What is the rental yield in Binghatti Gems?

Binghatti Gems returns 7.7% gross: a median new-contract rent of AED 85,000 a year (11 Ejari contracts in 12 months) over a price benchmark of AED 1.10M (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Binghatti Gems cost?

The median registered sale price is AED 1.10M (1,075 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Binghatti Gems compare with Jumeirah Village Circle?

Its 7.7% gross yield sits +0.5 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.

What is the registered annual rent for a 2 bedroom in Binghatti Gems?

The median new annual rent is AED 85,000, from 11 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in Binghatti Gems risen or fallen?

The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 11 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

Binghatti Gems

Completed 2022
10 floors
2 lifts
101 parking bays
1 pool
Master developer Binghatti Developers

A 2 bed in Binghatti Gems costs a median AED 1.10M and rents long-let for AED 85,000/yr (7.7% gross).

Satellite view of Binghatti Gems, 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 Binghatti Gems, with roads and landmarks named. Apple Maps.

Street map around Binghatti Gems, Jumeirah Village Circle, centred on its registered pin. Apple Maps.

2 bed · typical price

1.10MAED

AED 1,075/sqft

Rent a year: AED 85,000
Yield after service charge: 6.1%
vs Jumeirah Village Circle: 17% below the median

Cost to buy, all inAED 1.17M

Price: AED 1.10M
DLD fee 4%: AED 44,000
Agent 2% + VAT: AED 23,100
Trustee: AED 4,200

Fees repaid by net rent13 months

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Is Binghatti Gems a good investment?Easy to let; lots of new supply is coming

Does it pay a good rent?7.7% gross, 6.1% after the service charge (Dubai median 6.8%)7.7%Fair
Is it easy to let?61% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%61%Strength
Jumeirah Village Circle median 38% · top tenth from 64%Binghatti Gems · 61%
Across 228 Jumeirah Village Circle buildings with 40 or more units, the median signed annual leases on 38% of units in 12 months and the top tenth on 64% or more; Binghatti Gems is at 61%.
Are rents going up?New 2 bed leases: AED 85,000 a year ago, AED 85,000 now0.0%Fair
How fast do fees pay back?AED 71,300 in fees to buy a 2 bed; net rent covers it in 1.1 years1.1 yrsFair
Can I sell easily?4 sales in 12 months, 5% of the tower (7 the year before)4Fair
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 37% for buyers 5 years ago; up 44% for launch buyers, before fees+36.9%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 →

Binghatti Gems prices and rents by unit typeA two-bed costs about AED 1.10M and rents for about AED 85,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed35 units · 654 sqft	AED 675,0001,018/sqft		under 3 sales	not published	under 5 sales in a year	1
2 bed42 units · 980 sqft	AED 1.10M1,075/sqft		7.7%+0.5 pts	AED 85,00011 contracts	under 5 sales in a year	3

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

vs area median: -17.3%
Rank by price per sqft: 129th of 161
Off-plan price gain, 2021–2022: +56.3% · +10.4%/yr

Rental income

2 bed · Jumeirah Village Circle

Gross yield: 7.7%
Median new rent: AED 85,000/yr
Yield vs area median: +0.5 pts
Yield vs Dubai (6.8%): +1.0 pts
Yield rank: 17th of 67
Renewal rent: AED 85,000/yr

Read with care

Thin sample — 3 sales in 12 months. Treat these figures as indicative.

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)

Median price paid, 2 bed, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,047 · before fees

Launch, 2021–22: 725; +44%; 73 sales
5 years ago: 764; +37%; 42 sales
3 years ago: 788; +33%; 24 sales
Previous 12 months: 977; +7%; 7 sales
Last 12 months: 1,047; today; 4 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.

Date	Type	Sqft	Price
2 Feb 2026	2 bed	1,046	AED 1,125,000	1,075
28 Nov 2025	1 bed	663	AED 675,000	1,018
14 Nov 2025	2 bed	990	AED 1,100,000	1,112
4 Nov 2025	2 bed	1,046	AED 1,000,000	956

4 resales in the last 12 months.

Short-term rates around Binghatti Gems

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 bed500 m cluster · 17+ listings seen	5270.79/sqft	AED 102,659	AED 59,000	1.7×	—

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

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. Binghatti Gems places 275th of 352; the nearest 8 are shown.

