Jumeirah Village Triangle
apartment community
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 579K. 86% of recent sales are off-plan, while market activity ranks bottom 5%. The downside profile is moderate, based on 3 of 5 available inputs.
AED 579K
Studio median · 2026 YTD
86% off-plan
High supply-pressure proxy
Bottom 5%
Relative to Dubai communities
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 1,636
Apartments
YoY change
+15.2%
5-yr sales
10,378
DLD transactions
Gross yield
6.8%
Ejari, last 12m
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
9/100
37 mapped
Shopping
11/100
29 mapped
Health
10/100
12 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
26 schools sit in the mapped catchment; 19 currently have a KHDA inspection rating, including 16 rated Very Good or Outstanding. Families can choose across 4 curriculums; check actual drive times and admissions availability below.
Schools nearby
26
Top-rated
16
Curricula
4
Best rating
Outstanding
Schools nearby
26
Within the mapped catchment
Curriculum
Indian
+3 more
Median fees
AED 65K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
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
10,378
Current PSF
AED 1,678
6-month forecast
+4.1%
Forecast range
1,607–1,887
AED per sqft
Confidence
Medium
Model confidence
Jumeirah Village Triangle is a primarily apartment-based community in Dubai with 10,378 transactions on record over the last five years. Median price per square foot sits at AED 1,636, up 15.2% year-on-year, outperforming 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 Triangle median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 5K
Loan AED 863K · 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
373–1,233 sqft
Villas
2 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.
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
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 Context
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.aiDhruv 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 amenities
Mapped amenities within a 2.5km straight-line radius • 79 total outlets near Jumeirah Village Triangle
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
High mapped greenery · #12 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
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.
Market 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.
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
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 912/sqft
9,217 sales
Off-plan (developer)
AED 1,346/sqft
10,952 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 505K | 1,121 | 3,739 |
| 1 B/R | AED 973K | 1,215 | 7,169 |
| 2 B/R | AED 1.53M | 1,217 | 5,579 |
| 3 B/R | AED 2.20M | 1,194 | 1,577 |
| 4 B/R | AED 3.25M | 1,381 | 459 |
| 5 B/R | AED 4.70M | 1,154 | 7 |
Ejari rental contracts
Government-filed · 165,565 contracts
6-month forecast
From 2026Q2 · 8 quarters of data
AED 1,678/sqft → AED 1,747/sqft
Range AED 1,607 – 1,887· +2.5 pp vs Dubai forecast (+1.6%)
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
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
+0.9 pp vs Dubai median
By bedroom type
AED 42K/yr ÷ AED 505K
AED 60K/yr ÷ AED 973K
AED 80K/yr ÷ AED 1.53M
AED 147K/yr ÷ AED 2.20M
AED 230K/yr ÷ AED 3.25M
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
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.
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
+0.8%
6 months
+1.5%
1 year
+18.2%
2 years
+29.1%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q2. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 1,574 | 124 | -6.2% |
| 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 | -12.1% |
| 2021Q3 | AED 770 | 51 |
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 Triangle
45,132 Ejari contracts · DLD official data
Median annual rent
AED 58K
Registered Ejari contracts
Monthly equivalent
AED 4,833
Annual median divided by 12
Gross yield
5.0%
Before service charges and costs
New / renewed
15,773 / 29,359
Contract counts
Rent by Bedroom Type
6 Bedrooms
37 contracts
AED 445K/yr
AED 37,083/mo
studio Bedrooms
15917 contracts
AED 42K/yr
AED 3,500/mo
1 Bedroom
15589 contracts
AED 60K/yr
AED 5,000/mo
2 Bedrooms
9011 contracts
AED 80K/yr
AED 6,667/mo
3 Bedrooms
2769 contracts
AED 147K/yr
AED 12,229/mo
4 Bedrooms
1596 contracts
AED 230K/yr
AED 19,167/mo
5 Bedrooms
213 contracts
AED 345K/yr
AED 28,750/mo
Rental market by bedrooms
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.
- •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 greeneryCounts 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)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 1,150,000, with a median price per square foot of AED 1,636. Prices have changed +15.2% year-over-year as of July 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 10,378 property transactions over the past 5 years. The current year-over-year price change is +15.2%, with 4,157 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.