What is the rental yield in Blue Bell Residences?

No gross yield is published for Blue Bell Residences as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 68 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 Blue Bell Residences cost?

The median registered sale price is AED 865,020 (1,070 AED/sqft), from 68 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Blue Bell Residences selling for right now?

Registered sales of ready units in Blue Bell Residences over the last 12 months have a median of 1,070 AED/sqft, across 68 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 Blue Bell Residences risen or fallen?

Median price per square foot moved -0.4% over the last 12 months against the 12 before it, on 68 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 Blue Bell Residences?

68 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

Blue Bell Residences

A 1 bed in Blue Bell Residences costs a median AED 865,020.

1 bed · typical price

865,020AED

AED 1,070/sqft · -0.4% on a year

vs Jumeirah Village Circle: 20% below the median

Cost to buy, all inAED 921,986

Price: AED 865,020
DLD fee 4%: AED 34,601
Agent 2% + VAT: AED 18,165
Trustee: AED 4,200

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Is Blue Bell Residences a good investment?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
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?1 bed: AED 1,075/sqft a year ago, 1,070 now-0.4%Fair
How fast do fees pay back?AED 56,966 in fees to buy a 1 bed: DLD 4%, agent 2% plus VAT, trusteeAED 56,966
Can I sell easily?73 sales in 12 months (29 the year before)73
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 9% for buyers 3 years ago, before fees+8.6%Context

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Blue Bell Residences prices and rents by unit typeA one-bed costs about AED 865,020

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed	AED 865,0201,070/sqft		not yet let	not yet let	-0.4%	68
2 bed	AED 1.13M1,075/sqft		not yet let	not yet let	no prior year	5

Appreciation, 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: -0.4%
3 years: +7.0% · +2.3%/yr
vs area median: -19.7%
Rank by price per sqft: 227th 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.

Median price paid, 1 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 1,075 · before fees

3 years ago: 990; +9%; 27 sales
Previous 12 months: 1,089; −1%; 29 sales
Last 12 months: 1,075; today; 73 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.

73 resales in the last 12 months, against 33 a year on average over 2023–2025.

Date	Type	Sqft	Price
27 Aug 2026	1 bed	842	AED 861,712	1,023
27 Aug 2026	1 bed	747	AED 795,437	1,064
26 Aug 2026	1 bed	948	AED 979,954	1,033
26 Aug 2026	1 bed	698	AED 700,000	1,003
26 Aug 2026	1 bed	837	AED 851,200	1,017
26 Aug 2026	1 bed	926	AED 1,005,933	1,086
20 Aug 2026	1 bed	936	AED 915,000	978
12 Aug 2026	1 bed	811	AED 889,526	1,097
11 Aug 2026	1 bed	946	AED 700,000	740
11 Aug 2026	1 bed	926	AED 986,476	1,065

73 resales in the last 12 months.

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. Blue Bell Residences places 267th of 352; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
263	G-24	AED 844,000	1,107+3.0%	—	-1.6%	23
264	Binghatti MirageCompleted 2022 · off-plan 776/sqft	AED 970,000	1,105+2.8%	7.2%	-9.0%	10
265	RigelCompleted 2021 · off-plan 732/sqft	AED 975,000	1,100+2.3%	7.6%	-2.6%	13
266	Chaimaa Avenue 2Completed 2022 · off-plan 946/sqft	AED 1.10M	1,076+0.1%	6.6%	-14.1%	7
267	Blue Bell Residences · this building	AED 868,149	1,075	—	-1.3%	73
268	La Riviera ApartmentsCompleted 2019 · off-plan 859/sqft	AED 862,500	1,073-0.2%	7.9%	-3.2%	12
269	Mass ResidenceCompleted 2025 · off-plan 1,340/sqft	AED 1.07M	1,065-0.9%	7.6%	—	4
270	Chaimaa PremiereCompleted 2019 · off-plan 986/sqft	AED 589,000	1,061-1.3%	9.2%	—	4
271	Gharbi II Residence7% · Q3 2027 · off-plan 1,385/sqft	AED 1.76M	1,055-1.9%	—	-25.1%	29

Rank 1 is the dearest per square foot. Differences are against Blue Bell Residences (AED 1,075/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Blue Bell Residences has registered sale prices 20% below the Jumeirah Village Circle median price per square foot of 1,332 AED, across 299 eligible buildings. It ranks 227th 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 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 Blue Bell Residences

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 Blue Bell Residences

Blue Bell Residences is an apartment building in Jumeirah Village Circle. 157 sales are registered with the Dubai Land Department.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

Nearest, as registered

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

Blue Bell Residences: AED 1,075 per sq ft, 21% below 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

Blue Bell ResidencesAED 1,075
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.

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 Blue Bell Residences, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · Blue Bell Residences 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 · 1 bed
68 registered sales in 12 months
On record
Rental evidence · 1 bed
No Ejari contract registered: not yet let
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
No project number on this building's record, so completion status and developer cannot be joined.
Not 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 1 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 Blue Bell Residences’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: —; 4.5% 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 Blue Bell Residences?: No gross yield is published for Blue Bell Residences as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 68 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 Blue Bell Residences cost?: The median registered sale price is AED 865,020 (1,070 AED/sqft), from 68 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Blue Bell Residences selling for right now?: Registered sales of ready units in Blue Bell Residences over the last 12 months have a median of 1,070 AED/sqft, across 68 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 Blue Bell Residences risen or fallen?: Median price per square foot moved -0.4% over the last 12 months against the 12 before it, on 68 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 Blue Bell Residences?: 68 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

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Blue Bell Residences sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 68 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/apartments/dubai/jumeirah-village-circle/blue-bell-residences
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Blue Bell Residences sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/blue-bell-residences

Stable dataJSON