What is the rental yield in Joya Verde Residence Dubai?

Joya Verde Residence Dubai returns 7.9% gross: a median new-contract rent of AED 62,000 a year (22 Ejari contracts in 12 months) over a price benchmark of AED 782,500 (median of 4 sales in the last 12 months, latest May 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Joya Verde Residence Dubai cost?

The median registered sale price is AED 782,500 (1,061 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Joya Verde Residence Dubai compare with Jumeirah Village Circle?

Its 7.9% gross yield sits +0.5 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 Joya Verde Residence Dubai?

The median new annual rent is AED 62,000, from 22 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 Joya Verde Residence Dubai risen or fallen?

The median new annual rent changed -5.4% in the trailing 12 months against the previous 12, using 22 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.

Joya Verde Residence Dubai

Completed 2019
110 units
5 floors
2 lifts
119 parking bays
1 pool
Master developer Green Yard Propertes

A 1 bed in Joya Verde Residence Dubai costs a median AED 782,500, rents long-let for AED 62,000/yr (7.9% gross), and returns 12.0% short-term at the assumed 70% occupancy.

Satellite view of Joya Verde Residence Dubai, 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 Joya Verde Residence Dubai, with roads and landmarks named. Apple Maps.

Street map around Joya Verde Residence Dubai, Jumeirah Village Circle, centred on its registered pin. Apple Maps.

1 bed · typical price

782,500AED

AED 1,061/sqft

Rent a year: AED 62,000
Yield after service charge: 6.3%
vs Jumeirah Village Circle: 20% below the median

Cost to buy, all inAED 834,433

Price: AED 782,500
DLD fee 4%: AED 31,300
Agent 2% + VAT: AED 16,433
Trustee: AED 4,200

Fees repaid by net rent13 months

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Is Joya Verde Residence Dubai a good investment?Pays above the Dubai median; prices are slipping and lots of new supply is coming

Does it pay a good rent?7.9% gross, 6.3% after the service charge (Dubai median 6.8%)7.9%Strength
Are rents going up?New 1 bed leases: AED 65,550 a year ago, AED 62,000 now (pooled across the project)-5.4%
Are prices going up?All types: AED 1,209/sqft a year ago, 1,026 now-15.1%Watch
How fast do fees pay back?AED 51,933 in fees to buy a 1 bed; net rent covers it in 1.1 years1.1 yrsFair
Can I sell easily?6 sales in 12 months, 5% of the tower (16 the year before)6Fair
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 38% for buyers 5 years ago; up 13% for launch buyers, before fees+38.1%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 →

Joya Verde Residence Dubai prices and rents by unit typeA one-bed costs about AED 782,500 and rents for about AED 62,000 a year

Type	Median price	New rent	12-month change	Sales
Studio40 units · 437 sqft	AED 450,0001,031/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	1
1 bed58 units · 722 sqft	AED 782,5001,061/sqft	7.9%+0.5 pts	AED 62,00022 contracts	under 5 sales in a year	4
2 bed12 units · 1,604 sqft	AED 1.35M905/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	1

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: -20.4%
Rank by price per sqft: 230th of 299
Off-plan price gain, 2018–2019: +24.1% · +2.9%/yr

Rental income

1 bed · Jumeirah Village Circle

Gross yield: 7.9%
Median new rent: AED 62,000/yr
Yield vs area median: +0.5 pts
Yield vs Dubai (6.8%): +1.2 pts
Yield rank: 49th of 162
Renewal rent: AED 60,000/yr

Short-term income

1 bed · 70% occupancy · 7-night stays

Modelled yield at 70% occupancy: 12.0%
Median nightly rate: AED 494
Net revenue: AED 94,173/yr
vs long-let rent: 1.5×
Listings seen: 3+

Read with care

Rental data covers the whole Joya Verde Residences Dubai project, not this tower alone.
Thin sample — 4 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 1,026 · before fees

Launch, 2018–19: 907; +13%; 55 sales
5 years ago: 743; +38%; 14 sales
3 years ago: 916; +12%; 19 sales
Previous 12 months: 1,209; −15%; 16 sales
Last 12 months: 1,026; today; 6 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.

6 resales in the last 12 months, against 14 a year on average over 2023–2025.

Date	Type	Sqft	Price
12 Oct 2026	2 bed	1,492	AED 1,350,000	905
23 Jun 2026	Studio	437	AED 450,000	1,031
8 May 2026	1 bed	659	AED 725,000	1,101
27 Nov 2025	1 bed	435	AED 424,010	976
6 Nov 2025	1 bed	806	AED 930,000	1,154
15 Oct 2025	1 bed	823	AED 840,000	1,021

6 resales in the last 12 months.

