Under constructionObject 1Jumeirah Village Circle
IR1DIAN Park
From AED 931.6K
- Handover
- Q2 2027
- Payment plan
- 10/50
Studios – 1 bed · Apartments
Community · Downtown & Urban · Masterplan by Nakheel
Partially establishedJumeirah Village Circle
The highest advertised yields in the city, and the widest gap between advertised and realised.
- StageStage
- Partially established
- DeveloperMaster developer
- Nakheel
- TypesProperty types
- ApartmentsTownhousesVillas
- FromFrom
- AED 765K
- HandoverHandover window
- Q2 2027 – Q3 2027
- Drive timesDrive times
- Dubai Marina — 15 minMall of the Emirates — 15 minDowntown Dubai — 22 min
What it is
Where the yield is real, and so is the gap.
Jumeirah Village Circle is a Nakheel master plan of mid-rise apartment buildings and townhouses between Al Khail and Hessa, developed plot by plot by dozens of third-party developers since 2010. It is where most of the city's sub-AED 1M apartments are.
- Master developer
- Nakheel
- Completion
- Planned · date TBCNo end date; plots continue to be released
A realised 6.1% is a good return. Modelling 8.2% is the problem.
Phases
Handed over · 2010–2016
Nakheel townhouses and first apartment plots
The villa and townhouse clusters and the earliest mid-rise buildings.
Handed over · 2014–2025
Third-party mid-rise buildings
Several hundred buildings from dozens of developers, delivered plot by plot.
Under construction · Continuous through 2029 and beyond
Remaining plots
Plots are still being sold and built; construction here does not have an end date.
- Avg price / ft²
- AED 1,150+5% year on year
- Typical gross yield
- 8.2% advertised · 6.1% realised
2022 · AED 7802026 · AED 1,150
Advertised vs realised
- Advertised gross yield
- 8.2%
- Realised net yield
- 6.1%
- Gap
- −2.1 pt
What exists today
What is physically there in Jumeirah Village Circle.
The community is home to a large resident population and most of it is built: hundreds of mid-rise buildings, the townhouse clusters, Circle Mall (open since 2021), pocket parks and a supermarket in most blocks.
JSS International School operates inside the community; several other schools are within fifteen minutes in Al Barsha South and Motor City.
Road access from Al Khail Road and Hessa Street is complete, but the internal roads congest and construction traffic is constant.
Construction will continue for years: at any time dozens of plots are active, so a view or a quiet street today may not be one in three years.
Last verified
Handed over · 2010–2016
Nakheel townhouses and first apartment plots
The villa and townhouse clusters and the earliest mid-rise buildings.
Handed over · 2014–2025
Third-party mid-rise buildings
Several hundred buildings from dozens of developers, delivered plot by plot.
Under construction · Continuous through 2029 and beyond
Remaining plots
Plots are still being sold and built; construction here does not have an end date.
- Yield investors
- Entry prices under AED 1M and tenant demand from the whole south-west of the city.
- First-time buyers
- Ownership at rent-level monthly costs, if the building is right.
- Less suited to
- Anyone who wants an address, a view, or a developer with a long record.
Parks
Pocket parks throughout; Circle Mall for the weekly shop.
Retail & dining
Circle Mall and ground-floor retail in most buildings.
Schools
JSS International inside the community; others within fifteen minutes.
Healthcare
Clinics in most buildings; Mediclinic Parkview is ten minutes.
- Dubai Marina15 min
- Mall of the Emirates15 min
- Downtown Dubai22 min
- DXB airport30 min
Al Khail Road and Hessa Street; the Marina and Mall of the Emirates in fifteen minutes. Internal roads are congested and construction traffic is constant.
Central enough by road. Inside the circle, construction traffic and unfinished roads are part of the deal for years to come.
Existing — built and open
- Circle MallRetail
- Pocket parks and the central community parksPark
- Al Khail Road and Hessa Street accessRoad
Schools — operating
- JSS International School
Healthcare — operating
- Clinics in many buildings; Mediclinic Parkview is about ten minutes.
