What is the rental yield in Binghatti Gems?

Binghatti Gems returns 8.02% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 27 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Binghatti Gems cost?

The median registered sale price is AED 990,000 (967 AED/sqft), from 8 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Binghatti Gems selling for right now?

Registered sales of ready units in Binghatti Gems over the last 12 months have a median of 978 AED/sqft, across 5 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 Binghatti Gems risen or fallen?

Median price per square foot moved +4.4% over the last 12 months against the 12 before it, on 8 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Binghatti Gems compare with Jumeirah Village Circle?

Its 8.02% gross yield sits +0.7 pts against the Jumeirah Village Circle median of 7.33%, computed at the same bedroom grain over the same 24-month window.

Binghatti Gems — sale prices & yield | Jumeirah Village Circle, Dubai

Buy: 990,000AED; AED 978/sqft
Long-let: 8.02%; AED 85,000/yr

Price per sqft: Median of 5 registered sales of ready units in the last 12 months, most recent February 2026.

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

Yield spread: +0.7 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: +2.4%; new tenants pay more than sitting ones — 26 renewals
AED/yr/sqft: AED 86
Sales: 8
Rental contracts: 27
Renewal rent: AED 83,000/yr

12 months: +4.4%
5 years: +32.7%+5.8%/yr

Based on 8 sales and 27 rental contracts in the last 24 months.

Binghatti Gems is an apartment building in Jumeirah Village Circle, Dubai. The closest metro station is Dubai Internet City, the nearest mall Mall of the Emirates and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2021 to 2026, 250 registered sales in all — the 8 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Binghatti Gems, by year.

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

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
1 bed	AED 745,000	1124	8.39% +0.6 pts	-9.6%	3
2 bed	AED 990,000	967	8.02% +0.7 pts	+4.4%	8

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.

Short-let rates around Binghatti Gems

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
1 bed500m	527	0.79	AED 118,913	AED 60,000	2.0×	15.96%	17+

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 Binghatti Gems itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Binghatti Gems between 2021 and 2022 went for a median of AED 725/sqft (AED 640,000). The same building resells today at AED 978/sqft (AED 945,000) — an uplift of +47.7%.

Based on 73 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

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

7 resales in the last 12 months, against 13 a year on average over 2023–2025.

Sales

Nothing registered in the last 3 months. Try a wider window.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
7 Aug 2026	1 bed	653	AED 55,000	84	New
3 Aug 2026	1 bed	646	AED 50,000	77	New
1 Aug 2026	1 bed	663	AED 53,000	80	New
1 Aug 2026	2 bed	966	AED 83,000	86	Renewal
24 Jul 2026	1 bed	653	AED 55,000	84	New
20 Jul 2026	2 bed	980	AED 89,000	91	Renewal
20 Jul 2026	1 bed	663	AED 52,000	78	New
20 Jul 2026	1 bed	973	AED 55,000	57	New
1 Jul 2026	1 bed	653	AED 63,000	97	New
18 Jun 2026	2 bed	931	AED 85,000	91	New
1 Jun 2026	1 bed	859	AED 61,500	72	Renewal

11 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: 10
Lifts: 2
Parking bays: 101
Swimming pools: 1

Nearby

Metro: Dubai Internet City
Mall: Mall of the Emirates
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 · Binghatti Gems places 142nd of 199

Common questions

What is the rental yield in Binghatti Gems?: Binghatti Gems returns 8.02% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 27 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Binghatti Gems cost?: The median registered sale price is AED 990,000 (967 AED/sqft), from 8 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Binghatti Gems selling for right now?: Registered sales of ready units in Binghatti Gems over the last 12 months have a median of 978 AED/sqft, across 5 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 Binghatti Gems risen or fallen?: Median price per square foot moved +4.4% over the last 12 months against the 12 before it, on 8 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Binghatti Gems compare with Jumeirah Village Circle?: Its 8.02% gross yield sits +0.7 pts against the Jumeirah Village Circle median of 7.33%, computed at the same bedroom grain over the same 24-month window.

Binghatti Gems