JVC Real Estate Market Q3 2025 reaffirms the district’s role as Dubai’s compact-unit powerhouse. Transactions rose to 6,441, with median prices firming 5% to AED 1,433 per sq.ft. Off-plan sales led at nearly 60%, while ready homes stayed active in lived-in towers. Studios and one beds dominated, holding over 80% of sales, keeping liquidity high and yields healthy at around 6.8%. For investors, JVC remains the city’s entry lane and yield engine; for end users, it’s still one of Dubai’s most balanced corridors for affordability and lifestyle.
- Market Overview
- Key Market Metrics
- Price Trends and Market Interpretation
- Primary vs Secondary Market Composition
- Configuration Distribution: What Are Buyers Choosing?
- Unit Size Trends and Market Signals
- Top Projects and Developer Activity: Who’s Leading Sales?
- Affordability Snapshot: Where Buyers Are Spending
- Buyer Profile and Demand Lens
- Rental Trends and Yield Outlook
- Configuration Spotlight: Project-wise Breakdown
- Risks and Watchpoints
- Supply Snapshot: What is in the pipeline?
- Final Observations and Buyer Takeaways
- Data Source Attribution
Market Overview
JVC was the city’s liquidity engine in Q3. Volumes inched higher, ticket sizes stepped up, and price per foot gained steadily. The mix stayed compact and investor-friendly, which kept activity broad and fast. This is the market’s entry lane, and Q3 behaved like it.
Scope
Residential Freehold only. Apartments, townhouses, and villas included. Hotel apartments excluded.
JVC snapshot (Q3 2025 with QoQ context)
| Metric | Q3 2025 | Q2 2025 | QoQ change |
| Transactions | 6,441 | 6,368 | +1.1% |
| Total value | AED 8.58 bn | AED 7.33 bn | +17.1% |
| Median ticket | AED 1,000,000 | AED 940,721 | +6.3% |
| Median price, AED per sq.ft | 1,433 | 1,365 | +5.0% |
Area logic: sales use AREA_EN = Jumeirah Village Circle; rents use Al Barsha South Third and Fourth as the JVC proxy in lease data.
📝 Interpretation
Q3 shows controlled firmness. A small lift in volumes and a clear rise in ticket and psf, powered by compact formats. The corridor is doing exactly what investors want from it: broad churn, predictable rentability, and a manageable entry price.
🧭 AIQYA Insight
For investors, this is the lane to build a yield book. Work one beds and efficient two beds in buildings with deep leasing depth. For end users, the value is in mid-sized floorplates that sit just off the headline streets, where service charges and noise profiles are easier to live with.
Key Market Metrics
JVC’s quarter was broad and steady. Off-plan led the tape, the configuration stack stayed compact, and ticket bands centered in the 0.75 to 1.5 million lane with a healthy lower-ticket base.
Table 2A. Ready vs. off-plan split (JVC)
| Quarter | Ready (count) | Ready (%) | Off plan (count) | Off plan (%) | Total |
| Q3 2025 | 2,602 | 40.4 | 3,839 | 59.6 | 6,441 |
| Q2 2025 | 2,917 | 45.8 | 3,451 | 54.2 | 6,368 |
Shift from Q2 to Q3: Ready −5.4 pp, Off plan +5.4 pp.
Table 2B. Configuration mix (JVC, Q3 2025)
| Configuration | Share of transactions |
| Studio | 64.6% |
| 1 BR | 20.0% |
| 2 BR | 11.8% |
| 3 BR | 2.3% |
| 3 BR+ | 0.9% |
| Other | 4.4% |
Quarter sample size: 6,441.
Table 2C. Ticket bands (JVC, Q3 2025)
| Ticket band (AED) | Share | Count |
| ≤ 0.75 mn | 28.2% | 1,814 |
| 0.75–1.5 mn | 56.3% | 3,626 |
| 1.5–3 mn | 12.9% | 831 |
| 3–5 mn | 1.9% | 122 |
| 5 mn+ | 0.7% | 48 |
Quarter sample size: 6,441.
