Botanica
- Completed 2016
- 118 units
- 5 floors
- Master developer Myra Deveiopment
A studio in Botanica costs a median AED 520,000, rents long-let for AED 45,000/yr (8.7% gross), and returns 12.7% short-term at the assumed 70% occupancy.
Studio · typical price
520,000AED
AED 992/sqft · -3.4% on a year
- Rent a year
- AED 45,000
- Gross yield
- 8.7%
- vs Jumeirah Village Circle
- 37% below the median
Cost to buy, all inAED 555,920
- Price
- AED 520,000
- DLD fee 4%
- AED 20,800
- Agent 2% + VAT
- AED 10,920
- Trustee
- AED 4,200
Fees repaid by rent10 months
Is Botanica a good investment?Pays above the Dubai median, easy to let and easy to sell; rents and prices are slipping and lots of new supply is coming
- Does it pay a good rent?8.7% gross, before the service charge (not on file) (Dubai median 6.8%)8.7%Strength
- Is it easy to let?69% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%69%Strength
Jumeirah Village Circle median 38% · top tenth from 64%Botanica · 69% 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; Botanica is at 69%.
- Are rents going up?New studio leases: AED 47,000 a year ago, AED 45,000 now-4.3%Watch
- Are prices going up?Studio: AED 1,027/sqft a year ago, 992 now-3.4%Watch
- How fast do fees pay back?AED 35,920 in fees to buy a studio; rent covers it in 0.8 years0.8 yrs
- Can I sell easily?16 sales in 12 months, 14% of the tower (16 the year before)16Strength
- 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 61% for buyers 5 years ago; up 10% for launch buyers, before fees+60.9%Context
Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026
Botanica prices and rents by unit typeA studio costs about AED 520,000 and rents for about AED 45,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
Studio · price per sqft · Jumeirah Village Circle · area median AED 1,575/sqft
- 12-month change
- -3.4%
- 3 years
- +43.2% · +12.7%/yr
- 5 years
- +59.6% · +9.8%/yr
- vs area median
- -37.0%
- Rank by price per sqft
- 197th of 214
- Off-plan price gain, 2015–2016
- +4.5% · +0.4%/yr
Rental income
Studio · Jumeirah Village Circle
- Gross yield
- 8.7%
- Median new rent
- AED 45,000/yr
- Yield vs area median
- +0.6 pts
- Yield vs Dubai (6.8%)
- +1.9 pts
- Yield rank
- 23rd of 104
- Renewal rent
- AED 42,000/yr
- New tenants pay vs sitting (15 renewals)
- +7.1%
Short-term income
Studio · 70% occupancy · 7-night stays · within 500 m
- Median nightly rate
- AED 346
- Net revenue
- AED 65,804/yr
- vs long-let rent
- 1.5×
- Listings seen
- 7+
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)
Chart data, Studio: Oct 2015, AED 431,450; latest, Aug 2026, AED 462,500; peak, Mar 2017, AED 542,000. Rent on new leases: Jun 2016, AED 46,000 a year; latest, Oct 2026, AED 49,000.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 992 · before fees
- Launch, 2015–16
- 900
- +10%
- 118 sales
- 5 years ago
- 617
- +61%
- 8 sales
- 3 years ago
- 619
- +60%
- 9 sales
- Previous 12 months
- 965
- +3%
- 16 sales
- Last 12 months
- 992
- today
- 16 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.
16 resales in the last 12 months, against 13 a year on average over 2023–2025.
16 resales in the last 12 months.
Short-term rates around Botanica
Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.
Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.
Nightly rate through the yearNightly 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. Botanica places 292nd of 352; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Botanica (AED 992/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At studio, Botanica has registered sale prices 37% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings. It ranks 197th of 214 by price per square foot and 23rd of 104 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 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 Botanica
Botanica is an apartment building completed in 2016 by Myra Deveiopment in Jumeirah Village Circle with 118 registered units. 218 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 5
- Master developer
- Myra Deveiopment
Drive times · typical
- Downtown
- 23 min · 23 km
- DXB Airport
- 25 min · 31 km
- DIFC
- 21 min · 26 km
- Dubai Marina
- 18 min · 15 km
- Palm Jumeirah
- 24 min · 19 km
Nearest, as registered
- Metro
- Nakheel Metro Station
- Mall
- Marina Mall
- Landmark
- Sports City Swimming Academy
Botanica: AED 992 per sq ft, 27% below the median Jumeirah Village Circle building, and a 9.6% gross yield, in the top 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
- BotanicaAED 992
- Jumeirah Village Circle, readyAED 1,300
- Jumeirah Village Circle, off-planAED 1,575
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
BotanicaJumeirah Village Circle median building
- Jumeirah Village Circle9.6% vs 7.5%
More from Myra Deveiopment
Nearby in Jumeirah Village Circle
Prices per sq ft around Botanica, on the mapPrices per sq ft around Botanica, 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 · StudioOn record
- Rental evidence · StudioOn record
- 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
- DeveloperOn record
- Short-term assumptionRead with care
- Building recordOn record
- Costs not includedNot in the yield
Rent or buy
What owning a studio 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 Botanica’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
- 2,312AED
- 4.5% over 25 years
- Monthly rent
- 3,750AED
- AED 45,000 a year
- Cash needed at purchase
- 148,120AED
- 20% down plus AED 44,120 in fees
Owning costs AED 177,331 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 2.
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Common questions
- What is the rental yield in Botanica?
- Botanica returns 8.7% gross: a median new-contract rent of AED 45,000 a year (33 Ejari contracts in 12 months) over a price benchmark of AED 520,000 (median of 15 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
- How much does a studio in Botanica cost?
- The median registered sale price is AED 520,000 (992 AED/sqft), from 15 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What are apartments in Botanica selling for right now?
- Registered sales of ready units in Botanica over the last 12 months have a median of 992 AED/sqft, across 15 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 Botanica risen or fallen?
- Median price per square foot moved -3.4% over the last 12 months against the 12 before it, on 15 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does Botanica compare with Jumeirah Village Circle?
- Its 8.7% gross yield sits +0.6 pts against the Jumeirah Village Circle median of 8.0%, 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.
For agents
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Botanica sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 15 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-term rates
- Canonical record
- /sale/apartments/dubai/jumeirah-village-circle/botanica
Cite as: Dubai Wealth Index. “Botanica sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/botanica
Stable dataJSON