What is the rental yield in Emirates Gardens 1-L1?

Emirates Gardens 1-L1 returns 8.7% gross: a median new-contract rent of AED 60,000 a year (34 Ejari contracts in 12 months) over a price benchmark of AED 690,000 (median of 3 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Emirates Gardens 1-L1 cost?

The median registered sale price is AED 690,000 (758 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Emirates Gardens 1-L1 compare with Jumeirah Village Circle?

Its 8.7% gross yield sits +1.3 pts against the Jumeirah Village Circle median of 7.4%, 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 1 bedroom in Emirates Gardens 1-L1?

The median new annual rent is AED 60,000, from 34 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in Emirates Gardens 1-L1 risen or fallen?

The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 34 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.

Emirates Gardens 1-L1

Completed 2010

A 1 bed in Emirates Gardens 1-L1 costs a median AED 690,000, rents long-let for AED 60,000/yr (8.7% gross), and returns 13.8% short-term at the assumed 70% occupancy.

Satellite view of Emirates Gardens 1-L1, 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 Emirates Gardens 1-L1, with roads and landmarks named. Apple Maps.

Street map around Emirates Gardens 1-L1, Jumeirah Village Circle, centred on its registered pin. Apple Maps.

1 bed · typical price

690,000AED

AED 758/sqft

Rent a year: AED 60,000
Yield after service charge: 6.8%
vs Jumeirah Village Circle: 43% below the median

Cost to buy, all inAED 736,290

Price: AED 690,000
DLD fee 4%: AED 27,600
Agent 2% + VAT: AED 14,490
Trustee: AED 4,200

Fees repaid by net rent12 months

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Ask about Emirates Gardens 1-L1 →

Is Emirates Gardens 1-L1 a good investment?Pays above the Dubai median and fees repaid within a year; prices are slipping and lots of new supply is coming

Does it pay a good rent?8.7% gross, 6.8% after the service charge (Dubai median 6.8%)8.7%Strength
Are rents going up?New 1 bed leases: AED 60,000 a year ago, AED 60,000 now (pooled across the project)0.0%
Are prices going up?All types: AED 884/sqft a year ago, 798 now-9.8%Watch
How fast do fees pay back?AED 46,290 in fees to buy a 1 bed; net rent covers it in 1.0 years1.0 yrsStrength
Can I sell easily?5 sales in 12 months (10 the year before)5
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 28% for buyers 5 years ago; launch buyers still 10% down, before fees+28.2%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 →

Emirates Gardens 1-L1 prices and rents by unit typeA one-bed costs about AED 690,000 and rents for about AED 60,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
Studio	AED 522,5001,029/sqft		pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2
1 bed	AED 690,000758/sqft		8.7%+1.3 pts	AED 60,00034 contracts	under 5 sales in a year	3

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

vs area median: -43.1%
Rank by price per sqft: 287th of 299
Off-plan price gain, 2009–2009: -14.4% · -0.9%/yr

Rental income

1 bed · Jumeirah Village Circle

Gross yield: 8.7%
Median new rent: AED 60,000/yr
Yield vs area median: +1.3 pts
Yield vs Dubai (6.8%): +1.9 pts
Yield rank: 19th of 162
Renewal rent: AED 57,500/yr
New tenants pay vs sitting (40 renewals): +4.3%

Short-term income

1 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 13.8%
Median nightly rate: AED 511
Net revenue: AED 95,054/yr
vs long-let rent: 1.6×
Listings seen: 19+

Read with care

Rental data covers the whole Emirates Garden 1 (Lavender - Gardenia - Rose) project, not this tower alone.
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.

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 798 · before fees

Launch, 2009: 885; −10%; 6 sales
5 years ago: 622; +28%; 3 sales
3 years ago: 628; +27%; 8 sales
Previous 12 months: 884; −10%; 10 sales
Last 12 months: 798; today; 5 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.

5 resales in the last 12 months, against 8 a year on average over 2023–2025.

Date	Type	Sqft	Price
18 Aug 2026	1 bed	1,214	AED 800,000	659
31 Jul 2026	1 bed	903	AED 684,391	758
30 Jun 2026	Studio	538	AED 535,000	994
12 Jan 2026	1 bed	865	AED 690,000	798
29 Oct 2025	Studio	480	AED 510,000	1,063

5 resales in the last 12 months.