📝 Interpretation
This is classic JVC. Off plan took the wheel while ready stayed active. Studios did the heavy lifting, with one beds as the close second. The chequebook sat mostly between 0.75 and 1.5 million, which supports fast leasing and clean resale cycles.
🧭 AIQYA Insight
- Investor: Prioritise studios and one beds in buildings with proven leasing depth. Work allocations, then watch first resale spreads as your signal to add or trim.
- End user: Two beds are thinner but worth shortlisting where floorplates are efficient and service charges are sensible. Compare total monthly outflow to current rent before you stretch.
Price Trends and Market Interpretation
JVC priced firmer in Q3. Tickets nudged up, and price per foot advanced at a steady clip. This is the signature of a healthy entry market: compact formats doing the work, broad participation, and no panic in either direction.
Table 3A. Price metrics, JVC
| Metric | Q2 2025 | Q3 2025 | QoQ change |
| Median price, AED per sq.ft | 1,365 | 1,433 | +5.0% |
| Median ticket, AED | 940,721 | 1,000,000 | +6.3% |
Notes
- Scope is Residential Freehold only. Hotel apartments excluded.
- Figures are medians from registered transactions.
📝 Interpretation
The move is measured, not speculative. With studios and one beds dominating, the psf gains reflect efficient floorplates clearing at tighter spreads. The ticket step-up confirms buyers were willing to pay a little more for specification and address while staying inside the comfort lane of 0.75 to 1.5 million.
🧭 AIQYA Insight
For investors, this is a textbook environment to build yield. Work buildings with strong leasing depth and low exit friction, and price by stack rather than chasing the highest psf prints. For end users, focus on mid-sized two beds with efficient layouts; you can still find value just off the main spines, where service charges and noise profiles are easier to live with.
Primary vs Secondary Market Composition
JVC leaned off plan in Q3. Ready stayed active but ceded share as launches and phased releases soaked up demand.
Table 4A. Ready vs. off-plan split, JVC
| Quarter | Ready (count) | Ready (%) | Off plan (count) | Off plan (%) | Total |
| Q3 2025 | 2,602 | 40.4 | 3,839 | 59.6 | 6,441 |
| Q2 2025 | 2,917 | 45.8 | 3,451 | 54.2 | 6,368 |
Table 4B. Change in composition, Q2 to Q3
(percentage points)
| Shift | pp |
| Ready share | −5.4 |
| Off plan share | +5.4 |
Notes
- Scope is Residential Freehold only. Hotel apartments excluded.
- Records without clear ready or off-plan flags are marked Unknown and excluded from percentage splits.
📝 Interpretation
Q3’s mild rotation toward off-plan aligns with the configuration stack. Studios and one beds dominated, supported by payment plans and attainable tickets. Ready trades held their ground in established buildings but did not lead the quarter.
🧭 AIQYA Insight
Investors should work allocations in buildings with visible delivery progress and a leasing track record in the same brand or corridor. End users should use the steadier ready lane to negotiate for better floorplates, orientation, and service charge profiles in lived-in buildings.
Configuration Distribution: What Are Buyers Choosing?
JVC stayed true to type. Studios did the heavy lifting, one-beds were the workhorse, and two-beds filled the lifestyle lane for buyers who want space without leaving the ring. Larger homes traded, but thinly.
Table 5A. Configuration mix, JVC (Q3 2025)
| Configuration | Share of transactions |
| Studio | 64.6% |
| 1 BR | 20.0% |
| 2 BR | 11.8% |
| 3 BR | 2.3% |
| 3 BR+ | 0.9% |
| Other | 4.4% |
Quarter sample size: 6,441.
Three quick signals
- Liquidity sat with studios and compact one beds, which explains steady psf and quick leasing cycles.
- Two beds held value for end users and long stay tenants who want a second room without a large jump in ticket.
- Three bed formats remained stack specific, clearing when layout and tower management justified the premium.
