#1 by matching listings
Rahil Wadhwa
Agency not supplied by feed
83% of observed sale portfolio here
AED 650K–1.6M
Jumeirah Village Triangle
apartment community
AED 1,644/sqft+15.2%YoY
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 580K. 86% of recent sales are off-plan, while market activity ranks bottom 15%. The downside profile is moderate, based on 3 of 5 available inputs.
Entry unit
AED 580K
Studio median · 2026 YTD
Recent sale mix
86% off-plan
High supply-pressure proxy
Market activity
Bottom 15%
Relative to Dubai communities
Downside profile
Moderate
3 of 5 risk inputs available
A triangular-shaped residential community adjacent to JVC, offering affordable apartments and villas with a village-like atmosphere.
Median PSF
AED 1,644
Apartments
YoY change
+15.2%
5-yr sales
10,533
DLD transactions
Gross yield
6.8%
Ejari, last 12m
Nakheel· Premium13,273residents· 2026 est.· 6K householdsEst. 2007
DUBUY VERDICT
Exceptional amenity density, weaker transit
Jumeirah Village Triangle offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 101 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
101
Dining
8/100
40 mapped
Shopping
11/100
29 mapped
Health
10/100
14 mapped
Nightlife
0/100
0 mapped bars
HighlightsAdjacent to JVCVillage atmosphereAffordable villas
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Jumeirah Village Triangle has compounded 49% over 3 years. Yields are middle-of-the-road — buy for resale, not rental income.
YoY change
+15.2%
3-yr growth
+49%
Gross yield
6.8%
5yr volume
10,533
Median PSF
AED 1,644
Apartments
YoY change
+15.2%
5-yr sales
10,533
DLD transactions
Gross yield
6.8%
Ejari, last 12m
Jumeirah Village Triangle is a primarily apartment-based community in Dubai with 10,533 transactions on record over the last five years. Median price per square foot sits at AED 1,644, up 15.2% year-on-year, outperforming the city-wide 7.0% 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 Triangle median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 1.15M
Down payment25% · AED 289K
Monthly payment
AED 5K
Loan AED 866K · 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 Triangle
Jumeirah Village Triangle is led by apartments, with 60 named developments and home types available to research.
Home types
4
Registered and marketed
Typical size
706 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, 6 B/R
373–1,232 sqft
Villas
2 B/R, 3 B/R, 5 B/R
Not published
Hotel apartments
Studio, 1 B/R, 2 B/R, 3 B/R
439–1,151 sqft
Includes Ibn Battuta, Jumeirah Village Triangle, TERHAB HOTEL & TOWERS AT JUMEIRAH VILLAGE TRIANGLE and 57 more.
Explore all homesMarket temperature & historical discussion for Jumeirah Village Triangle
Archived discussion themes: Praised for strong capital appreciation potential for long-term investors. Criticised for unexplained sound source causing significant resident disturbance.
Market temperatureBottom 15%8th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
Historical discussion
Bottom 30%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 70 on-topic mentions · latest item Jul 20, 2026 · last scored 2026-07-21
Discussion trend
Getting worse
-0.07 per year
Mostly discussed by
residents
53% 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 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
Who's talking
Residents 53%Considering a move 27%Investors 11%Agents / brokers 9%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 70 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 Triangle is outperforming Dubai's current 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+15.2%
3-yr growth
+49%
12m sales
3,972
Forecast
medium
Current PSF
AED 1,577
6-month forecast
+3.2%
Forecast range
1,498–1,758
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Jumeirah Village Triangle 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
86%
Named profiles
60
complete catalogue
Primary stock
Apartments
91% of observed mix
12m sales
3,972
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 moderate with 3 of 5 composite inputs available.
Supply pressure
high
Downside
Moderate
Forecast confidence
medium
Mapped greenery
High
Off-plan share
86%
Recent ready/off-plan sales
Supply pressure
High
3,972 sales sampled
Downside profile
Moderate
3 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Outperforming
+15.2% vs +7.0%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. Jumeirah Village Triangle is growing faster than the citywide average, indicating strong local demand.
