officially Al Barsha South Fourth
AED 1,443/sqft
August 2026 · 684 sales
+151.1%
+6%
65%
Last 12 months · 12,228 sales
7.3%
Ready homes, last 12 months · 4,315 sales · 18,277 tenancy contracts, new lets and renewals
44
Registered DLD sales · medians, not estimates · how we compute this
A typical residential sale here is AED 1,036,657 for about 745 sqft in the last 12 months (12,228 sales); across all 84,978 recorded sales the median is AED 800,000.
Ready-home prices here have moved +151.1% across the 206 months (Jun 2009 – Aug 2026) of Land Department records we hold — a pace of +6% a year if it continued.
That is the whole 206 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
Off-plan
AED 1,258/sqft
53,386 recorded sales
Ready
AED 961/sqft
31,592 recorded sales
Off-plan trades 31% above completed homes here. A single blended figure would sit between the two and describe neither.
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate. The headline price is the last 12 months; the median across every sale on record sits under it.
Rent is matched to homes by bedroom count where Ejari records one, which most contracts do, and by floor area where it does not — each row says which. Every figure is the median of registered new lets: a renewal is capped under Decree 43 of 2013 and sits below what the same home lets for today.
| Size | Typical home | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| Studio | 425 sqft | AED 713,361 3,839 sales all years AED 560,000 | AED 1,281/sqft | AED 50,000/yr 5,480 tenancies | 25,673 |
| 1 bed | 786 sqft | AED 1,122,000 6,481 sales all years AED 862,828 | AED 1,106/sqft | AED 73,000/yr 9,754 tenancies | 42,761 |
| 2 beds | 1,248 sqft | AED 1,656,093 1,528 sales all years AED 1,325,000 | AED 1,020/sqft | AED 105,000/yr 2,710 tenancies | 11,504 |
| 3 beds | 1,698 sqft | AED 2,275,020 175 sales all years AED 1,678,534 | AED 947/sqft | AED 142,500/yr 324 tenancies | 1,564 |
| 4 beds | 3,263 sqft | fewer than 10 sales in 12 months all years AED 2,300,000 | AED 717/sqft | AED 159,862/yr 15 tenancies | 111 |
| Size | Typical home | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| 2 beds | 2,100 sqft | fewer than 10 sales in 12 months all years AED 1,675,000 | AED 747/sqft | AED 175,000/yr 69 tenancies | 76 |
| 3 beds | 1,738 sqft | AED 3,100,000 101 sales all years AED 2,150,000 | AED 1,087/sqft | AED 190,000/yr 217 tenancies | 1,924 |
| 4 beds | 1,861 sqft | AED 3,520,000 95 sales all years AED 2,425,000 | AED 1,230/sqft | AED 210,000/yr 256 tenancies | 1,233 |
| 5 beds | 3,175 sqft | fewer than 10 sales in 12 months all years AED 2,350,000 | AED 741/sqft | AED 235,000/yr 19 tenancies | 58 |
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
94,053
In Jumeirah Village Circle, from the Land Department's register of flats.
Freehold
100%
Every unit in Jumeirah Village Circle with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
754 sqft
Median of the 94,050 units that record one.
By size of home
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
From 28,914 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 67,443/yr
for ~782 sqft
Rent per sqft
AED 91/sqft
per year
Renewals
37%
of contracts
Contracts
28,914
last 12 months
What it costs to rent here
Median annual rent, by size of home.
Matched to tenancies by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; the table below says which for each row. Renewing tenants pay about 16% less per sqft than someone signing a new lease here.
A year’s rent against what completed homes of that size actually sold for in Jumeirah Village Circle over the same twelve months — both from registered records. Off-plan sales are left out of the price, because rent is paid on built homes and off-plan sells at a premium.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| Studio | AED 615K | AED 50,000/yrby bedroom · 5,480 new lets | 8.1% | 1,079 |
| 1 bed | AED 1M | AED 73,000/yrby bedroom · 9,754 new lets | 7.3% | 2,360 |
| 2 beds | AED 1.5M | AED 105,000/yrby bedroom · 2,710 new lets | 7.0% | 603 |
| 3 beds | AED 2.28M | AED 142,500/yrby bedroom · 324 new lets | 6.3% | 83 |
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| 3 beds | AED 3M | AED 190,000/yrby bedroom · 217 new lets | 6.3% | 91 |
| 4 beds | AED 3.5M | AED 210,000/yrby bedroom · 256 new lets | 6.0% | 91 |
The best gross yield here is on a studio at 8.1%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a studio here reads 8.9% instead of 8.1%, because it prices the home at AED 560K — the median across every sale on record — rather than the AED 615K a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from the middle filed owners-association budget in this area — AED 14/sqft across 72 buildings, most recently filed for 2023. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 5,943 | AED 44,057 | 8.1% | 7.2% |
| 1 bed | AED 11,008 | AED 61,992 | 7.3% | 6.2% |
| 2 beds | AED 17,470 | AED 87,530 | 7.0% | 5.8% |
| 3 beds | AED 23,775 | AED 118,725 | 6.3% | 5.2% |
| 3 beds | AED 24,328 | AED 165,672 | 6.3% | 5.5% |
| 4 beds | AED 26,054 | AED 183,946 | 6.0% | 5.3% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
a studio rents for a median AED 50,000/yr, a 1-bedroom for AED 73,000/yr, a 2-bedroom for AED 105,000/yr, a 3-bedroom for AED 142,500/yr. These are medians of tenancy contracts registered with Ejari in Jumeirah Village Circle over the last twelve months — what tenants agreed to pay, not advertised asking rents. Rent is matched to homes by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; each row on this page says which.
