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Apartments for rent in JVC (Jumeirah Village Circle): what tenants really pay
A 1-bed in JVC rents for AED 72,000 a year. This is the median of 9,896 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 49,200. A 2-bed is AED 100,000. Adverts ask AED 72,999; renewing tenants pay AED 63,600.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Jumeirah Village Circle: AED 72,000 a year (9,896 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Jumeirah Village Circle: AED 49,200 a year (5,430 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Jumeirah Village Circle: AED 100,000 a year (2,695 new leases, Ejari, 12 months to 15 Oct 2026).
Signed rents, not adverts: medians of new Ejari leases (new tenant, a lease of six months to a year, one home). How we count.
“In JVC, new and renewing tenants pay about the same for the same 1-bed. Moving in? Offer at the AED 91 a sq ft new tenants signed, not the AED 95 the adverts ask.”
Renting in JVC? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in JVC by bedrooms
AED a year, medians. Signed: Ejari leases starting 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026.
| Home | Signed, new lease | Renewal | Asking now | Typical size, sq ft | AED / sq ft (new) | Leases, 12 months |
|---|---|---|---|---|---|---|
| Studio | 49,200 | 45,000 | 49,999 | 438 | 111 | 8,179 |
| 1 bed | 72,000 | 63,600 | 72,999 | 799 | 91 | 15,940 |
| 2 bed | 100,000 | 87,000 | 110,000 | 1,233 | 85 | 4,696 |
| 3 bed | 145,000 | 120,000 | 140,000 | 1,873 | 75 | 537 |
| Villa / townhouse | 190,000 | 168,000 | 200,000 | 1,976 | 92 | 1,035 |
| 2-bed villa | 170,000 | 164,500 | – | 6,809 | 33 | 136 |
| 3-bed villa | 185,000 | 160,000 | – | 1,795 | 104 | 413 |
| 4-bed villa | 205,000 | 190,000 | – | 1,993 | 101 | 372 |
| 5+ bed villa | 235,000 | 190,000 | – | 2,518 | 90 | 39 |
What the leases say about JVC
30,413 Ejari leases 16 Oct 2025–15 Oct 2026, and 14,589 adverts. Each finding has its chart below.
- New 1-bed rents fell 6.2% this year, like for like. Median new 1-bed: AED 67,500 in 2024, AED 73,000 in 2025, AED 70,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −5.4%. The table above (AED 72,000) covers the 12 months to 15 Oct 2026.
- Renewing costs about the same as moving. We compare homes in the same building, with the same bedrooms and a size within 15%. New and renewing tenants pay within 1% of each other. This uses 179 matched groups and 2,640 renewals.
- Adverts ask 4% over signed. A 1-bed advert asks AED 95 a sq ft; the 9,896 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 91. Offer at the signed figure.
- Cheapest 1-bed for its size: Park Square, AED 51 a sq ft, the median of its 14 1-bed leases (typical rent AED 55,800). The median 1-bed lease in JVC is AED 87 a sq ft.
- Same size for less nearby: a new 1-bed in Remraam, 6 km away, costs AED 58,000 for 689 sq ft. That is AED 14,000 a year less than in JVC.
Finding
New 1-bed rents fell 6.2% this year, like for like in JVC.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- Studio: −6.4% like for like; median AED 50,000 → 48,000 (1 Jan–15 Oct)
- 1 bed: −6.2% like for like; median AED 73,000 → 70,000 (1 Jan–15 Oct)
- 2 bed: −8.5% like for like; median AED 107,000 → 100,000 (1 Jan–15 Oct)
- 3 bed: −8.1% like for like; median AED 142,000 → 145,000 (1 Jan–15 Oct)
- All Dubai, 1-bed: −5.4% like for like
Same weeks each year so the season does not skew it. New leases only: renewals follow the market with a lag. The change compares the same building, bedrooms and size band in both years; the medians can move differently because the mix of homes changes.
Finding
In JVC new and renewing tenants pay about the same for the same 1-bed.
New lease over renewal, same building, bedrooms and size band, 16 Oct 2025–15 Oct 2026
- Studio: new tenants pay 3% more (AED 1,552 a year)
- 1 bed: about the same
- 2 bed: about the same
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
320 matched groups, 4,462 renewals. Each group is one named building with 5+ new and 5+ renewed leases. The bedroom table above mixes buildings, so it can point the other way.
Finding
JVC adverts ask 4% more per sq ft than new 1-bed tenants signed in the last 12 months.
Asking rent per sq ft (adverts 16 Oct 2026) against new leases signed 16 Oct 2025–15 Oct 2026
- Studio: asking AED 118, signed AED 111 a sq ft (+6.3%)
- 1 bed: asking AED 95, signed AED 91 a sq ft (+4.4%)
- 2 bed: asking AED 89, signed AED 85 a sq ft (+4.7%)
- 3 bed: asking AED 84, signed AED 75 a sq ft (+12.0%)
- For rent now: about 14,589 homes, against 6,405 new flat leases in 90 days
Per sq ft, so bigger adverts do not skew it. Adverts are one day's snapshot; duplicates removed by building, bedrooms, size and price, so the count is approximate.
