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Shamal Waves rent: what tenants really pay
Rent in Shamal Waves, JVC: Studio AED 48,000 a year. These are medians of 39 Ejari leases signed 16 Oct 2025–15 Oct 2026. Per sq ft, a Studio here is AED 87, against AED 108 across JVC. About 14 homes here are advertised for rent now.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“Shamal Waves: value at AED 87 a sq ft against the JVC median of 108. Lots of homes are on the market; offer at the signed figure, not the advert. Ask the agent what the last tenant signed, then use the table below.”
Know the rent before you sign
What tenants in this building really paid, what landlords ask, and how hard to push.
What the leases say about Shamal Waves
- Per sq ft, a Studio here costs 19% less than the JVC median: AED 87 against AED 108. It is number 18 of 115 JVC buildings, cheapest first.
- Homes here are bigger than usual. The median Studio here is 567 sq ft. That is 29% above the JVC median of 438 sq ft.
- New Studio tenants pay AED 48,000, renewing tenants AED 45,100.
- About 14 homes are advertised for rent against 39 leases signed in a year: a lot of choice, so there is room to negotiate.
- 9 leases end in the next 60 days, so more homes may become available soon.
Rent in Shamal Waves by bedrooms
AED a year, medians. Signed: Ejari leases 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026, matched by building name.
| Home | New lease | Renewal | Asking | Size sq ft | AED / sq ft | Leases |
|---|---|---|---|---|---|---|
| Studio | 48,000 | 45,100 | – | 567 | 87 | 31 |
Where Shamal Waves is, and the buildings around it
We do not hold the exact position of Shamal Waves yet; the map shows JVC.
Click a building to see its rents. Rents shown are median new leases, 16 Oct 2025–15 Oct 2026.
Supply
9 leases in Shamal Waves end in the next 60 days.
Leases ending soon: homes that may become available
Some will renew, some will come back to the market. More homes free means more room to negotiate. Ask agents about units with a lease ending soon.
Compare: other JVC buildings, Studio
| Building | New lease | Size sq ft | AED / sq ft | Leases |
|---|---|---|---|---|
| Neva Residences | 48,000 | 521 | 92 | 16 |
| Roxana Residence | 48,000 | 423 | 105 | 72 |
| Sandoval Gardens | 48,000 | 590 | 80 | 29 |
| Serenity Lakes 5 | 48,000 | 383 | 124 | 46 |
| Stonehenge Residences 2 | 47,936 | 449 | 105 | 18 |
| Oxford Residence 2 | 47,625 | 388 | 120 | 47 |
| Crystal Residence | 49,000 | 421 | 107 | 67 |
| Pearl House III By Imtiaz | 49,000 | 383 | 124 | 34 |
Buying in Jumeirah Village Circle? Sale prices, every tower, resale and off-plan: Jumeirah Village Circle on BUY DUBAI →
Questions
How much is rent in Shamal Waves?
Rent in Shamal Waves, JVC: Studio AED 48,000 a year. These are medians of 39 Ejari leases signed 16 Oct 2025–15 Oct 2026. Per sq ft, a Studio here is AED 87, against AED 108 across JVC. About 14 homes here are advertised for rent now.
How much is a studio in Shamal Waves?
The median rent for a new Studio lease in Shamal Waves is AED 48,000 a year (AED 4,000 a month). The median size is 567 sq ft. This is from 19 new leases, 16 Oct 2025–15 Oct 2026.
Is it cheaper to renew or move in Shamal Waves?
For a Studio, new tenants pay a median AED 48,000 and renewing tenants AED 45,100.
What are the alternatives to Shamal Waves in JVC?
Similar rent for a Studio: Neva Residences AED 48,000, Roxana Residence AED 48,000, Sandoval Gardens AED 48,000, Serenity Lakes 5 AED 48,000.
How we worked it out, and the limits
Updated 21 Oct 2026. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it. A figure needs 10 or more leases. A page needs 30 or more.
This building. Leases are matched by the Ejari project name "SHAMAL WAVES". 39 leases 16 Oct 2025–15 Oct 2026, 21 new. First leases in our records: 2024. Adverts are matched by name and may include a neighbouring building.
Full method: 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.