📝 Interpretation
The configuration curve is the engine behind JVC’s stability. High share of compact units supports broad participation, keeps monthly outflows predictable, and preserves exit speed. That is why volumes and price per foot can rise together without overheating.
🧭 AIQYA Insight
- Investor: build a shortlist of towers where studios and one beds rent within two weeks at fair asking. Track service charges and target floors with better light and quieter orientations.
- End user: if you need a two-bed, look for efficient 900 to 1,100 sq.ft floorplates just off the main spines. Weigh service charges against amenities you actually use.
Unit Size Trends and Market Signals
JVC’s quarter stayed compact. Median built-up area eased a touch from 770 sq.ft in Q2 to 762 sq.ft in Q3, and the centre of gravity sat squarely in the 701–1,000 sq.ft band. That is the sweet spot for one-beds and efficient two-beds that rent quickly without stretching monthly outflows.
Table 6A. Size bands: JVC (Q3 2025)
| Size band | Share of transactions | Count |
| Compact ≤450 sq.ft | 21.4% | 1,379 |
| Urban 451–700 sq.ft | 16.9% | 1,086 |
| Mid 701–1,000 sq.ft | 40.7% | 2,621 |
| Family 1,001–1,400 sq.ft | 11.8% | 760 |
| Large 1,400+ sq.ft | 9.2% | 595 |
| Quarter sample size: 6,441. Median size: 762 sq.ft. |
Table 6B. Size curve: Q2 vs Q3 medians and mix (JVC)
| Metric | Q2 2025 | Q3 2025 | Change |
| Median size (sq.ft) | 770 | 762 | −1.0% |
| Share 451–700 sq.ft | 18.2% | 16.9% | −1.3 pp |
| Share 701–1,000 sq.ft | 37.0% | 40.7% | +3.7 pp |
📝 Interpretation
The size curve nudged tighter. Fewer homes landed in the 451–700 sq.ft band while the 701–1,000 sq.ft cohort expanded. That aligns with a studio plus one bed skew where efficient one beds and compact two beds did the heavy lifting. The combination of manageable tickets and quick leasing supported both volumes and a steady rise in psf.
🧭 AIQYA Insight
- Investor: the 701–1,000 sq.ft lane is the workhorse. Prioritise towers with deep leasing history, low exit friction, and sensible service charges.
- End user: if you want two bedrooms without leaving the district, look for 900–1,100 sq.ft layouts set back from the main spines. They live better and hold value on exit.
Top Projects and Developer Activity: Who’s Leading Sales?
JVC’s leaderboard in Q3 was launch-led and compact first. Absorption clustered in big-batch projects that released inventory through the quarter. Studios and one beds did most of the work, which kept leasing depth and exit speed high.
Signals from the leaderboard
- Launch cadence set the pace: phased releases captured outsized share.
- Compact formats powered absorption: one beds and studios turned quickly.
- Familiar brands helped: visible site progress and simple payment plans drew longer allocation lists.
Table 7A. Top Projects by sales: JVC, Q3 2025
| Project | Developer | Transactions | Total value (AED bn) | Median ticket (AED) |
| Unspecified project | N/A | 514 | 1.9 | 900000 |
| Binghatti Circle | N/A | 460 | 0.48 | 1104999 |
| Binghatti Ruby | N/A | 333 | 0.41 | 962499 |
| THE AUTOGRAPH-I SERIES | N/A | 211 | 0.26 | 1339850 |
| AURESTA TOWER | N/A | 170 | 0.10 | 499586 |
| Binghatti Amberhall | N/A | 141 | 0.15 | 1074000 |
| Binghatti Grove | N/A | 116 | 0.18 | 1556249 |
| Skyhills Residences 3 | N/A | 101 | 0.11 | 765751 |
| MAISON ELYSEE III BY PANTHEON | N/A | 96 | 0.09 | 1000000 |
| Skyhills Residences 2 | N/A | 86 | 0.10 | 1151933 |
Note: Several project rows show developer as “N/A” due to incomplete attributions in the project mapping. We can enrich these if you want a developer-named leaderboard.