Finding
The cheapest 1-beds for their size are in Park Square, Tuscan Residences1 - Siena and Tuscan Residences1 - Arezzo.
1 bed flats: median rent per sq ft by building, buildings with 10+ 1-bed leases, 16 Oct 2025–15 Oct 2026
- Park Square: AED 55,800 for 1,040 sq ft
- Tuscan Residences1 - Siena: AED 55,000 for 1,043 sq ft
- Tuscan Residences1 - Arezzo: AED 55,125 for 1,027 sq ft
- Dearest per sq ft: The Autograph, AED 122 for a 1-bed
- Buildings compared: every building with 10+ 1-bed leases
Cheap per sq ft can mean an older building, fewer amenities or a worse view: none of these is in the lease record.
Every villa and townhouse community in JVC with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026. A bedroom figure needs 10 or more leases. Size is the Ejari unit size.
| Community | Leases | 2 bed | 3 bed | 4 bed | 5+ bed | All villas | Typical size, sq ft | For rent now |
|---|---|---|---|---|---|---|---|---|
| Seasons Community- Autumn | 20 | – | – | 138,000 | – | 150,000 | 1,447 | – |
Every building in JVC with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026 (a bed figure needs 10+ leases). For rent now: adverts on 16 Oct 2026 matched to the building by name, duplicates removed, so it is approximate. 31% of leases here carry no building name and are not in this table.
Cheaper areas near JVC, same size of home
Communities within 10 km (centre to centre) where the median new lease is lower and the median size within 15% of JVC's. New leases 16 Oct 2025–15 Oct 2026, 30+ of the home type. Every community on the heat map →
| Community | Home | Median new lease | Median sq ft | Km away | AED a year less than JVC | New leases |
|---|---|---|---|---|---|---|
| Dubai Investment Park First (Dubai Investments Park, Green Community) | Studio | 34,575 | 457 | 9 | 14,625 | 276 |
| Al Qouz Industrial Second | Studio | 37,050 | 394 | 9 | 12,150 | 196 |
| Dubai Investment Park Second (Dubai Investments Park 2, DAMAC Riverside) | Studio | 40,000 | 450 | 9 | 9,200 | 429 |
| Dubai Production City | Studio | 40,000 | 427 | 5 | 9,200 | 1,546 |
| Remraam | 1 bed | 58,000 | 689 | 6 | 14,000 | 496 |
| Dubai Investment Park Second (Dubai Investments Park 2, DAMAC Riverside) | 1 bed | 60,000 | 846 | 9 | 12,000 | 298 |
| Dubai Sports City | 1 bed | 60,000 | 796 | 3 | 12,000 | 1,621 |
| Dubai Production City | 1 bed | 63,000 | 732 | 5 | 9,000 | 1,424 |
| Al Qouz Industrial Second | 2 bed | 66,000 | 1,201 | 9 | 34,000 | 600 |
| Dubai Investment Park First (Dubai Investments Park, Green Community) | 2 bed | 85,000 | 1,157 | 9 | 15,000 | 376 |
| Dubai Sports City | 2 bed | 85,000 | 1,225 | 3 | 15,000 | 663 |
| Al Barsha First | 2 bed | 90,000 | 1,171 | 6 | 10,000 | 1,582 |
Rent in this area by home and by building
Studios1-bed2-bed3-bedVillas2-bed villas3-bed villas4-bed villasWhere to negotiate
Ab Cavalier
Aces Chateau
Al Serh Residences 11 By Asak Real Estate Development
Alcove
Alef Noon Residence
Aria
Arooj Palace
Ashton Park Residences
Astoria Residnece
Aura By Grovy
Aurion Residence
Avanos
Belgravia 2
Belgravia Heights I
Belgravia Heights II
Belgravia III
Belgravia
Belgravia Square
Beverly Residence 2
Beverly Residence
Binghatti Amber
Binghatti Apex
Binghatti Aurora
Binghatti Azure
Binghatti Corner
Binghatti Crescent
Binghatti Crest
Binghatti Emerald
Binghatti Galaxy
Binghatti Gardenia
Binghatti Gate
Binghatti Gems
Binghatti Heights
Binghatti House
Binghatti Jasmine
Binghatti Lavender
Binghatti Luna
Binghatti Mirage
Binghatti Nova
Binghatti Onyx
Binghatti Orchid
Binghatti Phantom
Binghatti Phoenix
Binghatti Rose
Binghatti Royale
Binghatti Tulip
Binghatti Venus
Bloom Heights
Bloom Towers
Burj Al Fara'A
Catch Residences By Igo
Chaimaa Avenue 2
Chaimaa Avenue
Chaimaa Premiere
Concept 7 Residences
Crystal Residence
Dana Tower
Dar Al Jawhara
Dawn By Binghatti
Dezire Residences
Diamond Views 1
Diamond Views 2
Diamond Views 3
Diamond Views 4
Dune Residency Dubai
Dunes Marigold
Dusk By Binghatti
Eaton Place
Elegance By Chaimaa Holding
Elysee II By Pantheon
Elysee III By Pantheon
Emirates Garden 1 (Lavender - Gardenia - Rose)
Emirates Garden 2 (Maple- Magnola - Mulberry)
Emirates Garden I - Gardenia
Emirates Garden I - Rose 1
Emirates Garden II - Magnolia
Emirates Garden II - Maple
Empire Residence
Fortunato
Ghalia
H Three By Aurora
Hadley Heights
Hameni
Hamilton House
Hanover Square
Harrington House
Hyati Avenue
Hyati Residence
