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Hanover Square

A studio in Hanover Square costs a median AED 404,000, rents long-let for AED 42,000/yr (10.53% gross), and returns 20.70% short-let at the assumed 80% occupancy — +2.1 pts vs Jumeirah Village Circle's 8.43% and +3.6 pts vs Dubai's 6.97% — from 80 sales and 227 rental contracts registered in the last 24 months through 26 Aug 2026.

Registered data
Sales · Studio
42 in 12 months
Rental contracts · Studio
125 in 12 months
Buy
404,000AED
AED 965/sqft
Long-let
10.53%
AED 42,000/yr
Short-let
20.70%
AED 368/night · 0.86/sqft

Price per sqft: Median of 8 registered sales of ready units in the last 3 months, most recent August 2026.

Priced off 8 sales in the last 3 months.

Yield spread
+2.1 pts
vs the Jumeirah Village Circle median for this unit type
Turnover upside
-4.5%
new tenants pay less than sitting ones — 137 renewals
AED/yr/sqft
AED 106
Sales
80
Rental contracts
227
Renewal rent
AED 44,000/yr
12 months
-2.4%
3 years
+24.5%+7.6%/yr
5 years
+67.3%+10.8%/yr

Based on 80 sales and 227 rental contracts in the last 24 months.

Hanover Square 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 2015 to 2026, 758 registered sales in all — the 80 in the last 24 months are what every median above is computed from.

Yield by bedroom type

TypeMedian priceAED/sqftYield12moSales
StudioAED 404,00094710.53%
+2.1 pts
-2.4%80
1 bedAED 615,0008518.96%
+1.2 pts
+1.3%21
2 bedAED 909,6047747.30%
-0.0 pts
+3.6%19

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 Hanover Square

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”.
TypeNightly (AED)AED/night/sqftNet revenue at 80%Long-let rentUpliftShort-let yieldListings seen
Studio500m3680.86AED 83,644AED 42,0002.0×20.70%9+
1 bed500m4500.62AED 98,912AED 60,0001.6×16.08%28+

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.

1 bed: first Oct 2026, 0.61 AED/night/sqft; latest Sep 2027, 0.45 AED/night/sqft; peak Dec 2026, 0.8 AED/night/sqft.

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 Hanover Square itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Hanover Square between 2009 and 2016 went for a median of AED 1,053/sqft (AED 458,988). The same building resells today at AED 915/sqft (AED 430,000) — an uplift of -6.3%.

Based on 419 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.

59 resales in the last 12 months, against 61 a year on average over 2023–2025.

Sales

DateTypeSqftPriceAED/sqft
20 Aug 20262 bed1,291AED 909,604704
17 Aug 2026Studio345AED 384,4351,116
11 Aug 2026Studio382AED 403,0001,055
14 Jul 20261 bed745AED 675,000906
14 Jul 2026Studio499AED 430,000862
13 Jul 20261 bed663AED 550,000829
26 Jun 2026Studio382AED 380,000995
23 Jun 2026Studio456AED 395,000865
10 Jun 2026Studio484AED 413,145853
5 Jun 2026Studio383AED 385,0001,004
3 Jun 2026Studio438AED 410,000935

11 resales in the last 3 months.

