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Jumeirah Village Circle

Residentialقرية جميرا الدائرية
Dubai, Dubai
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AED / sqft
1,495
Rental Yield
5.95%
1Y Appreciation
+3.87%
3Y Appreciation
+32.58%
Occupancy
—
Score
5.2/10
Emerging OpportunityLimited data or below-average signal — see history below.

At a glance

Avg Price
AED 1,532/sqft
Based on 4,546 sales
Rental Yield
5.95% gross
≈ AED 59,500/yr on AED 1M
5Y Growth
+76% since 2021
AED 655 → AED 1,373/sqft
Avg Rent
AED 75,925/yr
≈ AED 6,327/month
Active Supply
0 buildings
Low — limited new supply
Ownership
See land registry
Foreign-ownership status

Source: Dubai Land Department · live snapshot

Is this area right for you?

Income InvestorLower fit

Yield 5.95% — Dubai avg is 6.98%. Great for monthly cash-flow focus.

Calculate my ROI
Growth InvestorGood fit

+76% over 5 years. 4,546 sales/yr means good exit liquidity.

See price history
End User / FamilyGood fit

Rent ~AED 6,327/month here. +3.0% YoY rent.

Find a broker
Foreign InvestorLimited data

Land-registry coverage incomplete for this area.

Learn about visas

What can you buy here?

Per-bedroom benchmarks · 2,663 DLD transactions

BedroomAvg priceSales
StudioAED 750.7K863
1BRMost popularAED 1.14M1,393
2BRAED 1.77M365
3BRAED 2.46M32
4BRAED 3.69M5
PenthouseAED 2.05M5
Source: DLD bedroom benchmarks. Sale prices are averaged at the (bedroom, year) level across registered transactions.

Community Profile

Sector 6 · Digital Dubai Official Statistics 2024

Medium Density
Population
44,363
Residents living here
Area size
6.8 km²
Community footprint
Density
6,521 / km²
People per square km
Density rank
#47 of 126
Across Dubai communities

Balanced — established residents, steady demand.

Population, area size, and density are official Digital Dubai 2024 community-level figures. Joined to Floxcy via DLD community code 681.

AI InsightsChartsOverviewFactsMap

Floxcy Insight

DLD-derived
Investment grade
A
Strong yield + growth profile (65/100)

Best for

Capital growthFamilies (villa-leaning area)

Market timing

Jumeirah Village Circle is mid-cyclelow confidence

Areas like Jumeirah Village Circle

vs 5.95% yield · 1,495 AED/sqft
Damac Hills97% match
6.10% yield · 1,528 AED/sqft
Near-identical yield (6.10% vs 5.95%) and price
Mudon95% match
5.72% yield · 1,439 AED/sqft
Near-identical yield (5.72% vs 5.95%) and price
Dubai Sports City91% match
5.68% yield · 1,343 AED/sqft
Near-identical yield (5.68% vs 5.95%) and price
Lifestyle proximity scoring (metro / retail / landmarks) isn't currently sourced — we'll add it once integrated with public POI data, rather than fabricate it from coordinates alone.
Dubai Land Department · live benchmark4,546 sales · 6,391 rents · confidence high
Median price / sqft
AED 1,495
DLD 2026 YTD
Median annual rent
AED 69,000
DLD 2026 YTD
Rental yield
5.95%
Capped at 25%
YoY rent growth
+3.0%
vs 2025
Source: Dubai Land Department Open Data. Updated 2026-06-01. Mapped DLD area: Jumeirah Village Circle.
18-Year Price History · Al Barsha South Fourth · 2009–202618 years · DLD Sales-of-Unit
10-year growth
+65.8%
2016 → 2026 · cumulative
Annual growth rate
+5.19%
10y CAGR
5-year growth
+76.1%
2021 → 2026
Last year
+3.9%
2025 → 2026

Series: average AED/sqft per year, ready stock preferred (off-plan launches blended only when no ready trades cleared). Source: DLD registered Sales-of-Unit transactions 2009–2026.

True Returns — Net yield

estimate
Gross yield6.0%
− Service charge (est. AED 18/sqft)−1.2%
− Vacancy (5%)−0.3%
✅ Net yield4.4%

What actually hits your account after costs.

⚙️ Adjust service chargeAED/sqft

Estimated — service charges vary by building. Verify exact figures via the DLD Service Charge Index / Mollak. Gross is advertised; net is your real return (typically 1.5–2.5 points lower).

Residence visa eligibility

How it works →
🔵Investor Visa Eligible (2-yr)on the median sale (AED 845K)
62.1%
qualify for investor visa (≥750K)
3.9%
qualify for Golden Visa (≥2M)

Share of 61,033 residential sales in this area. Indicative — verify current visa rules with DLD / ICP / GDRFA.

