officially Al Barsha South Fourth
AED 1,443/sqft
+105.6%
+4%
63%
6.3%
44
A typical residential sale here is AED 800,000 for about 753 sqft, from 86,187 recorded sales.
Prices here have moved +105.6% across the 211 months (Jan 2009 – Aug 2026) of Land Department records we hold — a pace of +4% a year if it continued.
That is the whole 211 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 1,260/sqft
54,219 recorded sales
Ready
AED 962/sqft
31,968 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.
Rent is matched by size here, not bedroom count, so the column is what homes of that sizeactually let for — the question behind the question, answered from real contracts. Ejari does also carry a bedroom count on most tenancies, and the rent-by-bedroom figures on this page read that field directly.
| Size | Typical home | Typical price | Per sqft | Typical rent | Sales |
|---|---|---|---|---|---|
| Studio | 424 sqft | AED 560,000 | AED 1,288/sqft | AED 50,000/yr 5,480 tenancies | 26,202 |
| 1 bed | 787 sqft | AED 865,000 | AED 1,107/sqft | AED 73,000/yr 9,803 tenancies | 43,104 |
| 2 beds | 1,252 sqft | AED 1,330,000 |
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 Al Barsha South Fourth, from the Land Department's register of flats.
Freehold
100%
Every unit in Al Barsha South Fourth 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
From 29,556 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 67,200/yr
for ~782 sqft
Rent per sqft
AED 91/sqft
per year
Renewals
37%
of contracts
Contracts
29,556
last 12 months
What it costs to rent here
Median annual rent, by size of home.
A year’s rent against what that size of home actually sold for in Jumeirah Village Circle over the same twelve months — both from registered records.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| Studio | AED 711.83K | AED 50,000/yrby bedroom · 5,480 new lets | 7.0% | 4,077 |
| 1 bed | AED 1.12M | AED 73,000/yrby bedroom · 9,803 new lets | 6.5% | 6,738 |
| 2 beds | AED 1.65M | AED 105,000/yrby bedroom · 2,779 new lets | 6.4% | 1,590 |
| 3 beds | AED 2.46M | AED 155,000/yrby bedroom · 541 new lets | 6.3% | 291 |
| 4 beds | AED 3.55M | AED 205,000/yr |
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 155,000/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. This table matches rent to homes by floor area, which every Ejari contract records. Ejari carries a bedroom count on most contracts too, and the rent-by-bedroom figures on this page read that field rather than inferring it from size.
Closest to Al Barsha South Fourth 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.
10 Oxford By Iman
Iman Developers L.L.C
105 Residences By Kamdar
KAMDAR PROPERTY DEVELOPMENT L.L.C
1wood Residence
Object One Real Estate Development L.L.C
1wood Residence 2
Unknown developer
311 Boulevard By Bam Eskan
BAM ESKAN REAL ESTATE DEVELOPMENT L.L.C
368 Park Ln
Unknown developer
7 Park Central By Meteora
METEORA REAL ESTATE DEVELOPMENT L.L.C
7 West Villas
A. S. A 1 DEVELOPERS LIMITED
| AED 1,021/sqft |
| AED 105,000/yr 2,779 tenancies |
| 11,844 |
| 3 beds | 1,728 sqft | AED 1,950,000 | AED 1,013/sqft | AED 155,000/yr 541 tenancies | 3,508 |
| 4 beds | 1,993 sqft | AED 2,460,000 | AED 1,191/sqft | AED 205,000/yr 271 tenancies | 1,397 |
| 5 beds | 3,175 sqft | AED 2,350,000 | AED 741/sqft | AED 235,000/yr 19 tenancies | 58 |
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
Matched to tenancies by floor area, so this is what homes of each size actually let for. Ejari does also record a bedroom count on most contracts — the rent-by-bedroom table below reads that field directly. Renewing tenants pay about 17% less per sqft than someone signing a new lease here.
| 5.8% |
| 107 |
The best gross yield here is on a studio at 7.0%. 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 7.0%, because it prices the home at AED 560K — the median across every sale on record — rather than the AED 711.83K it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 6,365 | AED 43,635 | 7.0% | 6.1% |
| 1 bed | AED 11,801 | AED 61,199 | 6.5% | 5.5% |
| 2 beds | AED 18,782 | AED 86,218 | 6.4% | 5.2% |
| 3 beds | AED 25,922 | AED 129,078 | 6.3% | 5.2% |
| 4 beds | AED 29,901 | AED 175,099 | 5.8% | 4.9% |
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.
The median residential sale price in Jumeirah Village Circle is AED 1,443/sqft, which works out at about AED 800K for a typical 753 sqft home. That is a median of 86,187 sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields in Jumeirah Village Circle run about 7.0% on a studio, 6.5% on a 1-bedroom, 6.4% on a 2-bedroom, 6.3% on a 3-bedroom, dividing a year of registered rent by what 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.
63% of the 86,187 registered sales in Jumeirah Village Circle 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.
56 sales
AED 1,477/sqft
+2%
99 Park Place
Tabeer Real Estate Development L.L.C