Nearby schools26 schools
View on DubaiSchools.aiFilter:
Dhruv Global school
3.3 km away
Indian (CBSE/ICSE)
Pre KG- G5Fees N/A
Nord Anglia International School L.L.C
2.1 km away
OutstandingBritish
FS1-Y13Fees N/A
Victory Heights Primary School L.L.C
3.0 km away
OutstandingBritish
FS1-Y6Fees N/A
Dubai International Academy L.L.C
3.6 km away
OutstandingIB World
KG1-G13Fees N/A
Dubai British School
3.7 km away
OutstandingBritish
FS1-Y13Fees N/A
JSS International School L.L.C
1.0 km away
Very goodIndian (CBSE/ICSE)
Pre Primary-G12Fees N/A
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 104 total outlets near Jumeirah Village Triangle
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
40
Restaurants27
Cafes & Coffee12
Bars & Nightlife0
Click to explore venues
Shopping
29
Supermarkets22
Mini Marts7
Click to explore venues
Health
14
Pharmacies8
Clinics4
Click to explore venues
Lifestyle
19
Gyms & Fitness1
Spas0
Salons18
Click to explore venues
Lifestyle Scores
Dining8/100
Shopping11/100
Health10/100
Nightlife0/100
B1 BanksATM1 ATMs
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & Lifestyle
High greenery
35 park features
High mapped greenery · #13 of 75 mapped Dubai communities The 35 figure counts OpenStreetMap park-tagged features within 1.8km of the community centre. It does not mean 35 distinct named parks or confirm walking access.
Travel times from Jumeirah Village Triangle
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Al Barsha Pond Park
Park • 6 km
81 min
walk
14 min
drive
JBR Beach
Park • 7.3 km
97 min
walk
18 min
drive
Airport access
Drive times from Jumeirah Village Triangle to Dubai airports
DXB
Dubai International
26.8 km
Off-peak32 min
Normal43 min
Peak hour1h 17m
Via Al Khail Road (E44) → Airport Road
~1 Salik toll gate
DWCNearest
Al Maktoum International
18.7 km
Off-peak22 min
Normal30 min
Peak hour54 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
89.5 km
Off-peak1h 47m
Normal2h 23m
Peak hour4h 18m
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 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)
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 Triangle
107 matching sale adverts across 59 agents. Ranked by unique listings, not paid placement or a claim of service quality.
10
View agent
#2 by matching listings
Slava Shidlovskiy
Agency not supplied by feed
100% of observed sale portfolio here
AED 2.5M–8.8M
#3 by matching listings
Asma Naili
Agency not supplied by feed
83% of observed sale portfolio here
AED 660K–1.1M
Observed 7 Sept 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 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.
30-DAY REPRICING
Collecting repricing evidence for Jumeirah Village Triangle
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
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices rose 7.2% while sales rose 16% 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 1,527
Q2 2026
3m price change
+7.2%
vs prior completed quarter
Quarter sales
1,572
Q2 2026
3m sales change
+15.8%
vs prior completed quarter
1,6261,292957
Sales
23Q324Q225Q226Q2
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 916/sqft
9,413 sales
Off-plan (developer)
AED 1,356/sqft
11,330 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 506K | 1,122 | 3,807 |
| 1 B/R | AED 975K | 1,219 | 7,322 |
| 2 B/R | AED 1.53M | 1,223 | 5,778 |
| 3 B/R | AED 2.21M | 1,199 | 1,606 |
| 4 B/R | AED 3.27M | 1,386 | 461 |
| 5 B/R | AED 4.70M | 1,154 | 7 |
Ejari rental contracts
Government-filed · 167,591 contracts
+33%2020–2026
AED 45K
AED 38K
AED 42K
AED 48K
AED 54K
AED 57K
AED 60K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q3 · 8 quarters of data
+3.2%over 6mo
AED 1,577/sqft → AED 1,628/sqft
Range AED 1,498 – 1,758· +1.9 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
86% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
1.2yuntil buying beats renting
Buying breaks even in ~1.2 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Jumeirah Village Triangle
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
6.8%
+0.9 pp vs Dubai median
By bedroom type
Studiohigh
8.3%
AED 42K/yr ÷ AED 506K
1 B/Rhigh
6.2%
AED 60K/yr ÷ AED 975K
2 B/Rhigh
5.2%
AED 80K/yr ÷ AED 1.53M
3 B/Rhigh
6.6%
AED 146K/yr ÷ AED 2.21M
4 B/Rhigh
7.0%
AED 230K/yr ÷ AED 3.27M
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?
AED
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
+26.8%median premium · 124 listings
71% of active listings sit >15% above DLD median — negotiation room before you offer.