Short-term rates around Emirates Gardens 1-L1

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
Studio500 m cluster · 9+ listings seen	4230.83/sqft	AED 82,804	AED 45,000	1.8×	—
1 bed500 m cluster · 19+ listings seen	5110.56/sqft	AED 95,054	AED 60,000	1.6×	13.8%

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. Emirates Gardens 1-L1 places 332nd of 352; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
328	Emirates Gardens1 1 - L2Completed 2010 · off-plan 800/sqft	AED 790,000	827+3.7%	6.8%	+15.7%	5
329	Iridian Park 221% · Q4 2026 · off-plan 825/sqft	AED 619,926	825+3.4%	—	—	20
330	Emirates Garden II - Maple 1Completed 2012 · off-plan 861/sqft	AED 732,500	822+3.0%	6.8%	+12.5%	12
331	Astoria ResidenceCompleted 2009 · off-plan 758/sqft	AED 770,000	812+1.8%	8.2%	+1.1%	6
332	Emirates Gardens 1-L1 · this buildingCompleted 2010 · off-plan 885/sqft	AED 684,391	798	7.8%	-9.8%	5
333	Emirates Gardens 1 - R2Completed 2010 · off-plan 655/sqft	AED 780,000	791-0.8%	6.9%	-1.7%	9
334	Emirates Garden II - Mulberry 1Completed 2011 · off-plan 831/sqft	AED 767,500	788-1.2%	6.6%	-1.3%	10
335	CappadociaCompleted 2013 · off-plan 281/sqft	AED 1.10M	787-1.4%	6.2%	—	3
336	Emirates Gardens 1 - G1Completed 2010 · off-plan 640/sqft	AED 725,050	787-1.4%	7.0%	+9.5%	10

Rank 1 is the dearest per square foot. Differences are against Emirates Gardens 1-L1 (AED 798/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Emirates Gardens 1-L1 has registered sale prices 43% below the Jumeirah Village Circle median price per square foot of 1,332 AED, across 299 eligible buildings. It ranks 287th of 299 by price per square foot and 19th of 162 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 Emirates Gardens 1-L1

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 Emirates Garden 1 (Lavender - Gardenia - Rose) towers

2 towers in Emirates Garden 1 (Lavender - Gardenia - Rose), at the bedroom type above.

Emirates Garden 1 (Lavender - Gardenia - Rose), every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
Emirates Gardens 1-L1 · this building	AED 690,0003 sales	758	AED 60,000project pool	8.7%
Emirates Gardens1 1 - L2	AED 737,5003 sales	843	AED 60,000project pool	8.1%

Ejari files Emirates Garden 1 (Lavender - Gardenia - Rose)’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	AED 60,00061 contracts	AED 765,05024 sales	776	7.8%
Gardenia2 towers · rent filed for the project	AED 65,00029 contracts	AED 775,05010 sales	779	8.4%
Rose 12 towers · rent filed for the project	AED 57,50032 contracts	AED 752,50014 sales	775	7.6%
Emirates Garden II2 developments, pooled	AED 60,00051 contracts	AED 749,70918 sales	724	8.0%
Magnolia2 towers · rent filed for the project	AED 62,00029 contracts	AED 810,00011 sales	699	7.7%
Maple2 towers · rent filed for the project	AED 60,00022 contracts	AED 740,0007 sales	725	8.1%
Tuscan RESIDENCES12 developments, pooled	AED 60,00045 contracts	AED 750,0007 sales	712	8.0%
Arezzo2 towers · rent filed for the project	AED 60,00023 contracts	AED 825,0004 sales	773	7.3%
Siena2 towers · rent filed for the project	AED 61,00022 contracts	AED 730,0003 sales	645	8.4%
Belgravia III2 towers · rent filed for the project	AED 82,25054 contracts	AED 1.20M10 sales	1,356	6.9%
Belgravia Square2 towers · rent filed for the project	AED 85,00062 contracts	AED 1.30M13 sales	1,582	6.5%
Binghatti Galaxy2 towers · rent filed for the project	AED 78,00027 contracts	AED 1.15M6 sales	1,223	6.8%
Bloom Heights2 towers · rent filed for the project	AED 73,000137 contracts	AED 950,00019 sales	1,291	7.7%
Bloom Towers3 towers · rent filed for the project	AED 68,000156 contracts	AED 955,00027 sales	1,315	7.1%
Cello Residences2 towers	—none	AED 1.11M11 sales	1,412	—
Elitz 2 By Danube2 towers	—none	AED 1.21M15 sales	1,611	—
Elitz 3 By Danube2 towers	—none	AED 1.18M14 sales	1,552	—
Elitz By Danube2 towers	—none	AED 1.42M13 sales	1,409	—
Emirates Garden 1 (Lavender - Gardenia - Rose) · this development2 towers · rent filed for the project	AED 60,00034 contracts	AED 718,7506 sales	813	8.3%
Emirates Garden 2 (Maple- Magnolia - Mulberry)2 towers · rent filed for the project	AED 58,00025 contracts	AED 765,00011 sales	723	7.6%
Knight Bridge Court & Kensington Manor2 towers · rent filed for the project	AED 54,80042 contracts	AED 615,00012 sales	848	8.9%
Luma222 towers · rent filed for the project	AED 85,00056 contracts	AED 1.06M4 sales	1,309	8.0%
Maimoon Gardens2 towers	—none	AED 1.16M16 sales	1,829	—
May Residence5 towers · rent filed for the project	AED 60,00079 contracts	AED 750,00024 sales	780	8.0%
Oakley Square Residences2 towers · rent filed for the project	AED 90,00054 contracts	AED 1.39M11 sales	1,644	6.5%
Plaza Residences2 towers · rent filed for the project	AED 63,00075 contracts	AED 1.02M24 sales	1,043	6.2%
Roxana Residence4 towers · rent filed for the project	AED 64,25042 contracts	AED 930,0005 sales	962	6.9%
Sandoval Gardens2 towers · rent filed for the project	AED 68,00021 contracts	AED 835,0009 sales	997	8.1%
Seasons Community- Autumn2 towers · rent filed for the project	AED 55,000101 contracts	AED 620,00029 sales	860	8.9%
Seasons Community- Summer2 towers · rent filed for the project	AED 54,70691 contracts	AED 600,00024 sales	949	9.1%
Serenity Lakes 52 towers	AED 73,0007 contracts	AED 1.06M10 sales	1,302	6.9%
Serenz by Danube2 towers	—none	AED 1.29M231 sales	2,263	—
Signature Livings2 towers · rent filed for the project	AED 84,00036 contracts	AED 1.17M7 sales	1,384	7.2%
Skyhills III by HRE2 towers	—none	AED 1.31M32 sales	1,640	—
Terrazzo Residences2 towers	—none	AED 1.14M4 sales	1,407	—
The Autograph2 towers · rent filed for the project	AED 100,00060 contracts	AED 1.40M23 sales	1,607	7.2%
The Orchard Place2 towers	—none	AED 1.22M4 sales	1,533	—
Tuscan Residence 12 towers · rent filed for the project	AED 60,50024 contracts	AED 740,0004 sales	695	8.2%
All of Jumeirah Village Circleevery building, in a project or not	AED 74,3017,904 contracts	AED 1.11M6,007 sales	1,428	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 1 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 Emirates Gardens 1-L1

