officially Al Barsha South Fifth
AED 1,616/sqft
August 2026 · 134 sales
+71.4%
+4%
89%
Last 12 months · 4,545 sales
7.2%
Ready homes, last 12 months · 489 sales · 1,926 tenancy contracts, new lets and renewals
42
Registered DLD sales · medians, not estimates · how we compute this
A typical residential sale here is AED 1,149,984 for about 705 sqft in the last 12 months (4,545 sales); across all 14,510 recorded sales the median is AED 877,999.
Ready-home prices here have moved +71.4% across the 150 months (Feb 2014 – Aug 2026) of Land Department records we hold — a pace of +4% a year if it continued.
That is the whole 150 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 1,510/sqft
11,713 recorded sales
Ready
AED 1,006/sqft
2,797 recorded sales
Off-plan trades 50% 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 | 409 sqft | AED 780,966 1,577 sales all years AED 615,000 | AED 1,627/sqft | AED 48,000/yr 713 tenancies | 5,175 |
| 1 bed | 768 sqft | AED 1,248,309 2,222 sales all years AED 1,024,375 | AED 1,408/sqft | AED 74,000/yr 788 tenancies | 6,744 |
| 2 beds | 1,151 sqft | AED 1,752,380 665 sales all years AED 1,480,000 | AED 1,225/sqft | AED 94,304/yr 207 tenancies | 2,283 |
| 3 beds | 1,851 sqft | AED 2,749,999 61 sales all years AED 2,364,222 | AED 1,203/sqft | AED 168,772/yr 34 tenancies | 215 |
| Size | Typical home | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| 3 beds | 2,121 sqft | fewer than 10 sales in 12 months all years AED 2,137,500 | AED 1,039/sqft | AED 200,000/yr 12 tenancies | 46 |
| 4 beds | 2,460 sqft | fewer than 10 sales in 12 months all years AED 3,600,000 | AED 1,407/sqft | AED 215,000/yr 16 tenancies | 26 |
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
17,852
In Jumeirah Village Triangle, from the Land Department's register of flats.
Freehold
100%
Every unit in Jumeirah Village Triangle with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
714 sqft
Median of the 17,851 units that record one.
By size of home
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
From 3,270 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 70,000/yr
for ~779 sqft
Rent per sqft
AED 87/sqft
per year
Renewals
41%
of contracts
Contracts
3,270
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 23% 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 Triangle 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 570K | AED 48,000/yrby bedroom · 713 new lets | 8.4% | 165 |
| 1 bed | AED 950.14K | AED 74,000/yrby bedroom · 788 new lets | 7.8% | 208 |
| 2 beds | AED 1.65M | AED 94,304/yrby bedroom · 207 new lets | 5.7% | 93 |
| 3 beds | AED 2.28M | AED 168,772/yrby bedroom · 34 new lets | 7.4% | 10 |
The best gross yield here is on a studio at 8.4%. 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 2 beds here reads 6.4% instead of 5.7%, because it prices the home at AED 1.48M — the median across every sale on record — rather than the AED 1.65M 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 15/sqft across 5 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 6,132 | AED 41,868 | 8.4% | 7.3% |
| 1 bed | AED 11,522 | AED 62,478 | 7.8% | 6.6% |
| 2 beds | AED 17,260 | AED 77,044 | 5.7% | 4.7% |
| 3 beds | AED 27,760 | AED 141,012 | 7.4% | 6.2% |
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 48,000/yr, a 1-bedroom for AED 74,000/yr, a 2-bedroom for AED 94,304/yr, a 3-bedroom for AED 168,772/yr. These are medians of tenancy contracts registered with Ejari in Jumeirah Village Triangle 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 Triangle was AED 1,616/sqft in August 2026, from 134 sales registered that month. Over the last 12 months a typical home here sold for about AED 1.15M and measured about 705 sqft (4,545 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 Triangle run about 8.4% on a studio apartment, 7.8% on a 1-bedroom apartment, 5.7% on a 2-bedroom apartment, 7.4% 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 Triangle whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 17,852 units for the area.
Ready homes in Jumeirah Village Triangle sold for a median AED 1,312/sqft in Q2 2026 (84 sales), against AED 1,038/sqft in Q3 2024 (89 sales): +26.4% across those quarters. By quarter, the ready-home median was AED 1,038/sqft in Q3 2024, AED 1,008/sqft in Q4 2024, AED 1,084/sqft in Q1 2025, AED 1,195/sqft in Q2 2025, AED 1,221/sqft in Q3 2025, AED 1,343/sqft in Q4 2025, AED 1,423/sqft in Q1 2026, AED 1,312/sqft in Q2 2026. Off-plan registrations ran at AED 1,735/sqft in Q2 2026 (556 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.
89% of the 4,545 sales registered in Jumeirah Village Triangle 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 Triangle, 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 1,038/sqft89 sales | +31.2% | AED 1,427/sqft453 registrations |
| Q4 2024 | AED 1,008/sqft70 sales | +19.0% | AED 1,447/sqft1,250 registrations |
| Q1 2025 | AED 1,084/sqft107 sales | +23.2% | AED 1,488/sqft388 registrations |
| Q2 2025 | AED 1,195/sqft166 sales | +35.6% | AED 1,456/sqft866 registrations |
| Q3 2025 | AED 1,221/sqft165 sales | +17.6% | AED 1,563/sqft1,003 registrations |
| Q4 2025 | AED 1,343/sqft171 sales | +33.3% | AED 1,681/sqft2,109 registrations |
| Q1 2026 | AED 1,423/sqft144 sales | +31.3% | AED 1,696/sqft862 registrations |
| Q2 2026still registering | AED 1,312/sqft84 sales | +9.8% | AED 1,735/sqft556 registrations |
Ready-home median +26.4% from Q3 2024 (AED 1,038/sqft, 89 sales) to Q2 2026 (AED 1,312/sqft, 84 sales).
Q2 2026 holds 84 ready sales against about 160 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.
Closest to Jumeirah Village Triangle 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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