | AED 941 | 1,157 | +5.4% |
| 2022Q1 | AED 893 | 1,162 | +6.2% |
| 2021Q4 | AED 841 | 637 |
Property Mix
By Type
Apartments96.4%
Villas2.9%
Apartment Median
AED 1,470/sqft
Villa Median
AED 1,690/sqft
Room Distribution
1 B/R
52%
Studio
32%
2 B/R
14%
3 B/R
2%
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsNakheel
Premium DeveloperGovernment BackedEst. 2000
90/100
Excellent
85
Delivery
88
Quality
6.2%
Avg ROI
6.2%
Yield
50+ active projects
80K+ units delivered
AED 12.6B portfolio
Waterfront developmentsMan-made islandsMaster communities
Strengths
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
Considerations
- •Some older stock needs renovation
- •Service charges vary
Other Nakheel Communities
Discovery GardensInternational City
Reportage Properties
Value DeveloperEst. 2014
75/100
Good
80
Delivery
76
Quality
7.5%
Avg ROI
7%
Yield
25+ active projects
Affordable housingFirst-time buyersValue engineering
Strengths
- •Very affordable entry
- •Good yields
- •Simple layouts
Considerations
- •Basic finishes
- •Less premium locations
Other Reportage Properties Communities
Reportage VillageThe GateOasis Residences
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
Rental market in Jumeirah Village Circle
91,923 Ejari rental records · DLD official data
Median annual rent
AED 65K
Registered Ejari contracts
Monthly equivalent
AED 5,417
Annual median divided by 12
Gross yield
6.4%
Before service charges and costs
New / renewed
53,867 / 38,056
Record counts
Rent by Bedroom Type
6 Bedrooms
95 rental records
AED 450K/yr
AED 37,500/mo
studio Bedrooms
26580 rental records
AED 46K/yr
AED 3,833/mo
1 Bedroom
44293 rental records
AED 68K/yr
AED 5,625/mo
2 Bedrooms
16741 rental records
AED 92K/yr
AED 7,667/mo
3 Bedrooms
2706 rental records
AED 152K/yr
AED 12,667/mo
4 Bedrooms
1052 rental records
AED 200K/yr
AED 16,667/mo
5 Bedrooms
456 rental records
AED 300K/yr
AED 25,034/mo
Rental market by bedrooms
Studio/1BR
AED 67,500/yr(44293 rental records)
2 Bedrooms
AED 92,004/yr(16741 rental records)
3 Bedrooms
AED 152,000/yr(2706 rental records)
4 Bedrooms
AED 200,000/yr(1052 rental records)
5 Bedrooms
AED 300,404/yr(456 rental records)
6 Bedrooms
AED 450,000/yr(95 rental records)
studio Bedrooms
AED 46,000/yr(26580 rental records)
Source: DLD Ejari property rental records
Off-plan risk
32/100
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.
Low fragility · 3/5 inputs
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 greeneryParks
35
Gardens
29
Woods / forest
0
Recreation grounds
0
Pitches
11
Grass / lawns
0
Total features
75
Named parks
20
Satellite vegetation
6.3%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.0km straight-line search radius of the community reference point. 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)Basis
Reported April 2024 flooding
Elevation (context)
4 m
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
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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 1,013,962, with a median price per square foot of AED 1,472. Prices have changed +2.6% year-over-year as of November 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 62,961 property transactions over the past 5 years. The current year-over-year price change is +2.6%, with 11,151 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 property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.