The median residential sale price in Jumeirah Village Circle was AED 1,443/sqft in August 2026, from 684 sales registered that month. Over the last 12 months a typical home here sold for about AED 1.04M and measured about 745 sqft (12,228 sales). These are medians of sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields on ready homes in Jumeirah Village Circle run about 8.1% on a studio apartment, 7.3% on a 1-bedroom apartment, 7.0% on a 2-bedroom apartment, 6.3% on a 3-bedroom apartment, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Yes. Every unit in Jumeirah Village Circle whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 94,053 units for the area.
Ready homes in Jumeirah Village Circle sold for a median AED 1,286/sqft in Q2 2026 (808 sales), against AED 1,107/sqft in Q3 2024 (1,213 sales): +16.1% across those quarters. By quarter, the ready-home median was AED 1,107/sqft in Q3 2024, AED 1,226/sqft in Q4 2024, AED 1,272/sqft in Q1 2025, AED 1,273/sqft in Q2 2025, AED 1,247/sqft in Q3 2025, AED 1,366/sqft in Q4 2025, AED 1,376/sqft in Q1 2026, AED 1,286/sqft in Q2 2026. Off-plan registrations ran at AED 1,636/sqft in Q2 2026 (1,242 registrations) and are never pooled with ready homes here. These are medians of registered sales, not an index: a quarter's move against the one before it partly reflects which homes sold, and registrations for Q2 2026 are still being filed.
65% of the 12,228 sales registered in Jumeirah Village Circle in the last 12 months were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
Median registered sale price per sqft in Jumeirah Village Circle, by calendar quarter of the transaction date, ready homes and off-plan registrations kept apart. Complete quarters only; a quarter's median prints on 60 or more sales.
| Quarter | Ready homes · median per sqft | vs a year earlier | Off-plan · median per sqft |
|---|---|---|---|
| Q3 2024 | AED 1,107/sqft1,213 sales | +14.7% | AED 1,400/sqft3,065 registrations |
| Q4 2024 | AED 1,226/sqft1,391 sales | +23.6% | AED 1,357/sqft3,098 registrations |
| Q1 2025 | AED 1,272/sqft1,225 sales | +18.0% | AED 1,450/sqft2,186 registrations |
| Q2 2025 | AED 1,273/sqft1,385 sales | +15.8% | AED 1,526/sqft3,392 registrations |
| Q3 2025 | AED 1,247/sqft1,583 sales | +12.6% | AED 1,549/sqft3,693 registrations |
| Q4 2025 | AED 1,366/sqft1,375 sales | +11.4% | AED 1,596/sqft3,014 registrations |
| Q1 2026 | AED 1,376/sqft1,098 sales | +8.2% | AED 1,527/sqft1,839 registrations |
| Q2 2026still registering | AED 1,286/sqft808 sales | +1.0% | AED 1,636/sqft1,242 registrations |
Ready-home median +16.1% from Q3 2024 (AED 1,107/sqft, 1,213 sales) to Q2 2026 (AED 1,286/sqft, 808 sales).
Q2 2026 holds 808 ready sales against about 1,352 in each of the three quarters before it: registrations for it are still being filed, and its median will settle in later months.
A median is not an index: it moves when the mix of what sold moves, and a single quarter's move against the one before it reverses the next quarter about half the time on this register. Read the level, its sample, and the change against the same quarter a year earlier.
Every registered residential sale in this area by month, ready homes and off-plan together, so this is the history of what sold rather than a rate. The newest month is still being registered and will move. The rates on this page read ready homes alone.
2,991 mortgage procedures were registered here in the last 12 months. These are registrations, not buyers: the register files a loan as its own entry and does not link it to a sale, so this cannot tell you what share of purchases were financed.
A modification is an existing borrower changing terms and a transfer is a loan moving between lenders; neither is a new purchase. Counted from the procedure the Land Department recorded on each registration.
Closest to Jumeirah Village Circle on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Each has at least twenty sales on record, so its own median means something. Ordered by how much has traded.
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Ashton Park Residences The Second
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