Jumeirah Village Triangle
apartment community
A triangular-shaped residential community adjacent to JVC, offering affordable apartments and villas with a village-like atmosphere.
DUBUY VERDICT
Standout on yield and growth worth serious attention
Jumeirah Village Triangle sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is deep.
YoY change
+9.6%
3-yr growth
+47%
Gross yield
7.2%
5yr volume
11,298
Median PSF
AED 1,499
Apartments
YoY change
+9.6%
3-yr growth
+47%
PSF growth to 2026
Gross yield
7.2%
Ejari, last 12m
Jumeirah Village Triangle is a primarily apartment-based community in Dubai with 11,298 transactions on record over the last five years. Median price per square foot sits at AED 1,499, up 9.6% year-on-year, tracking below 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 Triangle median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 4K
Loan AED 754K · 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 Triangle
Praised for strong capital appreciation potential for long-term investors. Criticised for unexplained sound source causing significant resident disturbance.
Resident sentiment
Bottom 30%
vs all tracked Dubai communities
“Significant project delays with unclear timelines”
“Low service charges compared to other Dubai areas”
Reddit r/dubai, r/UAE, r/expats · 68 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- community75%
- investment60%
- service charges60%
- rental market55%
- build quality55%
Sentiment trend
Getting worse
-0.07 per year
Mostly discussed by
residents
53% of mentions
Sentiment over time
Sentiment from Q2 2024 to Q1 2026 moved from -0.15 to -0.40. Based on 57 mentions across 7 quarters.
What people praise
- +Strong capital appreciation potential for long-term investors×2
- +Spacious villa plots with room for future extension×1
- +Reasonable value for location near major roads×1
- +Convenient proximity to Sunmarke School×1
- +Spacious living environment×1
What people criticise
- −Unexplained sound source causing significant resident disturbance×4
- −Studio rent increases with additional renewal and maintenance fees×2
- −Unsafe traffic conditions with aggressive drivers on nearby roads×2
- −Significant project delays with unclear timelines×1
- −Developer communication is poor and inadequate×1
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.
“Low service charges compared to other Dubai areas”
“Active community organizing recreational sports events”
“Population growth and infrastructure development with new parks”
“Significant project delays with unclear timelines”
“Persistent loud noise pollution disrupting sleep at all hours”
“Hotel management failed to provide basic utilities after flood damage”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 68 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 Triangle is growing more moderately, which may indicate better value opportunities.
Nearby schools26 schools
View on DubaiSchools.ai5
11
4
100/100
Dhruv Global school
Nord Anglia International School L.L.C
Victory Heights Primary School L.L.C
Dubai International Academy L.L.C
Dubai British School
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 • 79 total outlets near Jumeirah Village Triangle• 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
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Jumeirah Village Triangle
Metro Stations
Damac Properties
Nearest
Jumeirah Lakes Towers
Nakheel Metro Station
Shopping Malls
Marina Mall
Nearest
Ibn-e-Battuta Mall
Landmarks
Sports City Swimming Academy
Nearest
Travel times from Jumeirah Village Triangle
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Jumeirah Village Triangle
Parks & Beaches
Water Transport & Activities
Cycling Infrastructure
Airport access
Drive times from Jumeirah Village Triangle 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 30 min drive vs 43 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 Triangle
