Jumeirah Village Circle
Thirty-three parks, a village plan and Dubai's busiest property market. Apartments and townhouses to rent or to buy, between the Marina and Downtown.
The Community
A garden village in the middle of new Dubai.
Jumeirah Village Circle was launched by Nakheel in 2005: low- and mid-rise apartment buildings, townhouses and villas set in rings around landscaped parks, where Al Khail Road, Hessa Street and Sheikh Mohammed Bin Zayed Road meet.
Families come for the space and the schools, young professionals for a first home they can afford, investors for the rents. More homes changed hands here in 2025 than anywhere else in Dubai.
Illustration · life in JVC's parks
“Dubai's most traded neighbourhood is also one of its greenest.”
At a Glance
JVC in nine lines.
- Master developer
- Nakheel · launched 2005
- Official name
- Al Barsha South Fourth
- Ownership
- Freehold · open to foreign buyers
- Homes
- Studios to 3-bed apartments, townhouses, villas
- Green space
- 33 landscaped parks · Central Park the largest
- Shopping
- Circle Mall · Spinneys, Nesto, ROXY Cinemas
- Roads
- Al Khail Rd (E44) · Hessa St · MBZ Rd (E311)
- Metro
- Gold Line station approved in April 2026 · target 2032
- Management
- Dubai Holding Community Management
Prices & Rents · September 2026
What JVC costs, this month.
Average asking rents and prices across JVC, by type of home. Tap a line and HBS Real Estate sends you what is genuinely available at that level this week.
* Average asking figures, not a price list. Studios to 2-bedrooms: Bayut H1 2026 sales and rental reports (published 22 September 2026). 3-bedrooms and townhouses: Property Finder area data, read 25 September 2026. Price per sq ft: Bayut price index, August 2026. Sales actually registered at the Dubai Land Department over the 12 months to 23 September 2026 averaged AED 1,139,682, or AED 1,510 per sq ft. Excluding DLD fees (4%), agency fees and service charges.
Updated 25 September 2026Tools
Run your own numbers.
Two quick calculators built on this month's JVC averages. When a number looks right, one tap sends it to HBS Real Estate, a RERA-licensed brokerage, which replies with the matching listings.
What your budget gets in JVC
Set a rent or a purchase budget: the homes it covers on average light up.
Averages across JVC (Bayut H1 2026, Property Finder). Individual homes sit above and below.
Buying costs & gross yield
The cash you need on top of the price, and what the rent gives back before costs.
At AED 2M or more, a completed property registered in your name can support a 10-year Golden Visa application. Eligibility is decided by the authorities when you apply.
Indicative, not guaranteed. DLD fee 4% and registration fees (Dubai Land Department); agency fee 2% + VAT is market practice. Cash purchase, no mortgage costs. Gross yield = rent ÷ price; net yields are typically 1 to 1.5 points lower.
Projects
New launches and ready favourites.
Off-plan towers keep arriving in JVC, while most tenants choose buildings that are finished and well run. Tap any name for prices, payment plans and what is available.
Off-plan · handover 2027 – 2028
Project · developer · handover · from*
Ready · popular with tenants
Building · district · average asking rent*
* Off-plan: starting prices and handover dates as published by each developer or on the Bayut and Property Finder new-project pages, read 25 September 2026; they change without notice and are confirmed in writing with every enquiry. Oxford Cove (IMAN) and Auresta phase 1 are sold out. Ready buildings: average asking rents, MyBayut, 21 September 2026. This website is not the official website of Nakheel or of any developer named; their names are trademarks of their respective owners.
Life in JVC
Parks at the door, Circle Mall at the centre.
Thirty-three parks thread through the districts, with football pitches, padel and sports courts, a dog park and a jogging track. Everything else is a short drive away.
Photo · Advantageous Digital / Unsplash
33 landscaped parks
4 million sq ft of green · Central Park the largest
Photo · The First Collection at JVC · Advantageous Digital / Unsplash
Circle Mall
Opened by Nakheel in 2021 in the middle of the community: the weekly shop, the cinema, the gym and dinner, without getting on a highway.
Schools & health
Weekends
Sources: Nakheel, Dubai Holding Communities, ROXY Cinemas, Property Finder and Bayut area guides (2025 – 2026). School curricula as published; check KHDA ratings for the current year. Indicative drive times outside peak hours.
Location
Between the Marina and Downtown.
Three highways meet at JVC. Today the J01 bus links it to Mall of the Emirates metro; a Gold Line station in JVC was approved in April 2026, with completion targeted for 2032.
Schematic map, not to scale. Drive times outside peak hours as published by Property Finder, Bayut, Nakheel and betterhomes (2025 – 2026).
The Market · September 2026
Dubai's busiest market, easing on rents.
JVC pairs entry prices below the Dubai average with rents that let quickly: it was the city's most traded area in 2025 and again in the first half of 2026. This year, sales volumes have slowed while prices per square foot still edged up, and asking rents have eased as new towers complete. For tenants, more choice and room to negotiate; for owners, yields that remain among Dubai's highest. It is not a promise: ask for the rents achieved in the exact building before you decide.
