Joya Blanca Residences
- Completed 2022
- 11 floors
- 4 lifts
- 323 parking bays
- 1 pool
- Master developer Green Yard Propertes
A studio in Joya Blanca Residences costs a median AED 610,000, rents long-let for AED 48,000/yr (7.9% gross), and returns 14.4% short-term at the assumed 70% occupancy.
Studio · typical price
610,000AED
AED 1,484/sqft · +4.6% on a year
- Rent a year
- AED 48,000
- Gross yield
- 7.9%
- vs Arjan
- 3% below the median
Cost to buy, all inAED 651,410
- Price
- AED 610,000
- DLD fee 4%
- AED 24,400
- Agent 2% + VAT
- AED 12,810
- Trustee
- AED 4,200
Fees repaid by rent10 months
Is Joya Blanca Residences a good investment?Pays above the Dubai median, easy to let and prices rising; rents are slipping
- Does it pay a good rent?7.9% gross, before the service charge (not on file) (Dubai median 6.8%)7.9%Strength
- Is it easy to let?100% of units signed a yearly lease in 12 months; the typical Arjan building manages 47%100%Strength
Arjan median 47% · top tenth from 78%Joya Blanca Residences · 100% Across 56 Arjan buildings with 40 or more units, the median signed annual leases on 47% of units in 12 months and the top tenth on 78% or more; Joya Blanca Residences is at 100%.
- Are rents going up?New studio leases: AED 50,000 a year ago, AED 48,000 now-4.0%Watch
- Are prices going up?Studio: AED 1,419/sqft a year ago, 1,484 now+4.6%Strength
- How fast do fees pay back?AED 41,410 in fees to buy a studio; rent covers it in 0.9 years0.9 yrs
- Can I sell easily?29 sales in 12 months, 9% of the tower (28 the year before)29Fair
- Is a lot being built nearby?4,562 apartments are planned in Arjan from 2026 to 2028, equal to 33% of the 13,783 homes let there today. A further 1,697 are past their planned date. Arjan supply by year →33%Fair
- Did earlier buyers gain?Up 81% for buyers 5 years ago; up 81% for launch buyers, before fees+80.8%Context
Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026
Joya Blanca Residences prices and rents by unit typeA studio costs about AED 610,000 and rents for about AED 48,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
Studio · price per sqft · Arjan · area median AED 1,522/sqft
- 12-month change
- +4.6%
- 3 years
- +26.3% · +8.1%/yr
- 5 years
- +75.6% · +11.9%/yr
- vs area median
- -2.5%
- Rank by price per sqft
- 39th of 73
- Off-plan price gain, 2021–2022
- +75.6% · +13.3%/yr
Rental income
Studio · Arjan
- Gross yield
- 7.9%
- Median new rent
- AED 48,000/yr
- Yield vs area median
- -0.2 pts
- Yield vs Dubai (6.8%)
- +1.1 pts
- Yield rank
- 26th of 42
- Renewal rent
- AED 49,175/yr
- New tenants pay vs sitting (48 renewals)
- -2.4%
Short-term income
Studio · 70% occupancy · 7-night stays · within 500 m
- Median nightly rate
- AED 440
- Net revenue
- AED 88,099/yr
- vs long-let rent
- 1.8×
- Listings seen
- 6+
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Sale price, AED (right axis) Rent on new leases, AED a year (left axis)
Chart data, Studio: Mar 2021, AED 343,263; latest, Sep 2026, AED 599,000; peak, Jan 2026, AED 625,000. Rent on new leases: Nov 2022, AED 37,000 a year; latest, Oct 2026, AED 43,250.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,440 · before fees
- Launch, 2021–22
- 796
- +81%
- 302 sales
- 5 years ago
- 796
- +81%
- 302 sales
- 3 years ago
- 1,109
- +30%
- 51 sales
- Previous 12 months
- 1,393
- +3%
- 28 sales
- Last 12 months
- 1,440
- today
- 29 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
29 resales in the last 12 months, against 39 a year on average over 2023–2025.
29 resales in the last 12 months.
Short-term rates around Joya Blanca Residences
Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.
Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.
Nightly rate through the yearNightly rate through the year
Comparables in Arjan
Every Arjan building with a page, ranked by price per sqft over the same 12 months, all unit types. Joya Blanca Residences places 41st of 100; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Joya Blanca Residences (AED 1,440/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At studio, Joya Blanca Residences has registered sale prices 3% below the Arjan median price per square foot of 1,522 AED, across 73 eligible buildings. It ranks 39th of 73 by price per square foot and 26th of 42 by gross yield in Arjan.