Table 7B. Top Developers by sales: JVC, Q3 2025
| Developer | Transactions | Total value (AED bn) | Median ticket (AED) |
| CENTURION STAR DEVELOPERS L.L.C | 52 | 0.12 | 2164512 |
| OBJECT ONE REAL ESTATE DEVELOPMENT L.L.C | 49 | 0.05 | 1155728 |
| PRESTIGE LUXE REAL ESTATE DEVELOPMENT L.L.C | 28 | 0.03 | 717500 |
| I K R REAL ESTATE DEVELOPMENT L.L.C | 27 | 0.03 | 1039500 |
📝 Interpretation
This is a broad tape, not a single-tower story. The leaders share the same DNA: attainable tickets, efficient plans, and visible progress. That structure explains why volumes and price per foot rose together without stress.
🧭 AIQYA Insight
- Investor: keep a rolling shortlist of 4 to 6 schemes with deep leasing history and straightforward exits. Work allocation days and use the first resale spreads as your add or trim signal.
- End user: shortlist two or three buildings that fit your daily routine. Pay for orientation, acoustic comfort, and service charges, not just a low headline psf.
Affordability Snapshot: Where Buyers Are Spending
JVC’s chequebook stayed right where the market wants it. The centre of gravity sat between AED 0.75 mn and 1.5 mn, with a wide, affordable base under it. That pricing kept leasing depth strong and exit cycles short.
Table 8A. Ticket bands, JVC (Q3 2025)
| Ticket band (AED) | Share of transactions | Count |
| ≤ 0.75 mn | 28.2% | 1,814 |
| 0.75–1.5 mn | 56.3% | 3,626 |
| 1.5–3 mn | 12.9% | 831 |
| 3–5 mn | 1.9% | 122 |
| 5 mn+ | 0.7% | 48 |
| Quarter sample size: 6,441. |
Table 8B. Shift in ticket bands, Q2 to Q3
(percentage points)
| Ticket band (AED) | Q2 share | Q3 share | Shift (pp) |
| ≤ 0.75 mn | 29.1% | 28.2% | −0.9 |
| 0.75–1.5 mn | 54.6% | 56.3% | +1.7 |
| 1.5–3 mn | 13.7% | 12.9% | −0.8 |
| 3–5 mn | 1.8% | 1.9% | +0.1 |
| 5 mn+ | 0.8% | 0.7% | −0.1 |
| Quarter sample sizes: Q2 = 6,368, Q3 = 6,441. |
📝 Interpretation
Affordability held. The small uptick in the 0.75–1.5 mn lane shows buyers willing to pay a little more for specification and address while staying inside a comfortable monthly outflow. The narrow tails above AED 3 mn confirm that JVC’s role in the city remains liquidity and yield rather than trophy tickets.
🧭 AIQYA Insight
- Investor: The AED 0.75–1.5 mn band is your working range. Target one beds and efficient two beds in buildings with short leasing times and sensible service charges.
- End user: if your budget sits around AED 1.0–1.3 mn, prioritise floorplate efficiency and orientation over a small psf discount. Your living experience and running costs will matter more over time.
Buyer Profile and Demand Lens
JVC’s buyers split cleanly into three lanes. Investors prize rentability and exit speed. End users buy for daily life at a sensible monthly outflow. Upgraders choose selectively where layout and management quality justify a step up.
Table 9A. Who is buying and what they optimise in JVC (Q3 2025)
| Segment | What they value | Q3 behaviour signal | Actionable next steps |
| Investor | Rentability, quick exits, predictable opex | Concentrated in studios and one beds within AED 0.75–1.5 mn | Shortlist 4 to 6 buildings with deep leasing depth. Track days to rent and first resale spreads. Underwrite net yield after service charges. |
| End user | Stability, commute, monthly outflow | Searched for efficient one and two-beds near inner-ring amenities | Compare total monthly outflow to current rent. Walk noise corridors at peak hours. Prioritise towers with transparent service charge histories. |
| Upgrader | Floorplate, light, management quality | Thin but decisive two bed trades when layouts were efficient | Buy the stack, not the headline psf. Pay for orientation and acoustic comfort. Keep a reserve for fitout and early snagging. |
📝 Interpretation
The demand lens matches JVC’s role as the city’s liquidity engine. High participation in compact formats supports steady rents and fast leasing, which in turn gives investors clean exit math. End users find liveability by moving slightly off the busiest spines. Upgraders act only when layout and management clear the bar.