See the building-level asking-vs-DLD gap in Jumeirah Village Triangle
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 Triangle
174 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,311. 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
-6.0%
6 months
-5.2%
1 year
+5.3%
2 years
+14.8%
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 1,577 | 294 | -6.0% |
| 2026Q2 | AED 1,678 | 606 | +0.8% |
| 2026Q1 | AED 1,664 | 883 | +0.6% |
| 2025Q4 | AED 1,654 | 1,866 | +10.4% |
| 2025Q3 | AED 1,498 | 996 | +5.5% |
| 2025Q2 | AED 1,420 | 867 | +0.4% |
| 2025Q1 | AED 1,414 | 448 | -0.8% |
| 2024Q4 | AED 1,425 | 1,142 | +3.7% |
| 2024Q3 | AED 1,374 | 486 | +5.7% |
| 2024Q2 | AED 1,300 | 435 | +5.4% |
| 2024Q1 | AED 1,233 | 356 | +0.8% |
| 2023Q4 | AED 1,223 | 358 | -24.2% |
| 2023Q3 | AED 1,613 | 535 | +77.6% |
| 2023Q2 | AED 908 | 291 | -11.8% |
| 2023Q1 | AED 1,029 | 252 | -0.2% |
| 2022Q4 | AED 1,031 | 227 | +39.1% |
| 2022Q3 | AED 741 | 179 | -19.4% |
| 2022Q2 | AED 919 | 144 | +12.5% |
| 2022Q1 | AED 817 | 79 | +20.7% |
| 2021Q4 | AED 677 | 53 | -12.2% |
| 2021Q3 | AED 771 | 36 |
Property Mix
By Type
Apartments90.5%
Villas8.5%
Apartment Median
AED 1,656/sqft
Villa Median
AED 1,898/sqft
Room Distribution
1 B/R
48%
Studio
35%
2 B/R
15%
3 B/R
1%
4 B/R
0%
PENTHOUSE
0%
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.
Loading air quality data...
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
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993 licensed agents
2
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304 licensed agents
3
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262 licensed agents
4
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251 licensed agents
5
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195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Jumeirah Village Triangle
47,158 Ejari contracts · DLD official data
Median annual rent
AED 58K
Registered Ejari contracts
Monthly equivalent
AED 4,835
Annual median divided by 12
Gross yield
5.0%
Before service charges and costs
New / renewed
16,592 / 30,566
Contract counts
Rent by Bedroom Type
6 Bedrooms
37 contracts
AED 430K/yr
AED 35,833/mo
studio Bedrooms
16456 contracts
AED 42K/yr
AED 3,500/mo
1 Bedroom
16528 contracts
AED 60K/yr
AED 5,000/mo
2 Bedrooms
9372 contracts
AED 80K/yr
AED 6,685/mo
3 Bedrooms
2920 contracts
AED 146K/yr
AED 12,175/mo
4 Bedrooms
1624 contracts
AED 230K/yr
AED 19,167/mo
5 Bedrooms
221 contracts
AED 350K/yr
AED 29,167/mo
Rental market by bedrooms
Studio/1BR
AED 60,000/yr(16528 contracts)
2 Bedrooms
AED 80,224/yr(9372 contracts)
3 Bedrooms
AED 146,104/yr(2920 contracts)
4 Bedrooms
AED 230,000/yr(1624 contracts)
5 Bedrooms
AED 350,000/yr(221 contracts)
6 Bedrooms
AED 430,000/yr(37 contracts)
studio Bedrooms
AED 42,000/yr(16456 contracts)
Source: DLD Ejari rental contracts
Off-plan risk
38/100
Moderate
Headline risk for Jumeirah Village Triangle. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Jumeirah Village Triangle's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Moderate fragility · 3/5 inputs
- •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
High mapped greeneryParks
35
Gardens
5
Woods / forest
1
Recreation grounds
0
Pitches
15
Grass / lawns
3
Total features
59
Named parks
6
Satellite vegetation
4.8%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.8km 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)Basis
Reported April 2024 flooding
Elevation (context)
2 m
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.
Watch Jumeirah Village Triangle
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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 1,154,900, with a median price per square foot of AED 1,644. Prices have changed +15.2% year-over-year as of September 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 10,533 property transactions over the past 5 years. The current year-over-year price change is +15.2%, with 3,972 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 September 2026.How we built this.