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 500K | 1,232 | 4,247 |
| 1 B/R | AED 965K | 1,216 | 7,236 |
| 2 B/R | AED 1.41M | 1,128 | 7,355 |
| 3 B/R | AED 2.00M | 1,067 | 2,510 |
| 4 B/R | AED 2.72M | 1,207 | 1,024 |
| 5 B/R | AED 2.80M | 1,113 | 13 |
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 1,667/sqft → AED 1,730/sqft
Range AED 1,592 – 1,868· -0.9 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
79% 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 ~1.1 years — strong investment case
Median price
AED 1.01M
Annual rent
AED 72K
7.2% gross yield
Net @ 5y vs renting
+AED 307K
Net @ 10y vs renting
+AED 829K
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.0 pp vs Dubai median
By bedroom type
AED 43K/yr ÷ AED 500K
AED 61K/yr ÷ AED 965K
AED 80K/yr ÷ AED 1.41M
AED 146K/yr ÷ AED 2.00M
AED 220K/yr ÷ AED 2.72M
AED 360K/yr ÷ AED 2.80M
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 · 15 listings
+14.8 pp vs Dubai
By bedroom mix
Studio
+36.6%
5 listings
1 B/R
+42.1%
4 listings
2 B/R
+45.4%
5 listings
Most-marked-up buildings
Dubai,Jumeirah Village Triangle,District 4,Binghatti Luxuria
AED 1,713/sqft asked vs AED 1,216 DLD · 7 listings
Sample-based — PropertyFinder listings only. Premium = listing psf vs DLD-realized median for the same community + bedroom mix. Methodology →
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
+10.0%
6 months
+17.1%
1 year
+15.4%
2 years
+20.4%
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 1,554 | 246 | -6.8% |
| 2025Q4 | AED 1,667 | 2,335 | +10.0% |
| 2025Q3 | AED 1,516 | 1,218 | +6.5% |
| 2025Q2 | AED 1,423 | 1,013 | -1.9% |
| 2025Q1 | AED 1,451 | 517 | +0.5% |
| 2024Q4 | AED 1,444 | 1,299 | +3.7% |
| 2024Q3 | AED 1,392 | 597 | +5.2% |
| 2024Q2 | AED 1,323 | 584 | +3.1% |
| 2024Q1 | AED 1,283 | 416 | -7.3% |
| 2023Q4 | AED 1,384 | 490 | -13.4% |
| 2023Q3 | AED 1,598 | 664 | +47.8% |
| 2023Q2 | AED 1,081 | 342 | +0.9% |
| 2023Q1 | AED 1,071 | 316 |
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 Triangle
39,576 Ejari contracts · DLD official data
Median Annual Rent
AED 61K
Monthly Equivalent
AED 5,096
Gross Yield
6.1%
New vs Renewed
13,704 new
25,872 renewed
Rent by Bedroom Type
6 Bedrooms
29 contracts
AED 415K/yr
AED 34,583/mo
studio Bedrooms
13953 contracts
AED 43K/yr
AED 3,583/mo
1 Bedroom
13634 contracts
AED 61K/yr
AED 5,075/mo
2 Bedrooms
7974 contracts
AED 80K/yr
AED 6,690/mo
3 Bedrooms
2484 contracts
AED 146K/yr
AED 12,151/mo
4 Bedrooms
1322 contracts
AED 220K/yr
AED 18,333/mo
5 Bedrooms
180 contracts
AED 360K/yr
AED 30,000/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Jumeirah Village Triangle
Average
AED 16/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 678K | AED 46K | 9.2% | 7.8% |
| 1 B/R | ~68 sqm | AED 1097K | AED 69K | 8.4% | 7.1% |
| 2 B/R | ~98 sqm | AED 1581K | AED 92K | 7.5% | 6.4% |
| 3 B/R | ~142 sqm | AED 2291K | AED 117K | 6.1% | 5.2% |
Pro feature
See which bedroom type gives the best yield in Jumeirah Village Triangle
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 Triangle
20 buildings with DLD transaction data
INTERSTELLAR TOWER
Off-PlanFlat1 B/R, 2 B/R, 3 B/R · Near Jumeirah Lakes Towers
Median/sqft
AED 1,734
Median Price
AED 1.3M
Avg Size
69.1 sqm
Nearest Mall
Marina Mall
SOL LEVANTE
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Harbour Tower
Median/sqft
AED 1,750
Median Price
AED 1.3M
Avg Size
79.6 sqm
Nearest Mall
Ibn-e-Battuta Mall
VOXA RESIDENCES
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Nakheel Metro Station
Median/sqft
AED 1,912
Median Price
AED 1.1M
Avg Size
60.5 sqm
Nearest Mall
Marina Mall
ELARIS Sky
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Damac Properties
Median/sqft
AED 1,610
Median Price
AED 1.1M
Avg Size
67 sqm
Nearest Mall
Marina Mall
THE VYNE RESIDENCES
Off-PlanFlat1 B/R, 2 B/R, NA · Near Nakheel Metro Station
Median/sqft
AED 727
Median Price
AED 836K
Avg Size
69.2 sqm
Nearest Mall