Highest rental yields in Jumeirah Village Circle →

Rank	Building	Median price	Gross yield	12-month change	Sales
271	Gharbi II Residence7% · Q3 2027 · off-plan 1,385/sqft	AED 1.76M	1,055+0.8%	—	-25.1%	29
272	Serenity Lakes 247% · Q4 2025 · off-plan 1,194/sqft	AED 686,324	1,054+0.7%	—	—	4
273	Roxana Residence - CCompleted 2019 · off-plan 777/sqft	AED 865,000	1,048+0.1%	6.9%	+10.0%	8
274	Tower 108Completed 2019 · off-plan 1,361/sqft	AED 840,000	1,0470.0%	7.1%	-2.0%	35
275	Binghatti Gems · this buildingCompleted 2022 · off-plan 725/sqft	AED 1.05M	1,047	6.5%	—	4
276	Lariviera Estate-Aoff-plan 664/sqft	AED 1.08M	1,0460.0%	—	—	3
277	Shamal Residences 2Completed 2016 · off-plan 929/sqft	AED 550,000	1,041-0.6%	9.4%	+1.2%	12
278	Diamond Views 2Completed 2009 · off-plan 660/sqft	AED 500,000	1,040-0.7%	9.6%	+13.2%	9
279	Plaza Residences 2Completed 2017 · off-plan 819/sqft	AED 1.17M	1,037-1.0%	5.5%	+5.0%	50

Rank 1 is the dearest per square foot. Differences are against Binghatti Gems (AED 1,047/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Binghatti Gems has registered sale prices 17% below the Jumeirah Village Circle median price per square foot of 1,300 AED, across 161 eligible buildings. It ranks 129th of 161 by price per square foot and 17th 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 Binghatti Gems

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.

About Binghatti Gems

Binghatti Gems is an apartment building completed in 2022 by Binghatti Developers in Jumeirah Village Circle. 125 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

Service charge: AED 17.90/sqft a year · 2026 budget
Floors: 10
Lifts: 2
Parking bays: 101
Pools: 1
Master developer: Binghatti Developers

Drive times · typical

Downtown: 25 min · 23 km
DXB Airport: 27 min · 32 km
DIFC: 22 min · 26 km
Dubai Marina: 21 min · 17 km
Palm Jumeirah: 27 min · 21 km

Nearest, as registered

Metro: Dubai Internet City
Mall: Mall of the Emirates
Landmark: Sports City Swimming Academy

Binghatti Gems: AED 1,047 per sq ft, 23% below the median Jumeirah Village Circle building, and a 6.5% gross yield, below the area's median 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

Binghatti GemsAED 1,047
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

Binghatti GemsJumeirah Village Circle median building

Jumeirah Village Circle6.5% 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 Binghatti Gems, on the map

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

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 to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 2 bed
3 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 2 bed
11 new and 13 renewal contracts in 12 months · rent source: this building
On record
Service charge
AED 17.90/sqft a year, 2026 owners-association budget; 6.1% yield after it. Confirm against the latest invoice.
On record
Project register
Binghatti Gems: recorded complete 2022-06-30 · register data to 2026-07-06
On record
Developer
Binghatti Developers · delivery record
On record
Building record
DLD building record · data to 2026-10-13
On record
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 Binghatti Gems’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: 4,891AED; 4.5% over 25 years
Monthly rent: 7,083AED; AED 85,000 a year
Cash needed at purchase: 305,300AED; 20% down plus AED 85,300 in fees

Owning costs AED 329,043 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 Binghatti Gems?: Binghatti Gems returns 7.7% gross: a median new-contract rent of AED 85,000 a year (11 Ejari contracts in 12 months) over a price benchmark of AED 1.10M (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Binghatti Gems cost?: The median registered sale price is AED 1.10M (1,075 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Binghatti Gems compare with Jumeirah Village Circle?: Its 7.7% gross yield sits +0.5 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.
What is the registered annual rent for a 2 bedroom in Binghatti Gems?: The median new annual rent is AED 85,000, from 11 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.
Have registered rents in Binghatti Gems risen or fallen?: The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 11 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

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