What is the rental yield in Belgravia Square A?

Belgravia Square A returns 7.1% gross: a median new-contract rent of AED 140,000 a year (17 Ejari contracts in 12 months) over a price benchmark of AED 1.96M (median of 6 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Belgravia Square A cost?

The median registered sale price is AED 1.96M (1,581 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Belgravia Square A selling for right now?

Registered sales of ready units in Belgravia Square A over the last 12 months have a median of 1,581 AED/sqft, across 6 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 Belgravia Square A risen or fallen?

Median price per square foot moved -4.1% over the last 12 months against the 12 before it, on 6 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Belgravia Square A compare with Jumeirah Village Circle?

Its 7.1% gross yield sits -0.1 pts against the Jumeirah Village Circle median of 7.2%, 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.

Belgravia Square A

Completed 2023
Master developer Ellington Properties

A 2 bed in Belgravia Square A costs a median AED 1.96M, rents long-let for AED 140,000/yr (7.1% gross), and returns 17.4% short-term at the assumed 70% occupancy.

Satellite view of Belgravia Square A, Jumeirah Village Circle, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Jumeirah Village Circle district around Belgravia Square A, with roads and landmarks named. Apple Maps.

Street map around Belgravia Square A, Jumeirah Village Circle, centred on its registered pin. Apple Maps.

2 bed · typical price

1.96MAED

AED 1,581/sqft · -4.1% on a year

Rent a year: AED 140,000
Gross yield: 7.1%
vs Jumeirah Village Circle: 22% above the median

Cost to buy, all inAED 2.09M

Price: AED 1.96M
DLD fee 4%: AED 78,480
Agent 2% + VAT: AED 41,202
Trustee: AED 4,200

Fees repaid by rent11 months

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Is Belgravia Square A a good investment?Prices are slipping and lots of new supply is coming

Does it pay a good rent?7.1% gross, before the service charge (not on file) (Dubai median 6.8%)7.1%Fair
Are rents going up?New 2 bed leases: AED 150,000 a year ago, AED 140,000 now (pooled across the project)-6.7%
Are prices going up?2 bed: AED 1,648/sqft a year ago, 1,581 now-4.1%Watch
How fast do fees pay back?AED 123,882 in fees to buy a 2 bed; rent covers it in 0.9 years0.9 yrs
Can I sell easily?11 sales in 12 months (9 the year before)11
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?Up 64% for buyers 5 years ago; up 62% for launch buyers, before fees+63.9%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Belgravia Square A prices and rents by unit typeA two-bed costs about AED 1.96M and rents for about AED 140,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed	AED 1.32M1,481/sqftlaunch 962 +54.0%		6.4%-1.0 pts	AED 85,00062 contracts	no prior year	5
2 bed	AED 1.96M1,581/sqft		7.1%-0.1 pts	AED 140,00017 contracts	-4.1%	6

Appreciation, rental income and short-term detail, by unit type

Appreciation

2 bed · price per sqft · Jumeirah Village Circle · area median AED 1,300/sqft

12-month change: -4.1%
3 years: +29.4% · +9.0%/yr
5 years: +67.0% · +10.8%/yr
vs area median: +21.6%
Rank by price per sqft: 15th of 161
Off-plan price gain, 2019–2023: +61.0% · +10.0%/yr

Rental income

2 bed · Jumeirah Village Circle

Gross yield: 7.1%
Median new rent: AED 140,000/yr
Yield vs area median: -0.1 pts
Yield vs Dubai (6.8%): +0.4 pts
Yield rank: 38th of 67
Renewal rent: AED 150,000/yr
New tenants pay vs sitting (8 renewals): -6.7%

Short-term income

2 bed · 70% occupancy · 7-night stays

Modelled yield at 70% occupancy: 17.4%
Median nightly rate: AED 1,675
Net revenue: AED 340,808/yr
vs long-let rent: 2.4×
Listings seen: 1+

Read with care

Rental data covers the whole Belgravia Square project, not this tower alone.

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid, 2 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,573 · before fees

Launch, 2019–23: 971; +62%; 35 sales
5 years ago: 960; +64%; 9 sales
3 years ago: 1,222; +29%; 27 sales
Previous 12 months: 1,618; −3%; 9 sales
Last 12 months: 1,573; today; 11 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.

11 resales in the last 12 months, against 26 a year on average over 2023–2025.

Date	Type	Sqft	Price
2 Oct 2026	2 bed	1,176	AED 1,850,000	1,573
2 Sept 2026	2 bed	1,617	AED 2,050,000	1,268
29 Jul 2026	1 bed	855	AED 1,220,000	1,426
22 Jul 2026	2 bed	1,228	AED 1,950,000	1,588
17 Jul 2026	2 bed	1,226	AED 2,200,000	1,795
16 Jan 2026	1 bed	948	AED 1,350,000	1,424
5 Dec 2025	1 bed	785	AED 1,320,000	1,682
21 Nov 2025	2 bed	1,226	AED 1,900,000	1,550
7 Nov 2025	1 bed	776	AED 1,150,000	1,481
27 Oct 2025	2 bed	1,101	AED 1,974,000	1,793

11 resales in the last 12 months.