Rent & Yield History · Al Barsha South Fourth · 2021–2026Yield Flat
Latest gross yield
5.90%
2026 · sample 4277
Yield change since 2021
+0.11pp
flat
Latest avg rent/sqft
AED 91
DLD Ejari
Latest avg annual rent
AED 75,907
6,390 contracts

Yields held flat 2021→2026

Series: gross yield = avg rent/sqft ÷ avg sale PPSF × 100, display-capped at 20%. Source: DLD Ejari rents (2021–2026) + registered Sales-of-Unit (2009–2026).

Property Breakdown250 properties total
177
Buildings
71
Villas
2
Commercial
→
Communities
Rolled up from the synthetic building dim (dld_buildings_derived) built from DLD Ejari rent contracts 2021–2026. Click any tile to filter Property Intelligence by this area.
Lifestyle scoresOverall: 7.7/10
🚇 Metro access
8.0/10
Dubai Internet City · 2 stations
🛒 Retail
9.0/10
Mall of the Emirates
📍 Landmarks
6.0/10
Sports City Swimming Academy
Derived from the most-frequent nearest_* values in DLD Ejari contracts for this area. Metro score uses distinct stations (≥10 contracts each).
🏗️ Active development in this areaSee all
1 projects with at least one under-construction building under their master plan.
Upcoming availability · 90 dayshorizon: 2026-08
5,230 Person residential contracts expire by 2026-08 — roughly 1,950 units likely to come back on the market (39% non-renewal blend).
TypeExpiringEst. availableAvg last rentRenewal prob.
1BR2,6611,032AED 71,67650%
Studio1,294483AED 49,62550%
2BR983353AED 106,59050%
3BR17647AED 156,47650%
4BR7822AED 186,40751%
Other3211AED 69,37451%
5BR+62AED 215,87551%
Source: DLD Ejari lease end dates. Estimated availability uses a blended 39% non-renewal rate; per-row renewal probability blends historical Person+Renew (61%) vs Person+New (45%).
Top buildings in Jumeirah Village Circle · DLD EjariSee all →
GHALIA
186 active rents · Building
Income: AED 10M – 50M/year
Luma Park Views
172 active rents · Building
Income: AED 10M – 50M/year
Binghatti Amber
146 active rents · Building
Income: AED 10M – 50M/year
Binghatti Phoenix
139 active rents · Building
Income: AED 10M – 50M/year
Bloom Towers
137 active rents · Building
Income: AED 1M – 10M/year
Binghatti Onyx
120 active rents · Building
Income: AED 10M – 50M/year
Source: Dubai Land Department · Ejari rent contract registry.
Generating AI insight…
Opportunity classificationvs all 70 areas →
58/100
Value OpportunityConfidence: 86%
Why
  • AED/sqft trades at a 11% discount to the cohort median.
  • Healthy liquidity: 4,546 transactions in the latest snapshot.
Risks
  • Standard market risk applies. Supply pipeline and macro liquidity remain monitor-worthy.
Best for

Value investors seeking discounted entry with margin of safety.

Strategy

Wait for clear catalyst (infrastructure, supply absorption) before scaling exposure.

Nearby — 3 closest

No comparable areas with coordinates yet.

See methodology for the full scoring formula. Not investment advice.
AI Investment AnalysisGenerated · 2026-09-10
Fair value

Jumeirah Village Circle prices near fair value

Yield (5.95%) and growth (3.87% 1Y) cluster around UAE averages. Suitable for diversification, not concentration.

  • Yield 5.95% -0.5pp vs UAE benchmark (6.5%)
  • 1Y appreciation 3.87% -2.1pp vs benchmark
  • 3Y appreciation 32.58% — multi-year price trend
  • Moderate risk · risk score 3.8/10
Risk Interpretation
Moderate risk3.8/10

Mainstream investor demand with stable fundamentals. Suitable for core allocations.

Opportunity Drivers

Drivers: yield trails the benchmark by 0.5pp; 1Y appreciation lags the market by 2.1pp; demand fundamentals are strong.

Analysis is rules-derived from latest market snapshot. Not investment advice. Methodology v0.1.
Price & Yield · 12-month history18 snapshots
About this area

Dubai's highest-volume mid-range community. Apartments and townhouses with circular master plan. Reliable 7.5-9.5% gross yields; mid-income tenant base.

Avg sale price
AED 70
Annual rent
AED 69K
Occupancy
—
Demand score
10.0/10
Risk score
3.8/10
Transaction volume
4,546
Quick facts
Type
Residential
City
Dubai
Emirate
Dubai
Arabic
قرية جميرا الدائرية
Coordinates
25.0612, 55.2087
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