Emirates Gardens 1-L1 is an apartment building completed in 2010 in Jumeirah Village Circle. 67 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 14.19/sqft a year · 2026 budget

Drive times · typical

Downtown: 24 min · 23 km
DXB Airport: 26 min · 31 km
DIFC: 22 min · 26 km
Dubai Marina: 20 min · 16 km
Palm Jumeirah: 26 min · 21 km

Nearest, as registered

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

Emirates Gardens 1-L1: AED 798 per sq ft, 42% below the median Jumeirah Village Circle building, and a 7.8% gross yield, above 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

Emirates Gardens 1-L1AED 798
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

Emirates Gardens 1-L1Jumeirah Village Circle median building

Jumeirah Village Circle7.8% 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 Emirates Gardens 1-L1, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · Emirates Gardens 1-L1 is the inverted pinOpen in Apple Maps

Emirates Gardens1 1 - L2

Jumeirah Village Circle · 5 sales, 12 months

790,000

AED, resale median · 827/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 · 1 bed
3 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
34 new and 40 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 14.19/sqft a year, 2026 owners-association budget; 6.8% yield after it. Confirm against the latest invoice.
On record
Project register
Emirates Garden 1 (Lavender - Gardenia - Rose): recorded complete 2010-02-08 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 19 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 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 Emirates Gardens 1-L1’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: 3,068AED; 4.5% over 25 years
Monthly rent: 5,000AED; AED 60,000 a year
Cash needed at purchase: 194,190AED; 20% down plus AED 56,190 in fees

Owning costs AED 239,190 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.

Ask about Emirates Gardens 1-L1

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Common questions

What is the rental yield in Emirates Gardens 1-L1?: Emirates Gardens 1-L1 returns 8.7% gross: a median new-contract rent of AED 60,000 a year (34 Ejari contracts in 12 months) over a price benchmark of AED 690,000 (median of 3 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Emirates Gardens 1-L1 cost?: The median registered sale price is AED 690,000 (758 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Emirates Gardens 1-L1 compare with Jumeirah Village Circle?: Its 8.7% gross yield sits +1.3 pts against the Jumeirah Village Circle median of 7.4%, 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 1 bedroom in Emirates Gardens 1-L1?: The median new annual rent is AED 60,000, from 34 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.
Have registered rents in Emirates Gardens 1-L1 risen or fallen?: The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 34 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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Emirates Gardens 1-L1 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 3 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/emirates-gardens-1-l1
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Emirates Gardens 1-L1 sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/emirates-gardens-1-l1

Stable dataJSON