🧭 AIQYA Insight
Write two lists. One for yield, one for life. For yield, target studios and one beds that rent within two weeks at fair asking and have low resale friction. For life, pick two or three towers that fit your routine, then choose the stack for light, silence, and sensible running costs.
Rental Trends and Yield Outlook
Rents in JVC held steady per month and firmed per foot. Sale prices rose faster than rents, so yields compressed a touch but stayed healthy for an entry market.
Table 10A. JVC rents and yields (Q2 vs Q3 2025)
| Quarter | Median rent (AED per month) | Median rent (AED per sq.ft per month) | Gross yield % | PSF yield % | Sales sample | Rent sample |
| Q2 2025 | 5,667 | 7.74 | 7.23 | 6.81 | 6,368 | 5,463 |
| Q3 2025 | 5,667 | 8.11 | 6.80 | 6.80 | 6,441 | 8,278 |
Notes
- Scope is Residential Freehold only. Hotel apartments excluded.
- Gross yield equals median annual rent divided by median ticket.
- PSF yield equals 12 times median rent per sq.ft per month divided by median sale price per sq.ft.
- Area logic: sales are filtered by AREA_EN = Jumeirah Village Circle. Rents use AL BARSHA SOUTH FOURTH as the DLD area label that corresponds to JVC in lease contracts. This keeps the lens consistent at the community level.
📝 Interpretation
The leasing market did its job. Monthly medians were unchanged, while rent per foot edged up. With sale psf rising, yields eased from about 7.2 percent to about 6.8 percent on a gross basis. PSF yield held roughly level given the parallel move in rent per foot and sale per foot. This is what a well-functioning entry corridor looks like: predictable rents, strong participation, and modest yield drift as prices firm.
🧭 AIQYA Insight
- Investor: underwrite net yield after service charges. Target one beds and efficient two beds in buildings with documented leasing depth and quick days to rent.
- End user: compare your current rent to the mortgage outflow on an efficient one or two bed. If the monthly gap is narrow, prioritise floorplate, light, and running costs, then make the switch.
Configuration Spotlight: Project-wise Breakdown
Configuration tells you how each scheme really moved. In JVC during Q3, the leaders shared three traits: compact plans, attainable tickets, and visible construction progress. Here are three contrasting projects that capture the quarter’s flavour.
Table 11A. Three contrasting leaders in JVC, Q3 2025
| Project | Transactions | Median ticket (AED) | Typical buyer lens | Configuration signal |
| Binghatti Circle | 460 | 1,104,999 | Investor first with end user spillover | One beds as the workhorse, studios active, layouts geared for quick leasing |
| THE AUTOGRAPH-I SERIES | 211 | 1,339,850 | Investor plus end user crossover | Efficient one to two beds where finish and amenity depth justify a higher psf |
| AURESTA TOWER | 170 | 499,586 | Yield hunters and first-time buyers | Studio heavy inventory at sub-0.75 mn tickets, maximum entry affordability |
How buyers choose inside these projects
- Binghatti Circle: sat at the heart of JVC’s ticket lane around 1.1 mn. The mix points to one beds doing the heavy lifting with studios in support. Payment plans and rentability kept absorption broad.
- THE AUTOGRAPH-I SERIES: cleared at a higher median, which implies tighter specifications and a stronger amenity set. Buyers paid up for finish while staying in compact to mid-sized footprints.
- AURESTA TOWER: the entry door. A sub-0.5 mn median signals studio-led sales. Investors prioritised speed to rent and low monthly mortgage outflow over headline psf.