Marina Mall
Binghatti Flare 02
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Jumeirah Lakes Towers
Median/sqft
AED 1,723
Median Price
AED 1.3M
Avg Size
75.3 sqm
Nearest Mall
Marina Mall
LEVEN RESIDENCES
Off-PlanFlat1 B/R, 2 B/R · Near Damac Properties
Median/sqft
AED 1,550
Median Price
AED 1.1M
Avg Size
65.6 sqm
Nearest Mall
Marina Mall
Sky Gate Tower
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Nakheel Metro Station
Median/sqft
AED 1,608
Median Price
AED 676K
Avg Size
33.2 sqm
Nearest Mall
Marina Mall
Binghatti Flare 01
Off-PlanFlat1 B/R, 2 B/R, Studio · Near Jumeirah Lakes Towers
Median/sqft
AED 1,517
Median Price
AED 1.3M
Avg Size
77.8 sqm
Nearest Mall
Marina Mall
TERHAB HOTEL & TOWERS AT JUMEIRAH VILLAGE TRIANGLE
FlatStudio, 1 B/R · Near Damac Properties
Median/sqft
AED 2,269
Median Price
AED 855K
Avg Size
34.1 sqm
Nearest Mall
Marina Mall
ELARIS Rise
Off-PlanFlat1 B/R, 2 B/R, NA · Near Damac Properties
Median/sqft
AED 1,593
Median Price
AED 1.4M
Avg Size
104.3 sqm
Nearest Mall
Marina Mall
The Community
Hotel RoomsStudio, 2 B/R, 1 B/R · Near Damac Properties
Median/sqft
AED 1,721
Median Price
AED 633K
Avg Size
29.3 sqm
Nearest Mall
Marina Mall
SILVIANA PARK LIVING
Off-PlanFlatStudio, 1 B/R, NA · Near Damac Properties
Median/sqft
AED 1,652
Median Price
AED 946K
Avg Size
52 sqm
Nearest Mall
Marina Mall
CLOUD Tower
Flat1 B/R, Studio, 2 B/R · Near Damac Properties
Median/sqft
AED 1,496
Median Price
AED 890K
Avg Size
53.3 sqm
Nearest Mall
Marina Mall
AL JAWHARA TOWER
FlatStudio · Near Jumeirah Lakes Towers
Median/sqft
AED 1,169
Median Price
AED 520K
Avg Size
41.4 sqm
Nearest Mall
Marina Mall
Milestone Residences
Flat1 B/R, 2 B/R · Near Damac Properties
Median/sqft
AED 1,405
Median Price
AED 1.2M
Avg Size
79.7 sqm
Nearest Mall
Marina Mall
Santorini Residences by Loutraki
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Jumeirah Lakes Towers
Median/sqft
AED 1,246
Median Price
AED 872K
Avg Size
61.5 sqm
Nearest Mall
Marina Mall
TREPPAN TOWER
Off-PlanFlat1 B/R, 2 B/R, 3 B/R · Near Harbour Tower
Median/sqft
AED 1,760
Median Price
AED 1.1M
Avg Size
60.1 sqm
Nearest Mall
Ibn-e-Battuta Mall
ESSENLIFE RESIDENCE
Off-PlanFlatStudio, 1 B/R, NA · Near Damac Properties
Median/sqft
AED 1,679
Median Price
AED 818K
Avg Size
45.3 sqm
Nearest Mall
Marina Mall
RED SQUARE
Off-PlanFlatStudio, 1 B/R, 2 B/R · Near Damac Properties
Median/sqft
AED 1,611
Median Price
AED 875K
Avg Size
51.9 sqm
Nearest Mall
Marina Mall
Per-building projection
130 buildings · ≥40 sales eachWithin Jumeirah Village Triangle, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
5th Avenue
+16.4%±7.5pp- Building PSF
- AED 1,025/sqft
- vs community
- -28.9%
- 36m horizon
- Calibrated
- •Sellers asking far above realized prices (denial gap)
- •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
High green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 1.8km 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 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 Triangle
Data updated June 2026 · DLD Official Records
Highlights
Frequently asked questions about Jumeirah Village Triangle
What is the average property price in Jumeirah Village Triangle?
The median property price in Jumeirah Village Triangle is AED 1,005,717, with a median price per square foot of AED 1,499. Prices have changed +9.6% year-over-year as of March 2026.
What types of properties are available in Jumeirah Village Triangle?
Jumeirah Village Triangle is primarily an apartment community with approximately 91% apartments and 9% villas. The most common property types include Flat (9,306), Hotel Rooms (750), Hotel Apartment (99).
How is the real estate market performing in Jumeirah Village Triangle?
Jumeirah Village Triangle has seen 11,298 property transactions over the past 5 years. The current year-over-year price change is +9.6%, with 8,225 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.