Jumeirah Village Circle
Hameni
ZAYA LIVING REAL ESTATE DEVELOPMENT L.L.C · Selling since 2014 · recent sales mostly resales
Street View imagery near Hameni, via Google — the nearest public-road vantage point, not necessarily the building's own frontage.
Median per sqft
AED 1,229/sqft
3yr CAGR
+4.9%
5yr projection (1,000 sqft)
AED 1,720,111
AED 1,038,642 to AED 2,656,318, from 11.1 years of this project's own history. A trend, not a forecast.
Confidence
Wide range
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 Hameni — 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 that size actually sold for in Hameni over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in Hameni itself; the rest are homes of the same size in Jumeirah Village Circle, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| Studio | AED 850K | AED 65,000/yrthis building · 38 new lets | 7.6% | 12 |
| 1 bed | AED 1.29M | AED 87,000/yrthis building · 63 new lets | 6.7% | 10 |
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 11.2% instead of 7.6%, because it prices the home at AED 580K — the median across every sale on record — rather than the AED 850K it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
Starting from this building’s own owners-association budget for 2023 — AED 13/sqft, as filed with the Land Department. Charges have risen since then and the filing is matched to this page by name, 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 8,028 | AED 56,972 | 7.6% | 6.7% |
| 1 bed | AED 12,248 | AED 74,752 | 6.7% | 5.8% |
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.
Due diligence
Price vs. Jumeirah Village Circle median
-14.8%
Priced at or below the area's real median.
Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
Nearest school
1.7 km
Kinderopvang smallsteps leidsche rijn
Nearest supermarket
316 m
Greens Mini Mart
Schools
- Kinderopvang smallsteps leidsche rijn1.7 km
- Nord Anglia International School2.3 km
- JSS International School2.3 km
- Australian International School Dubai (AIS Dubai)2.8 km