📝 Interpretation
The configuration story is consistent. Studios and one beds carried volume, and selective one to two bed formats printed higher psf where design and amenities cleared the bar. That is why JVC could post a rise in price per foot while keeping transaction breadth and leasing depth intact.
🧭 AIQYA Insight
If you are buying for yield, work the one-bed lane in buildings with short days to rent and transparent service charges. If you are buying for life, step into the one to two bed crossover where floorplate efficiency and quieter micro locations make daily living easier. Price by stack and orientation rather than chasing the lowest psf on paper.
Risks and Watchpoints
JVC is liquid, but selection still decides outcomes. Most risks are building level. The right checks keep yields intact and make daily life easier.
Table 12A. JVC watchlist for the next 3 to 6 quarters
| Risk or watchpoint | Why it matters in JVC | Near term signal to track | What a prudent buyer should do |
| Handover bulges from clustered launches | Many schemes completed in waves, which can stretch leasing in the short run | Monthly handovers vs historic leasing depth within 10 to 15 minutes of your tower | Prefer projects with visible site progress and phased handovers; stagger payments to match completion windows |
| Many schemes are completed in waves, which can stretch leasing in the short run | Off-plan concentration and early resale spreads | First resale premiums within 6 to 12 months of launch; days on market by tower | Underwrite conservative exit psf; avoid chasing launch-week premiums without depth of comps |
| Service charges and building operations | Model net yield after charges; compare like-for-like across two or three shortlisted towers | Annual service charge notices; lift and HVAC maintenance cycles; façade status | High off-plan share can widen the gap between allocation and first resale |
| Spec variability across towers | Snag lists at recent handovers; resident forums, noise readings along main spines | Snag lists at recent handovers; resident forums; noise readings along main spines | Walk the building at peak hours; test acoustics; prioritise stack and orientation over a small psf discount |
| Short stay policies and permitted use | STR rules differ by building and management | Finish, acoustic insulation, and corridor design vary more in mid-market stock | Confirm permitted use and minimum stay in writing before you price a yield case |
| Access, traffic, and parking pressure | Opex flattens net yield and influences end-user demand | AM and PM travel times from key exits; visitor parking availability | Test commutes at peak hours; prefer buildings with efficient ingress and egress, and adequate visitor bays |
| Mortgage affordability and approval timing | Monthly outflows shape upgrade demand at the margin | Rate path; approval volumes for first-time buyers | HOA circulars; building notices; and enforcement actions |
📝 Interpretation
The risk map is micro rather than macro. Handover timing, service charges, and build quality vary tower by tower. That is why yields for similar formats can diverge inside the same district.
🧭 AIQYA Insight
Buy evidence, not headlines. Walk the building, read the service charge notice, and keep a comp file by tower. For yield, buy net yield after opex. For life, buy floorplate, light, and management track record.
Supply Snapshot: What is in the pipeline?
JVC’s pipeline stayed active but rational. Q3 showed fewer active schemes than Q2, though still above a quiet quarter. It was a many-developers, few-projects pattern: broad participation rather than a single dominant launcher.
Method note for JVC supply
Dubai’s registry labels JVC projects under adjacent planning tracts. For a clean community lens, we aggregate AL BARSHA SOUTH THIRD and AL BARSHA SOUTH FOURTH (and close spelling variants) as JVC.
Table 13A. JVC pipeline snapshot, projects count
(Launched or Under Construction)
| Quarter | Pipeline projects | Launched | Under Construction |
| Q1 2025 | 15 | 6 | 9 |
| Q2 2025 | 19 | 7 | 12 |
| Q3 2025 | 11 | 4 | 7 |
Table 13B. Q3 pipeline: top developers by active projects (JVC)
(projects tagged Launched or Under Construction)
| Developer | Projects in Q3 pipeline |
| Avelon Real Estate Development L.L.C | 1 |
| Centurion Star Developers L.L.C | 1 |
| I K R Real Estate Development L.L.C | 1 |
| Iconic Vista Real Estate Development | 1 |
| Mashriq Elite Real Estate Development L.L.C | 1 |
| N Y X Real Estate Development L.L.C | 1 |
| Object One Real Estate Development L.L.C | 1 |
| Prestige Luxe Real Estate Development L.L.C | 1 |
| Samana Signature Real Estate Developments L.L.C | 1 |
| West F 5 Development L.L.C | 1 |
📝 Interpretation
The pipeline is diversified. Many names, one project each, which spreads absorption and keeps allocation days competitive without flooding any single pocket. That structure supports steady off plan share and reduces the risk of localised oversupply.