Rental contracts

StartTypeSqftAnnual rentAED/sqftContract
1 Sept 2026Studio345AED 48,000139Renewal
20 Aug 20262 bed924AED 87,00094Renewal
15 Aug 2026Studio343AED 38,400112Renewal
15 Aug 20261 bed674AED 60,00089Renewal
13 Aug 2026Studio419AED 48,000115Renewal
7 Aug 20261 bed661AED 57,00086Renewal
7 Aug 20261 bed749AED 65,00087New
5 Aug 2026Studio345AED 37,200108New
1 Aug 2026Studio392AED 49,200126Renewal
1 Aug 2026Studio343AED 36,000105New
1 Aug 2026Studio451AED 36,00080New
1 Aug 2026Studio398AED 35,40089New
1 Aug 2026Studio451AED 36,00080New
1 Aug 2026Studio473AED 43,00091New
1 Aug 2026Studio451AED 38,00084New
1 Aug 2026Studio451AED 38,00084New
31 Jul 2026Studio345AED 45,500132New
31 Jul 2026Studio396AED 35,00088New
31 Jul 2026Studio437AED 30,42370New
25 Jul 2026Studio365AED 38,000104New
25 Jul 20262 bed1,312AED 90,00069New
20 Jul 2026Studio451AED 42,00093New
19 Jul 2026Studio400AED 41,400103Renewal
18 Jul 20261 bed674AED 53,00079New
15 Jul 2026Studio488AED 36,00074New
15 Jul 20262 bed808AED 81,600101Renewal
15 Jul 2026Studio398AED 38,00095New
12 Jul 2026Studio438AED 38,00087New
11 Jul 2026Studio384AED 35,00091New
11 Jul 2026Studio452AED 38,85086Renewal
10 Jul 2026Studio345AED 39,600115Renewal
8 Jul 2026Studio342AED 39,600116Renewal
7 Jul 2026Studio401AED 37,20093New
7 Jul 20261 bed660AED 50,00076New
5 Jul 2026Studio345AED 38,400111New
5 Jul 2026Studio343AED 36,000105New
5 Jul 2026Studio392AED 37,20095New
5 Jul 2026Studio392AED 51,000130Renewal
1 Jul 2026Studio407AED 35,00086New
1 Jul 2026Studio479AED 39,90083Renewal
1 Jul 20262 bed683AED 72,000105Renewal
1 Jul 2026Studio396AED 32,00081New
29 Jun 2026Studio401AED 51,600129Renewal
28 Jun 2026Studio396AED 36,00091Renewal
25 Jun 2026Studio425AED 36,00085New
24 Jun 2026Studio467AED 30,00064New
20 Jun 2026Studio303AED 36,000119New
19 Jun 2026Studio419AED 52,800126Renewal
15 Jun 20262 bed683AED 81,600120Renewal
12 Jun 2026Studio451AED 40,00089New
10 Jun 2026Studio387AED 38,00098New
10 Jun 2026Studio345AED 44,000128New
10 Jun 2026Studio455AED 34,00075New
5 Jun 2026Studio365AED 40,000110Renewal
4 Jun 20261 bed525AED 58,200111New
1 Jun 2026Studio345AED 36,000104New
1 Jun 2026Studio343AED 40,800119Renewal
1 Jun 2026Studio401AED 38,00095New
30 May 2026Studio451AED 43,00095New
30 May 2026Studio387AED 44,000114New

60 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

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
5
Flats
419
Lifts
6
Parking bays
443
Flats per lift
69.83
Parking per flat
1.06

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.

Common questions

What is the rental yield in Hanover Square?
Hanover Square returns 10.53% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 227 rental contracts registered in the last 24 months.
How much does a studio in Hanover Square cost?
The median registered sale price is AED 404,000 (947 AED/sqft), from 80 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Hanover Square selling for right now?
Registered sales of ready units in Hanover Square over the last 3 months have a median of 965 AED/sqft, across 8 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 Hanover Square risen or fallen?
Median price per square foot moved -2.4% over the last 12 months against the 12 before it, on 80 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Hanover Square compare with Jumeirah Village Circle?
Its 10.53% gross yield sits +2.1 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Source: Dubai Land Department open data — sale transactions and Ejari rental contracts. Data as of 2026-08-26. Short-let rates are collected separately from public Airbnb search results.

Gross yield divides median annual rent from new contracts by the median resale price for the same bedroom type over the last 24 months. Off-plan sales are included in price and trend figures but excluded from the yield denominator.

Hanover Square sale record

Record type
Building-level property market record
Data date
Evidence base
80 registered sales in the trailing 24 months for the default unit type
Sources
Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-let rates
Canonical record
/sale/apartments/dubai/jumeirah-village-circle/hanover-square
Method
Definitions and calculations

Cite as: Dubai Wealth Index. “Hanover Square sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-08-26. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/hanover-square.

Stable dataJSON

Where this data stops

Service charges are not in DLD's open data, so the yield above is gross. Net return needs this building's charge per sqft.