Joya Verde Residences Dubai
Knight Bridge Court & Kensngton Manor
La Riviera Azure
La-Riviera Apartments
Laya Mansion
Laya Residences
Le Grand Chateau
Lincoln Park(West Side & Lincoln Park - B)
Living Garden II
Loci Residences
Lolena
Lucky Residence
Luma Park Views
Luma21
Luma22
Lumina Vista Residences
Manhattan
Marwa Heights
Masaar Residences
Mass Residence
May Residence
Mayas Geneva
Neva Residences
Noora Residence 1
O 2
Oakley Square Residences
Olivo Park Residences By Evera
Oxbridge Gardens
Oxford 212
Oxford Boulevard
Oxford Residence 2
Oxford Residence
Oxford Terraces 2
Oxford Terraces
Pantheon Elysee
Park Lane 2 By Heilbronn
Park Lane By Heilbronn
Park Square
Park View Tower
Park Vista
Pearl House I By Imtiaz
Pearl House II By Imtiaz
Pearl House III By Imtiaz
Platinum Residence
Plaza Residences
Plazzo Heights
Ra1N Residence
Reef Residence
Regent Court
Regina
Rigel
Rise Residences
Roxana Residence
Sandhurst House
Sandoval Gardens
Seasons Community- Autumn
Seasons Community- Summer
Serenity Lakes 5
Shamal Residences 2
Shamal Waves
Signature Livings
Siroya Gardens
Sobha Daffodil
Spica
Stallion Tower
Stonehenge Residences 2
Stonehenge Residences
The Autograph
The East Crest By Meteora
The Haven Garden
The Haven Residences
The Residence By Prestige One
The Square
The Vybe
Tower 108
Tuscan Residence 1
Tuscan Residences1 - Arezzo
Tuscan Residences1 - Siena
Uniestate Prime Tower
Villa Pera
Westwood Grande By Imtiaz
Westwood Grande II By Imtiaz
Buying in Jumeirah Village Circle? Sale prices, every tower, resale and off-plan: Jumeirah Village Circle on BUY DUBAI →
Commercial rent in JVC
Questions
What is the average rent in JVC?
Median rent a year for a new lease in JVC: studio AED 49,200, 1-bed AED 72,000, 2-bed AED 100,000, 3-bed AED 145,000, villa AED 190,000. This is from 18,972 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in JVC?
A new studio lease costs AED 49,200 a year (AED 4,100 a month). This is the median of 5,430 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 45,000.
How much is a 1-bed in JVC?
A new 1-bed lease costs AED 72,000 a year (AED 6,000 a month). This is the median of 9,896 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 63,600.
How much is a 2-bed in JVC?
A new 2-bed lease costs AED 100,000 a year (AED 8,333 a month). This is the median of 2,695 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 87,000.
Which is the cheapest building in JVC?
For a 1-bed, it is Park Square: AED 51 a sq ft. This is the median of 14 leases, 16 Oct 2025–15 Oct 2026. The typical rent is AED 55,800. Next is Tuscan Residences1 - Siena at AED 52.
Is rent going up in JVC?
New 1-bed leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: −6.2% on 2025. Dubai: −5.4%. The median new 1-bed was AED 73,000 in 2025 and AED 70,000 in 2026.
Do landlords in JVC accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 95 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 91 a sq ft. Adverts ask 4% more.
How we worked it out, and the limits
Updated 21 Oct 2026. Leases to 15 Oct 2026; adverts of 16 Oct 2026.
Leases. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. There are 30,413 in Jumeirah Village Circle, and 18,972 of them are new. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it.
New and renewal. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Renewals are often registered weeks late. Thus the latest month shows too few renewals. Like for like means the same building, the same bedrooms and a size band 15% wide. Leases with no building name are left out of this test. A group needs 5 or more of each: new leases and renewals.
Adverts. We use active yearly rent adverts from listing sites on 16 Oct 2026. We put each advert in Jumeirah Village Circle by the building or community name in the advert. There are 14,589 adverts after we remove repeats. A repeat has the same building, bedrooms, size and price. One home can still show more than once. Thus "for rent now" is approximate. Adverts are matched to a building by name.
Not used. The Ejari nearest-metro field names a station but no distance, so we do not compare metro and non-metro homes here. Floor, view, parking and furnishing are not in the lease record.
The full method, and twenty Dubai-wide comparisons: What the leases say →. Checking a rent rise? Rent increase calculator →
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.