Sources: Property Finder transactions (Dubai Land Department data, 12 months to 23 Sept 2026: 12,199 sales, −33.6% in volume); Bayut H1 2026 sales and rental reports (22 Sept 2026) and price and rent indexes (August 2026); fäm Properties (DXBinteract data, 2025) and Reliant Surveyors (H1 2026) for the rankings. Gross yield on asking figures, before service charges; net yields are typically 1 to 1.5 points lower. No yield or capital growth is guaranteed. USD at the official peg of 1 USD = 3.6725 AED.
Your JVC Partner
One licensed brokerage for renting, buying and letting in JVC.
Rentals, sales and property management are handled by our partner HBS Real Estate, a RERA-licensed Dubai brokerage since 2006, working with owners, tenants and buyers across JVC.
Rent a home in JVC
Studios to townhouses, furnished or not. This week's real availability in your budget, viewings in person or by video, Ejari registration handled.
Buy, ready or off-plan
Resale homes with title, vacant or tenanted, and new launches compared side by side. The latest DLD prices in the building before you make an offer.
Sell your JVC home
A valuation built on this month's DLD transactions in your building, marketing to buyers in Dubai, Europe and the Gulf, NOC and transfer handled.
Let & manage
Rental appraisal within 24 hours, tenant search, check-in report, rent collection, maintenance and renewals, for owners in Dubai or abroad.
HBS Real Estate is an independent brokerage (RERA ORN 1774), office at U-Bora Tower, Marasi Drive, Business Bay, Dubai. This website is an independent information and marketing platform; it is not the website of Nakheel, Dubai Holding or any developer.
Frequently Asked
JVC Dubai, answered.
Jumeirah Village Circle sits inland from Dubai Marina, officially in Al Barsha South Fourth, where Al Khail Road, Hessa Street and Sheikh Mohammed Bin Zayed Road meet. Dubai Marina is about 15 to 20 minutes away by car, Downtown 20 to 25 and DXB airport 25 to 30, outside peak hours.
Average asking rents in the first half of 2026 were about AED 54,000 a year for a studio, AED 79,000 for a one-bedroom and AED 113,000 for a two-bedroom (Bayut). Three-bedroom apartments averaged about AED 152,000 and three-bedroom townhouses AED 196,000 (Property Finder). Asking rents fell about 7.6% over the year to August 2026. Ask for this week's availability.
Average asking prices in H1 2026 were about AED 690,000 for a studio, AED 1.15M for a one-bedroom and AED 1.8M for a two-bedroom (Bayut). Sales registered at the Dubai Land Department over the 12 months to 23 September 2026 averaged AED 1,139,682, or AED 1,510 per sq ft, up 7.4% on the year.
No one can guarantee a yield. Bayut measured an average gross yield of 7.15% for ready apartments in JVC in H1 2026, among the highest in Dubai, and 6.04% for villas. Net yields are typically 1 to 1.5 points lower after service charges. Ask for the rents actually achieved in the building you are considering.
Yes. JVC is a freehold community, open to UAE nationals and foreign buyers. On top of the price, budget the Dubai Land Department fee of 4%, registration fees of a few thousand dirhams and, through an agency, a fee of usually 2% plus VAT.
Not yet. The RTA J01 bus links JVC to Mall of the Emirates metro station. On 22 April 2026 Dubai approved the Metro Gold Line, with a station in Jumeirah Village Circle; completion is targeted for 2032.
A completed property registered in your name at the Dubai Land Department can support an application for an investor residence visa; the 10-year Golden Visa requires property worth AED 2M or more. Off-plan units qualify only once completed. Rules change regularly: eligibility is confirmed when the file is submitted.
Circle Mall opened in 2021 in the middle of JVC: Spinneys and Nesto hypermarket, ROXY Cinemas with five screens, the Wellfit gym with padel courts, a rooftop pool and tennis club, and around 80 shops and 40 cafés and restaurants.
No. Jumeirah Village Triangle (JVT) is the neighbouring community to the south, with more villas and fewer towers. Several schools used by JVC families, such as Sunmarke and Arcadia, are in JVT.
HBS Real Estate, the RERA-licensed brokerage named on this page (ORN 1774). Its team gives a rental appraisal within 24 hours and a sale valuation based on this month's DLD transactions in your building, then handles tenant search or buyers, paperwork and, if you wish, full management from abroad. Ask HBS Real Estate for an appraisal.
Enquire
Renting or buying in JVC?
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Licensed brokerage
HBS Real EstateRERA ORN 1774 · rentals, sales & property management
- Office
- U-Bora Tower, Marasi Drive, Business Bay, Dubai
- Hours
- Mon – Fri 8:30 – 19:00 · Sat 9:00 – 13:00 (GST)
- Phone
- +971 4 427 7224
- Languages
- English · Français · العربية