Short-term rates around Joya Verde Residence Dubai

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 · 12+ listings seen	3780.87/sqft	AED 74,287	AED 44,000	1.7×	—
1 bed3+ listings seen	4940.67/sqft	AED 94,173	AED 62,000	1.5×	12.0%
2 bed500 m cluster · 5+ listings seen	6450.43/sqft	AED 114,222	AED 85,000	1.3×	—

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. Joya Verde Residence Dubai places 281st of 352; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
277	Shamal Residences 2Completed 2016 · off-plan 929/sqft	AED 550,000	1,041+1.4%	9.4%	+1.2%	12
278	Diamond Views 2Completed 2009 · off-plan 660/sqft	AED 500,000	1,040+1.3%	9.6%	+13.2%	9
279	Plaza Residences 2Completed 2017 · off-plan 819/sqft	AED 1.17M	1,037+1.1%	5.5%	+5.0%	50
280	Hyati AvenueCompleted 2020 · off-plan 836/sqft	AED 1.16M	1,036+1.0%	8.6%	-26.7%	9
281	Joya Verde Residence Dubai · this buildingCompleted 2019 · off-plan 907/sqft	AED 782,500	1,026	7.4%	-15.1%	6
282	Golden Dream Tower 1	AED 907,125	1,0260.0%	—	-17.6%	53
283	Reef ResidenceCompleted 2017 · off-plan 918/sqft	AED 825,000	1,023-0.3%	6.4%	-1.2%	24
284	Binghatti GateCompleted 2022 · off-plan 740/sqft	AED 879,339	1,022-0.4%	8.2%	-6.1%	12
285	May Residence Tower 2Completed 2019 · off-plan 850/sqft	AED 555,000	1,018-0.8%	9.7%	+35.4%	10

Rank 1 is the dearest per square foot. Differences are against Joya Verde Residence Dubai (AED 1,026/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Joya Verde Residence Dubai 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 230th of 299 by price per square foot and 49th 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 Joya Verde Residence Dubai

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 Joya Verde Residence Dubai

Joya Verde Residence Dubai is an apartment building completed in 2019 by Green Yard Propertes in Jumeirah Village Circle with 110 registered units. 161 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 17.24/sqft a year · 2026 budget
Floors: 5
Lifts: 2
Parking bays: 119
Pools: 1
Master developer: Green Yard Propertes

Drive times · typical

Downtown: 23 min · 22 km
DXB Airport: 24 min · 30 km
DIFC: 20 min · 25 km
Dubai Marina: 17 min · 16 km
Palm Jumeirah: 26 min · 24 km

Nearest, as registered

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

Joya Verde Residence Dubai: AED 1,026 per sq ft, 25% below the median Jumeirah Village Circle building, and a 7.4% 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

Joya Verde Residence DubaiAED 1,026
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

Joya Verde Residence DubaiJumeirah Village Circle median building

Jumeirah Village Circle7.4% 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 Joya Verde Residence Dubai, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · Joya Verde Residence Dubai 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
4 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
22 new and 4 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 17.24/sqft a year, 2026 owners-association budget; 6.3% yield after it. Confirm against the latest invoice.
On record
Project register
Joya Verde Residences Dubai: recorded complete 2019-01-21 · register data to 2026-07-06
On record
Developer
Green Yard Propertes · delivery record
On record
Short-term assumption
Modelled at the published 70% occupancy on 3 listings seen; the dial above changes every short-term figure on this page
Read with care
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 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 Joya Verde Residence Dubai’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: 3,480AED; 4.5% over 25 years
Monthly rent: 5,167AED; AED 62,000 a year
Cash needed at purchase: 219,258AED; 20% down plus AED 62,758 in fees

Owning costs AED 240,139 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 Joya Verde Residence Dubai?: Joya Verde Residence Dubai returns 7.9% gross: a median new-contract rent of AED 62,000 a year (22 Ejari contracts in 12 months) over a price benchmark of AED 782,500 (median of 4 sales in the last 12 months, latest May 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Joya Verde Residence Dubai cost?: The median registered sale price is AED 782,500 (1,061 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Joya Verde Residence Dubai compare with Jumeirah Village Circle?: Its 7.9% gross yield sits +0.5 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 Joya Verde Residence Dubai?: The median new annual rent is AED 62,000, from 22 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 Joya Verde Residence Dubai risen or fallen?: The median new annual rent changed -5.4% in the trailing 12 months against the previous 12, using 22 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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