What is the rental yield in Shamal Waves?

Shamal Waves returns 9.37% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 30 rental contracts registered in the last 24 months.

How much does a studio in Shamal Waves cost?

The median registered sale price is AED 550,000 (874 AED/sqft), from 27 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Shamal Waves selling for right now?

Registered sales of ready units in Shamal Waves over the last 12 months have a median of 866 AED/sqft, across 12 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in Shamal Waves risen or fallen?

Median price per square foot moved -9.8% over the last 12 months against the 12 before it, on 27 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Shamal Waves compare with Jumeirah Village Circle?

Its 9.37% gross yield sits +0.9 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Shamal Waves — rental prices & yield | Jumeirah Village Circle, Dubai

Buy: 550,000AED; AED 866/sqft
Long-let: 50,000AED; AED 94/sqft · 9.37%
Short-let: 14.59%; AED 368/night · 0.59/sqft

Price per sqft: Median of 12 registered sales of ready units in the last 12 months, most recent July 2026.

Priced off the last 5 sales — most recent July 2026.

Yield spread: +0.9 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: +29.0%; new tenants pay more than sitting ones — 26 renewals
AED/yr/sqft: AED 94
Sales: 27
Rental contracts: 30
Renewal rent: AED 38,760/yr

12 months: -0.2%
3 years: +31.3%+9.5%/yr

Based on 27 sales and 30 rental contracts in the last 24 months.

Shamal Waves is an apartment building in Jumeirah Village Circle, Dubai. The closest metro station is Nakheel Metro Station, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2017 to 2026, 266 registered sales in all — the 27 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Shamal Waves, by year.

Monthly median AED per sqft per year, smoothed over three months. The band along the bottom is the number of records each month.

Rents by bedroom type

Type	Median rent	AED/yr/sqft	Yield	Contracts
Studio	AED 50,000	94	9.37% +0.9 pts	30
1 bed	AED 80,223	66	7.38% -0.4 pts	7
2 bed	AED 80,000	80	—	1

Deltas compare each yield with the Jumeirah Village Circle median for the same unit type. How these yields are computed

How these yields are computed

Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

1 bed: Priced off the last 5 sales — most recent August 2025.

Short-let rates around Shamal Waves

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

How short-let rates are measured

Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.

Type	Nightly (AED)	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Short-let yield	Listings seen
Studio500m	368	0.59	AED 80,250	AED 50,000	1.6×	14.59%	10+
1 bed500m	509	0.40	AED 103,972	AED 80,223	1.3×	9.73%	34+
2 bed500m	755	0.76	AED 169,549	AED 80,000	2.1×	17.39%	4+

Nightly rate per sqft through the year

Median nightly rate per sqft by month of stay. Smaller, fainter points rest on fewer listings. Per-sqft puts different bedroom types on the same axis.

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts

Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing. Rows marked 500m widen to the surrounding cluster, because Shamal Waves itself had too few listings of that type to measure.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

15 resales in the last 12 months, against 17 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
23 Jul 2026	Studio	608	AED 605,000	994

1 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
5 Jul 2026	Studio	633	AED 48,000	76	New
2 Jul 2026	Studio	585	AED 49,900	85	New
1 Jul 2026	Studio	522	AED 48,000	92	New
10 Jun 2026	1 bed	1,419	AED 60,900	43	Renewal

4 contracts starting on or after 26 May 2026.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 4
Flats: 68
Lifts: 2
Parking bays: 68
Swimming pools: 1
Flats per lift: 34
Parking per flat: 1
Pools per 100 flats: 1.47

Nearby

Metro: Nakheel Metro Station
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Compare with nearby buildings

The most-traded buildings in Jumeirah Village Circle, on the same figures over the same window.

Highest rental yields in Jumeirah Village Circle · Shamal Waves places 35th of 199

Binghatti Corner · 7.65%
Bloom Towers C · 10.83%
Bloom Towers A · 8.18%
Bloom Towers B
Ghalia · 9.00%
Bloom Heights A · 11.72%
Bloom Heights B · 11.20%
Binghatti Amber · 7.55%

Common questions

What is the rental yield in Shamal Waves?: Shamal Waves returns 9.37% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 30 rental contracts registered in the last 24 months.
How much does a studio in Shamal Waves cost?: The median registered sale price is AED 550,000 (874 AED/sqft), from 27 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Shamal Waves selling for right now?: Registered sales of ready units in Shamal Waves over the last 12 months have a median of 866 AED/sqft, across 12 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Shamal Waves risen or fallen?: Median price per square foot moved -9.8% over the last 12 months against the 12 before it, on 27 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Shamal Waves compare with Jumeirah Village Circle?: Its 9.37% gross yield sits +0.9 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Shamal Waves