- Avg price / ft²
- AED 1,150+5% year on year
- Typical gross yield
- 8.2% advertised · 6.1% realised
Advertised vs realised
- Advertised gross yield
- 8.2%
- Realised net yield
- 6.1%
- Gap
- −2.1 pt
Who it suits, and who it doesn't
- Yield investors
- Entry prices under AED 1M and tenant demand from the whole south-west of the city.
- First-time buyers
- Ownership at rent-level monthly costs, if the building is right.
- Less suited to
- Anyone who wants an address, a view, or a developer with a long record.
Lifestyle & amenities
Parks
Pocket parks throughout; Circle Mall for the weekly shop.
Retail & dining
Circle Mall and ground-floor retail in most buildings.
Schools
JSS International inside the community; others within fifteen minutes.
Healthcare
Clinics in most buildings; Mediclinic Parkview is ten minutes.
Connectivity & infrastructure
- Dubai Marina15 min
- Mall of the Emirates15 min
- Downtown Dubai22 min
- DXB airport30 min
Al Khail Road and Hessa Street; the Marina and Mall of the Emirates in fifteen minutes. Internal roads are congested and construction traffic is constant.
Central enough by road. Inside the circle, construction traffic and unfinished roads are part of the deal for years to come.
Existing — built and open
- Circle MallRetail
- Pocket parks and the central community parksPark
- Al Khail Road and Hessa Street accessRoad
Schools & healthcare
Schools — operating
- JSS International School
Healthcare — operating
- Clinics in many buildings; Mediclinic Parkview is about ten minutes.
Projects in this community
When the supply lands.
5 projects we cover in Jumeirah Village Circle, grouped by the year they are due to hand over — so you can see where completions cluster before you pick one.
2027
Handover 2027 · 2 projects- Under constructionObject 1
New launchBinghattiJumeirah Village CircleBinghatti Etherea
From AED 765K
- Handover
- Q3 2027
- Payment plan
- 70/30
Studios – 2 bed · Apartments
Handover to be confirmed
3 projects
Under constructionTaraf Holding
Under constructionHMB Homes Real Estate Development LLC
Under constructionHMB Homes Real Estate Development LLC
Next step
Availability in Jumeirah Village Circle comes from a person.
What is for sale in Jumeirah Village Circle changes week to week, project by project and building by building. Tell us the budget and the bedrooms you have in mind and we will send what is genuinely open, at today's prices, with our view on which to look at first.
An advisor checks it before sending and replies within one business day.Use Availability in the bar below — an advisor checks it before sending and replies within one business day.
OAC18 Perspective
Buy JVC for realised yield, building by building. Never buy it on the district average.
- Where it is strong
- Entry prices under AED 1M, broad tenant demand, and a realised 6% net that beats most of the city.
- Where it falls short
- The gap between advertised and realised yield is the widest in Dubai; service charges in thin-margin buildings rise; construction will continue for years; capital growth lags the coast.
- Supply and handover
JVC is the most supplied apartment market in the city and will stay that way; several thousand units complete every year. That is why entry prices stay low and why realised yield (about 6.1%) sits two full points below the advertised figure (8.2%) once voids, service charges and management are counted. Capital growth lags the coast, and building quality ranges from very good to poor.
We shortlist here from a short list of buildings whose service-charge history and management we know. If you modelled 8.2% and borrowed against it, you have a problem that will not show up until year two.
Compare with nearby communities
Where else the same money goes.
EstablishedDubai Marina
The established alternative for a yield-led buyer: higher price, lower headline yield, far better liquidity.
EstablishedBusiness Bay
Central, metro-connected towers at a mid-point price between JVC and Downtown.
Under constructionDubai South
The other volume market, further out and much less built, priced lower again.
Ask what we would avoid in Jumeirah Village Circle.
Twenty minutes on Jumeirah Village Circle specifically — which phases, which developers, and where the handover and resale risk actually sits.