Short-term rates around Belgravia Square A

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

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed2+ listings seen	7100.80/sqft	AED 138,340	AED 85,000	1.6×	10.5%
2 bed1+ listings seen	1,6751.35/sqft	AED 340,808	AED 140,000	2.4×	17.4%

Nightly rate through the year

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. Belgravia Square A places 74th of 352; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
70	Park Lane 2 by HeilbronnCompleted 2026 · off-plan 1,629/sqft	AED 1.36M	1,590+1.1%	6.9%	-2.4%	61
71	Alfal Residences8% · Q1 2027 · off-plan 1,446/sqft	AED 723,762	1,576+0.2%	—	+9.7%	10
72	Elitz 3 By Danube - 117% · off-plan 1,623/sqft	AED 1.25M	1,576+0.2%	—	-1.9%	23
73	Dms	AED 1.00M	1,574+0.1%	—	-6.9%	8
74	Belgravia Square A · this buildingCompleted 2023 · off-plan 990/sqft	AED 1.85M	1,573	4.7%	-2.8%	11
75	Eleganz 2 By Danube	AED 1.60M	1,566-0.4%	—	+1.6%	6
76	Bloom Towers CCompleted 2021 · off-plan 1,016/sqft	AED 650,000	1,566-0.4%	9.2%	+1.5%	28
77	Vivanti Residences by Meteora0% · Q1 2028 · off-plan 1,491/sqft	AED 772,000	1,565-0.5%	—	+15.5%	35
78	Signature Livings - NorthCompleted 2021 · off-plan 1,064/sqft	AED 709,500	1,553-1.3%	7.8%	-4.6%	14

Rank 1 is the dearest per square foot. Differences are against Belgravia Square A (AED 1,573/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Belgravia Square A has registered sale prices 22% above the Jumeirah Village Circle median price per square foot of 1,300 AED, across 161 eligible buildings. It ranks 15th of 161 by price per square foot and 38th of 67 by gross yield 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 activity

Planned 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 supply

Supply 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 counted

Find service-charge budget evidence for Belgravia Square A

Direct 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.

The Belgravia Square towers

2 towers in Belgravia Square, at the bedroom type above.

Belgravia Square, every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
Belgravia Square A · this building	AED 1.96M6 sales	1,581	AED 140,000project pool	7.1%
Belgravia Square B	AED 1.95M4 sales	1,531	AED 140,000project pool	7.2%

Ejari files Belgravia Square’s leases under the project, not a tower, so every tower share one rent: the project figure above, counted once. Prices are each tower’s own registered sales.