🧭 AIQYA Insight
- Investor: Use allocation depth and construction progress as your signals. With many small pipelines, pick brands with repeat delivery and simple post-handover plans.
- End user: The next opportunity set is equally split between phased launches and handovers. Shortlist by tower and buy floorplate, orientation, and service-charge profile rather than chasing the lowest psf.
Final Observations and Buyer Takeaways
JVC did what a healthy entry market should do. Transactions were broad, ticket and psf firmed, and the mix stayed compact. Off-plan carried more of the load while ready remained active in lived in buildings with clean operations. Rents held steady per month and nudged up per foot, which kept yields attractive even with mild compression.
Buyer takeaways
Investor
- Core lane: studios and one beds between AED 0.75 mn and 1.5 mn in buildings with short days to rent.
- Underwrite net yield, not just gross. Track service charges and tenant turnover.
- Use allocation depth and first resale spreads to time entries and exits.
End user
- Look for efficient one and two-bed floorplates in quieter inner-ring pockets.
- Compare total monthly outflow to current rent before stretching ticket.
- Buy orientation, acoustic comfort, and management quality rather than a small psf discount.
Upgrader
- Two beds clear when layout and operations justify the step up.
- Shop stack by stack and keep a reserve for fitout and early snagging.
- If you need more space, target 900 to 1,100 sq.ft plans with sensible service charges.
What to watch in Q4
- Allocation lists and construction progress across the many small pipelines.
- Handover waves in adjacent tracts that can pull on JVC’s renter pool.
- Service charge notices that influence net yield and end user decisions.
Data Source Attribution
Primary sources
- Dubai Land Department registered sales transactions.
- Dubai Land Department registered lease contracts.
- AIQYA projects dataset enriched with area and status.
Scope and filters
- Residential Freehold only. Apartments, townhouses, and villas included.
- Hotel apartments are excluded from the core residential scope.
- The period covered is Q3 2025, with Q2 2025 provided for quarter-on-quarter context.
- Area logic: sales filtered by AREA_EN = Jumeirah Village Circle. Rents use AL BARSHA SOUTH THIRD and AL BARSHA SOUTH FOURTH as the registry tracts that correspond to JVC in lease data.
Cleaning and standardisation
- Deduplication by composite keys such as project name, date, area, and value.
- Area conversions to sq.ft where needed.
- Configuration mapping from Rooms where available. Otherwise, size bands act as a proxy.
- Ready vs off-plan derived from registry flags where present. Unknowns excluded from split percentages where appropriate.
Metrics and calculations
- Median ticket equals the median of transaction values.
- Median price per sq.ft equals transaction value divided by built area in sq.ft then median applied.
- Rent metrics use median monthly rent and median rent per sq.ft per month.
- Gross yield equals median annual rent divided by median ticket multiplied by 100.
- PSF yield equals 12 times median rent per sq.ft per month divided by median sale price per sq.ft multiplied by 100.
- Supply snapshot uses projects tagged Launched or Under Construction via STATUS_STD, aggregated for JVC using Al Barsha South Third and Fourth.
Limitations and notes
- Some developer attributions remain incomplete in the Q3 mapping for JVC leaders. Tables that require developer names are marked accordingly.
- Figures are rounded for readability.
Disclaimer
Figures are based on official registered datasets processed by AIQYA. Minor gaps may exist due to naming inconsistencies or exclusions. This report is intended for insight and education, not financial advice.
