Jumeirah Village Circle
Ghalia
غاليةDAMAC DEVELOPMENT(L L C) · Selling since 2008 · recent sales mostly resales
The Land Department’s record
completed per DLD · 100% complete · buildings · 743 units · 1 building · DLD target completion March 2019
Registered developer: DAMAC DEVELOPMENT(L L C) (DLD no. 192)
Escrow account with Abu Dhabi Islamic Bank · Zoned by Trakhees
From the Land Department’s projects file published 15 June 2026. These are the register’s own entries, not a status we determined, and they change only when DLD republishes the file. An escrow account being recorded is not an assurance about the project.
Street View imagery near Ghalia, via Google — the nearest public-road vantage point, not necessarily the building's own frontage.
Median per sqft
AED 993/sqft
3yr CAGR · resales
-3.3%
Resale record
81 months
Registered resales here span 81 months. The CAGR beside this is drawn from them; a figure for what they will do next is a scenario you set on the returns page.
Registered DLD sales · medians, not estimates · how we compute this
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Ghalia — not an asking price, and not this project’s overall median, which mixes every unit size together.
Price per sqft trend
What it returns
A year’s rent against what completed homes of that size actually sold for in Ghalia over the same twelve months. Prices are this project’s own registered ready sales; off-plan sales are left out because rent is paid on built homes. Rents marked this building are registered new tenancies in Ghalia itself; the rest are homes of the same size in Jumeirah Village Circle, used where Ejari did not name the building.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| Studio | AED 550K | AED 50,000/yrsame size in Jumeirah Village Circle | 9.1% | 36 |
| 1 bed | AED 820K | AED 73,000/yrsame size in Jumeirah Village Circle | 8.9% | 15 |
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 1 bed here reads 9.4% instead of 8.9%, because it prices the home at AED 779.5K — the median across every sale on record — rather than the AED 820K 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 6,186 | AED 43,814 | 9.1% | 8.0% |
| 1 bed | AED 10,500 | AED 62,500 | 8.9% | 7.6% |
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.
Common questions about Ghalia
How much does a home in Ghalia cost?
Over the last twelve months a completed studio in Ghalia sold for a median AED 550K (36 ready sales), a 1-bedroom for AED 820K (15 ready sales). These are medians of sales actually registered with the Dubai Land Department, not asking prices. Completed homes only — off-plan registrations are left out, because they sell at a premium and are not the same purchase.
How much is rent in Ghalia?
A studio rents for a median AED 50,000/yr (homes of about that size in Jumeirah Village Circle, 2,714 new tenancies), a 1-bedroom rents for a median AED 73,000/yr (homes of about that size in Jumeirah Village Circle, 4,612 new tenancies). These are medians of new tenancy contracts registered with Ejari over the last twelve months — what tenants agreed to pay, not advertised asking rents. Ejari names the building on only about one contract in five, and on none that match Ghalia, so every figure above is the rent for homes of that size in Jumeirah Village Circle — the area's rent, not this project's own.
What rental yield does Ghalia give?
Gross yields on completed homes in Ghalia run about 9.1% on a studio, 8.9% on a 1-bedroom, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Both halves cover the same period, which is why these read lower than yields quoted against an all-time average price. They 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.
Is Ghalia selling off-plan or as resales?
0% of the 66 sales registered in Ghalia in its most recent twelve months of trading were off-plan, and the rest were completed homes. That window ends at this project's own newest registered sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Ghalia start selling?
The Land Department's register holds 1,172 sales in Ghalia, the earliest registered in 2008. That is when a sale here was first recorded, which is not the same as when the project launched or completed — the transaction register carries no build date, so we do not publish one.
Due diligence
Price vs. Jumeirah Village Circle median
-31.2%
Priced at or below the area's real median.
Developer track record
6,987 real transactions
11 completed · 0 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →Handover competition
High competitionWhen Ghalia completed in March 2019, 15 other other projects in Jumeirah Village Circle were also completing within 6 months — a useful reference point for how crowded the handover window actually was. Separately, 326 more other projects in Jumeirah Village Circle are still in the pipeline overall.
Haven Villas
GNHOMES REAL ESTATE DEVELOPMENT L.L.C
Dec 2018
Shamal Waves
LOOTAH REAL ESTATE DEVELOPMENT L.L.C
Dec 2018
Crystal Residence
MYRA REAL ESTATE DEVEIOPMENT L.L.C
Dec 2018
Joya Verde Residences Dubai
GREEN YARD PROPERTES DEVELOPMENT L.L.C
Jan 2019
Belgravia 2
Ellington Properties Development L.L.C
Feb 2019
Tower 108
DAMAC DEVELOPMENT(L L C)
Mar 2019
Roxana Residence
ROSE HOMES INVESTMENT (L.L.C)
Apr 2019
Platinum Residence
PLATINUM DEVELOPMENT L.L.C
Apr 2019
Chaimaa Premiere
Deval Real Estate Development L.L.C
Apr 2019
Five At Jumeirah Village Circle Dubai
FIVE REAL ESTATE DEVELOPMENT L.L.C
May 2019
Aces Chateau
ACES PROPERTY DEVELOPMENT L.L.C
Jun 2019
Dune Residency Dubai
BEAVER GULF REAL ESTATE DEVELOPMENT L.L.C
Jun 2019
Haven Villas 1
GNHOMES REAL ESTATE DEVELOPMENT L.L.C
Jul 2019
La-Riviera Apartments
RIVIERA PROPERTIES DEVELOPMENT
Aug 2019
Dezire Residences
BLUECHIP REAL ESTATE DEVELOPMENT L.L.C
Aug 2019
What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
Nearest school
978 m
Kinderopvang smallsteps leidsche rijn
Nearest hospital
2.9 km
Mediclinic Springs
Nearest supermarket
135 m
Star Mart Supermarket
Schools
- Kinderopvang smallsteps leidsche rijn978 m
- Dubai British School Emirates Hills2.9 km
- Nord Anglia International School2.9 km
- JSS International School3.0 km
Hospitals & clinics
- Mediclinic Springs2.9 km
Supermarkets
- Star Mart Supermarket135 m
- Greens Mini Mart782 m
- Zaynal Grocery846 m
- Awadia Grocery909 m
Bus stops
- The Springs, Entrance gate 41.8 km
Pharmacies
- Medon Pharmacy56 m
- Life pharmacy735 m
- Health First881 m
- Safeway Pharmacy1.3 km
Malls
- Me'aisem City Center1.4 km
- City Centre Meaisem1.4 km
- The Springs Souk1.5 km
- Circle Mall2.2 km
Parks
- Al Nakhla78 m
- Humel211 m
- Sgal Park371 m
- Shooa479 m
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.
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Building in this project
Priced from each tower’s own registered sales, rather than the project median above.
Other projects in Jumeirah Village Circle
Buying in Ghalia?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the median here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to open an official system on the day: the agent's licence, the project's escrow, and its registered status.
Get an independent reportFrom AED 1,500. Nothing is charged until you have a quote and accept it. See a sample