Market context in Arjan
Registered sales activity
1,328 ready apartment sales in the 12 months to 2026-10-12.
+9.0% in median AED/sqft versus the preceding year, supported by 1,328 current and 1,211 prior price observations.
Explore sales activityPlanned apartment projects
2,007 known registered units across 5 pending projects planned within one year of the 2026-07-06 register.
6 projects had already passed their planned date; 3 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
4,562 apartments are planned in Arjan from 2026 to 2028, equal to 33% of the 13,783 homes let there today.
Ready prices per sqft fell in 25% of 52 buildings (counted once per bedroom type) in Arjan with sales in both years; the typical one moved +4.1%.
The pooled median moved +9.0%: 4.9 points more than the typical building, because different buildings traded in each year.
New-lease rents fell in 58% of 64 buildings (counted once per bedroom type) with leases in both years; the typical one moved −2.0%.
How these are countedDirect locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.
About Joya Blanca Residences
Joya Blanca Residences is an apartment building completed in 2022 by Green Yard Propertes in Arjan. 466 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 11
- Lifts
- 4
- Parking bays
- 323
- Pools
- 1
- Master developer
- Green Yard Propertes
Drive times · typical
- Downtown
- 23 min · 22 km
- DXB Airport
- 25 min · 30 km
- DIFC
- 21 min · 25 km
- Dubai Marina
- 17 min · 14 km
- Palm Jumeirah
- 23 min · 18 km
Nearest, as registered
- Metro
- Sharaf Dg Metro Station
- Mall
- Mall of the Emirates
- Landmark
- Motor City
Joya Blanca Residences: AED 1,440 per sq ft, 4% above the median Arjan building, and a 10.7% gross yield, in the top tenth of the area
The building's own figures against its area's registered market, last twelve months.
Price per sq ft
Median registered sale price, AED per sq ft, last 12 months
- Joya Blanca ResidencesAED 1,440
- Arjan, readyAED 1,354
- Arjan, off-planAED 1,668
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
Joya Blanca ResidencesArjan median building
- Arjan10.7% vs 7.9%
More from Green Yard Propertes
Nearby in Arjan
Prices per sq ft around Joya Blanca Residences, on the mapPrices per sq ft around Joya Blanca Residences, on the map
Samana Imperial Garden
Arjan · 322 sales, 12 months
971,500
AED, resale median · 1,912/sqft
Skyz by Danube
Arjan · 101 sales, 12 months
680,000
AED, resale median · 1,516/sqft
Empire Estates
Arjan · 94 sales, 12 months
1.25M
AED, resale median · 1,716/sqft
Al Madar Siraj Tower
Arjan · 74 sales, 12 months
800,000
AED, resale median · 1,168/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · StudioOn record
- Rental evidence · StudioOn record
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- DeveloperOn record
- Short-term assumptionRead with care
- Building recordOn record
- Costs not includedNot in the yield
Rent or buy
What owning a studio here costs against renting it, at stated assumptions you can change.
Monthly cost of owning against renting, with your own deposit and rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from Joya Blanca Residences’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.
- Monthly mortgage
- 2,712AED
- 4.5% over 25 years
- Monthly rent
- 4,000AED
- AED 48,000 a year
- Cash needed at purchase
- 172,510AED
- 20% down plus AED 50,510 in fees
Owning costs AED 183,845 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 2.
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Common questions
- What is the rental yield in Joya Blanca Residences?
- Joya Blanca Residences returns 7.9% gross: a median new-contract rent of AED 48,000 a year (71 Ejari contracts in 12 months) over a price benchmark of AED 610,000 (median of 16 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
- How much does a studio in Joya Blanca Residences cost?
- The median registered sale price is AED 610,000 (1,484 AED/sqft), from 16 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What are apartments in Joya Blanca Residences selling for right now?
- Registered sales of ready units in Joya Blanca Residences over the last 12 months have a median of 1,484 AED/sqft, across 16 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.
- Have prices in Joya Blanca Residences risen or fallen?
- Median price per square foot moved +4.6% over the last 12 months against the 12 before it, on 16 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does Joya Blanca Residences compare with Arjan?
- Its 7.9% gross yield sits -0.2 pts against the Arjan median of 8.1%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.
For agents
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Joya Blanca Residences sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 16 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-term rates
- Canonical record
- /sale/apartments/dubai/arjan/joya-blanca-residences
Cite as: Dubai Wealth Index. “Joya Blanca Residences sale prices and yield.” Arjan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/arjan/joya-blanca-residences
Stable dataJSON