Jumeirah Village Circle: every development at this type

Development	Rent a year	Price	AED/sqft	Gross yield
Emirates Garden I2 developments, pooled	—2 contracts, too few	—2 sales, too few	—	—
Gardenia2 towers · rent filed for the project	—2 contracts, too few	—1 sale, too few	—	—
Rose 12 towers	—none	—1 sale, too few	—	—
Emirates Garden II2 developments, pooled	—none	AED 1.32M5 sales	809	—
Magnolia2 towers	—none	—2 sales, too few	—	—
Maple2 towers	—none	AED 1.32M3 sales	815	—
Tuscan RESIDENCES12 developments, pooled	AED 95,0005 contracts	—1 sale, too few	—	—
Arezzo2 towers · rent filed for the project	—2 contracts, too few	—none	—	—
Siena2 towers · rent filed for the project	AED 95,0003 contracts	—1 sale, too few	—	—
Belgravia III2 towers · rent filed for the project	AED 135,00024 contracts	AED 2.10M12 sales	1,244	6.4%
Belgravia Square · this development2 towers · rent filed for the project	AED 140,00017 contracts	AED 1.96M10 sales	1,581	7.1%
Binghatti Galaxy2 towers · rent filed for the project	—1 contract, too few	—none	—	—
Bloom Heights2 towers · rent filed for the project	AED 95,50032 contracts	AED 1.48M6 sales	1,378	6.5%
Bloom Towers3 towers · rent filed for the project	AED 110,68024 contracts	AED 1.57M5 sales	1,228	7.0%
Cello Residences2 towers	—none	AED 1.71M5 sales	1,285	—
Elitz 2 By Danube2 towers	—none	—2 sales, too few	—	—
Elitz 3 By Danube2 towers	—none	AED 1.76M15 sales	1,559	—
Elitz By Danube2 towers	—none	AED 1.52M5 sales	1,356	—
Emirates Garden 1 (Lavender - Gardenia - Rose)2 towers · rent filed for the project	—1 contract, too few	—2 sales, too few	—	—
Emirates Garden 2 (Maple- Magnolia - Mulberry)2 towers · rent filed for the project	AED 98,0005 contracts	—none	—	—
Knight Bridge Court & Kensington Manor2 towers · rent filed for the project	AED 70,00015 contracts	AED 800,0009 sales	800	8.8%
Luma222 towers · rent filed for the project	AED 117,5006 contracts	AED 2.05M3 sales	1,350	5.7%
Maimoon Gardens2 towers	—none	AED 1.33M10 sales	1,389	—
May Residence5 towers · rent filed for the project	—1 contract, too few	—none	—	—
Oakley Square Residences2 towers · rent filed for the project	AED 145,00017 contracts	AED 2.19M7 sales	1,823	6.6%
Plaza Residences2 towers · rent filed for the project	AED 90,00050 contracts	AED 1.35M23 sales	974	6.7%
Roxana Residence4 towers · rent filed for the project	AED 97,0005 contracts	—2 sales, too few	—	—
Sandoval Gardens2 towers · rent filed for the project	AED 100,0003 contracts	—none	—	—
Seasons Community- Autumn2 towers · rent filed for the project	AED 81,50014 contracts	AED 1.10M9 sales	745	7.4%
Seasons Community- Summer2 towers · rent filed for the project	AED 80,00031 contracts	AED 1.00M20 sales	787	8.0%
Serenity Lakes 52 towers	—2 contracts, too few	—1 sale, too few	—	—
Serenz by Danube2 towers	—none	AED 1.91M60 sales	2,030	—
Signature Livings2 towers · rent filed for the project	—2 contracts, too few	—none	—	—
Skyhills III by HRE2 towers	—none	AED 1.74M33 sales	1,432	—
Terrazzo Residences2 towers	—none	—2 sales, too few	—	—
The Autograph2 towers · rent filed for the project	AED 145,0005 contracts	—1 sale, too few	—	—
The Orchard Place2 towers	—none	AED 1.74M3 sales	1,301	—
Tuscan Residence 12 towers · rent filed for the project	—2 contracts, too few	—none	—	—
All of Jumeirah Village Circleevery building, in a project or not	AED 110,0001,683 contracts	AED 1.65M1,509 sales	1,309	6.7%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer. Developments sharing a name are grouped under it; DLD itself records no such parent.

About Belgravia Square A

Belgravia Square A is an apartment building completed in 2023 by Ellington Properties in Jumeirah Village Circle. 188 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Master developer: Ellington Properties

Drive times · typical

Downtown: 23 min · 23 km
DXB Airport: 25 min · 31 km
DIFC: 21 min · 26 km
Dubai Marina: 17 min · 15 km
Palm Jumeirah: 23 min · 19 km

Nearest, as registered

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

Belgravia Square A: AED 1,573 per sq ft, 15% above the median Jumeirah Village Circle building, and a 4.7% gross yield, in the bottom 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

Belgravia Square AAED 1,573
Jumeirah Village Circle, readyAED 1,300
Jumeirah Village Circle, off-planAED 1,575
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Gross yield against the area's buildings

Axis: gross yield, % of price

Belgravia Square AJumeirah Village Circle median building

Jumeirah Village Circle4.7% vs 7.5%

Line: the 10th to 90th percentile of 195 buildings in Jumeirah Village Circle. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Jumeirah Village Circle, by handover quarter

Nearby in Jumeirah Village Circle

Every building in Jumeirah Village Circle →

Prices per sq ft around Belgravia Square A, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · Belgravia Square A is the inverted pinOpen in Apple Maps

Belgravia Square B

Jumeirah Village Circle · 12 sales, 12 months

1.34M

AED, resale median · 1,612/sqft

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

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 2 bed
6 registered sales in 12 months
On record
Rental evidence · 2 bed
17 new and 8 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
Belgravia Square: recorded complete 2023-11-08 · register data to 2026-07-06
On record
Developer
Ellington Properties · delivery record
On record
Short-term assumption
Modelled at the published 70% occupancy on 1 listings seen; the dial above changes every short-term figure on this page
Read with care
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 2 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from Belgravia Square A’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

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: 8,724AED; 4.5% over 25 years
Monthly rent: 11,667AED; AED 140,000 a year
Cash needed at purchase: 538,902AED; 20% down plus AED 146,502 in fees

Owning costs AED 530,902 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in Belgravia Square A?: Belgravia Square A returns 7.1% gross: a median new-contract rent of AED 140,000 a year (17 Ejari contracts in 12 months) over a price benchmark of AED 1.96M (median of 6 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Belgravia Square A cost?: The median registered sale price is AED 1.96M (1,581 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Belgravia Square A selling for right now?: Registered sales of ready units in Belgravia Square A over the last 12 months have a median of 1,581 AED/sqft, across 6 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 Belgravia Square A risen or fallen?: Median price per square foot moved -4.1% over the last 12 months against the 12 before it, on 6 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does Belgravia Square A compare with Jumeirah Village Circle?: Its 7.1% gross yield sits -0.1 pts against the Jumeirah Village Circle median of 7.2%, 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.

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