311 Boulevard by Bam Eskan
- Under construction · 0% built · handover Q4 2027
- 19 floors
- 9 lifts
- 506 parking bays
- 1 pool
A 1 bed in 311 Boulevard by Bam Eskan costs a median AED 1.17M.
1 bed · typical price
1.17MAED
AED 1,365/sqft · -2.5% on a year
- vs Jumeirah Village Circle
- 2% above the median
Cost to buy, all inAED 1.25M
- Price
- AED 1.17M
- DLD fee 4%
- AED 46,867
- Agent 2% + VAT
- AED 24,605
- Trustee
- AED 4,200
Is 311 Boulevard by Bam Eskan a good investment?Easy to sell; lots of new supply is coming; no record of the yield and the rent trend
- Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
- Is it easy to let?None of the 396 units signed an annual lease in 12 months: owner-occupied, holiday homes or a hotel pool0%
- Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
- Are prices going up?1 bed: AED 1,399/sqft a year ago, 1,365 now-2.5%Fair
- How fast do fees pay back?AED 75,672 in fees to buy a 1 bed: DLD 4%, agent 2% plus VAT, trusteeAED 75,672
- Can I sell easily?193 sales in 12 months, 49% of the tower (42 the year before)193Strength
- Is a lot being built nearby?15,281 apartments are planned in Jumeirah Village Circle from 2026 to 2028, equal to 54% of the 28,561 homes let there today. A further 7,717 are past their planned date. Jumeirah Village Circle supply by year →54%Watch
- Did earlier buyers gain?Launch buyers still 0% down, before fees-0.2%Context
Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026
311 Boulevard by Bam Eskan prices and rents by unit typeA one-bed costs about AED 1.17M
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
1 bed · price per sqft · Jumeirah Village Circle · area median AED 1,332/sqft
- 12-month change
- -2.5%
- vs area median
- +2.4%
- Rank by price per sqft
- 138th of 299
Read with care
- No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Chart data, 1 bed: Jun 2025, AED 1,150,183; latest, Oct 2026, AED 1,446,087; peak, Oct 2026, AED 1,446,087.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,384 · before fees
- Launch, 2025–26
- 1,387
- 0%
- 221 sales
- Previous 12 months
- 1,410
- −2%
- 42 sales
- Last 12 months
- 1,384
- today
- 193 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.
No resales match the last 12 months. Try another transaction type, bedroom type or period.
Comparables in Jumeirah Village Circle
Every Jumeirah Village Circle building with a page, ranked by price per sqft over the same 12 months, all unit types. 311 Boulevard by Bam Eskan places 167th of 352; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against 311 Boulevard by Bam Eskan (AED 1,384/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 1 bed, 311 Boulevard by Bam Eskan has registered sale prices 2% above the Jumeirah Village Circle median price per square foot of 1,332 AED, across 299 eligible buildings. It ranks 138th of 299 by price per square foot in Jumeirah Village Circle.
Market context in Jumeirah Village Circle
Registered sales activity
4,341 ready apartment sales in the 12 months to 2026-10-12.
+4.3% in median AED/sqft versus the preceding year, supported by 4,341 current and 5,371 prior price observations.
Explore sales activityPlanned apartment projects
7,847 known registered units across 37 pending projects planned within one year of the 2026-07-06 register.
29 projects had already passed their planned date; 16 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
15,281 apartments are planned in Jumeirah Village Circle from 2026 to 2028, equal to 54% of the 28,561 homes let there today.
Ready prices per sqft fell in 50% of 195 buildings (counted once per bedroom type) in Jumeirah Village Circle with sales in both years; the typical one moved −0.2%.
The pooled median moved +4.3%: 4.5 points more than the typical building, because different buildings traded in each year.
New-lease rents fell in 66% of 226 buildings (counted once per bedroom type) with leases in both years; the typical one moved −3.5%.
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 311 Boulevard by Bam Eskan
311 Boulevard by Bam Eskan is an under-construction (0% built) apartment building in Jumeirah Village Circle. 235 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 19
- Lifts
- 9
- Parking bays
- 506
- Pools
- 1
Nearest, as registered
- Metro
- Dubai Internet City
- Mall
- Marina Mall
- Landmark
- Sports City Swimming Academy
311 Boulevard by Bam Eskan: AED 1,384 per sq ft, 1% above the median Jumeirah Village Circle building
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
- 311 Boulevard by Bam EskanAED 1,384
- Jumeirah Village Circle, readyAED 1,300
- Jumeirah Village Circle, off-planAED 1,575
- Dubai, readyAED 1,421
Nearby in Jumeirah Village Circle
Prices per sq ft around 311 Boulevard by Bam Eskan, on the mapPrices per sq ft around 311 Boulevard by Bam Eskan, on the map
Binghatti Apex
Jumeirah Village Circle · 288 sales, 12 months
912,500
AED, resale median · 1,497/sqft
Luma Park Views
Jumeirah Village Circle · 282 sales, 12 months
1.37M
AED, resale median · 1,603/sqft
Binghatti Royale
Jumeirah Village Circle · 135 sales, 12 months
1.97M
AED, resale median · 2,388/sqft
Binghatti Azure
Jumeirah Village Circle · 105 sales, 12 months
700,000
AED, resale median · 1,659/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 · 1 bedOn record
- Rental evidence · 1 bedRead with care
- 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
- Building recordOn record
- Costs not includedNot in the yield
Rent or buy
What owning a 1 bed 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 311 Boulevard by Bam Eskan’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
- —
- 4.5% over 25 years
- Monthly rent
- —
- Cash needed at purchase
- —
Enter a price, a rent, a rate, a term and a horizon to model the comparison.
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Common questions
- What is the rental yield in 311 Boulevard by Bam Eskan?
- No gross yield is published for 311 Boulevard by Bam Eskan as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 157 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Jumeirah Village Circle median is 7.4% gross.
- How much does a 1 bedroom in 311 Boulevard by Bam Eskan cost?
- The median registered sale price is AED 1.17M (1,365 AED/sqft), from 157 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- Have prices in 311 Boulevard by Bam Eskan risen or fallen?
- Median price per square foot moved -2.5% over the last 12 months against the 12 before it, on 157 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How many apartments change hands in 311 Boulevard by Bam Eskan?
- 157 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.
- Which metro station is closest to 311 Boulevard by Bam Eskan?
- Dubai Internet City, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Marina Mall.
For agents
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311 Boulevard by Bam Eskan sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 157 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts
Cite as: Dubai Wealth Index. “311 Boulevard by Bam Eskan sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/311-boulevard-by-bam-eskan
Stable dataJSON