Marwa Heights
- Completed 2023
- 16 floors
- 3 lifts
- 180 parking bays
- 1 pool
- Master developer New World
A studio in Marwa Heights costs a median AED 527,500, rents long-let for AED 46,500/yr (8.8% gross), and returns 14.7% short-term at the assumed 70% occupancy.
Studio · typical price
527,500AED
AED 1,266/sqft · -5.3% on a year
- Rent a year
- AED 46,500
- Gross yield
- 8.8%
- vs Jumeirah Village Circle
- 20% below the median
Cost to buy, all inAED 563,878
- Price
- AED 527,500
- DLD fee 4%
- AED 21,100
- Agent 2% + VAT
- AED 11,078
- Trustee
- AED 4,200
Fees repaid by rent9 months
Is Marwa Heights a good investment?Pays above the Dubai median and easy to sell; rents and prices are slipping and lots of new supply is coming
- Does it pay a good rent?8.8% gross, before the service charge (not on file) (Dubai median 6.8%)8.8%Strength
- Is it easy to let?47% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%47%Fair
Jumeirah Village Circle median 38% · top tenth from 64%Marwa Heights · 47% 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; Marwa Heights is at 47%.
- Are rents going up?New studio leases: AED 48,000 a year ago, AED 46,500 now-3.1%Watch
- Are prices going up?Studio: AED 1,337/sqft a year ago, 1,266 now-5.3%Watch
- How fast do fees pay back?AED 36,378 in fees to buy a studio; rent covers it in 0.8 years0.8 yrs
- Can I sell easily?17 sales in 12 months, 13% of the tower (23 the year before)17Strength
- 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 16% for launch buyers, before fees+16.1%Context
Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026
Marwa Heights prices and rents by unit typeA studio costs about AED 527,500 and rents for about AED 46,500 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
- -5.3%
- 3 years
- +10.1% · +3.3%/yr
- vs area median
- -19.6%
- Rank by price per sqft
- 168th of 214
- Off-plan price gain, 2022–2025
- +15.1% · +5.8%/yr
Rental income
Studio · Jumeirah Village Circle
- Gross yield
- 8.8%
- Median new rent
- AED 46,500/yr
- Yield vs area median
- +0.8 pts
- Yield vs Dubai (6.8%)
- +2.1 pts
- Yield rank
- 18th of 104
- Renewal rent
- AED 46,500/yr
Short-term income
Studio · 70% occupancy · 7-night stays
- Median nightly rate
- AED 392
- Net revenue
- AED 77,644/yr
- vs long-let rent
- 1.7×
- Listings seen
- 1+
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: Mar 2022, AED 432,254; latest, Jul 2026, AED 520,000; peak, Oct 2025, AED 557,500. Rent on new leases: Oct 2023, AED 44,184 a year; latest, Oct 2026, AED 42,000.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,161 · before fees
- Launch, 2022–25
- 1,000
- +16%
- 99 sales
- 3 years ago
- 1,050
- +11%
- 53 sales
- Previous 12 months
- 1,137
- +2%
- 23 sales
- Last 12 months
- 1,161
- today
- 17 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.
17 resales in the last 12 months, against 34 a year on average over 2023–2025.
17 resales in the last 12 months.
Short-term rates around Marwa Heights
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. Marwa Heights places 251st of 352; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Marwa Heights (AED 1,161/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At studio, Marwa Heights has registered sale prices 20% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings. It ranks 168th of 214 by price per square foot and 18th 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 Marwa Heights
Marwa Heights is an apartment building completed in 2023 by New World in Jumeirah Village Circle. 188 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 16
- Lifts
- 3
- Parking bays
- 180
- Pools
- 1
- Master developer
- New World
Drive times · typical
- Downtown
- 20 min · 20 km
- DXB Airport
- 21 min · 29 km
- DIFC
- 17 min · 24 km
- Dubai Marina
- 17 min · 15 km
- Palm Jumeirah
- 23 min · 19 km
Nearest, as registered
- Metro
- Dubai Internet City
- Mall
- Marina Mall
- Landmark
- Sports City Swimming Academy
Marwa Heights: AED 1,161 per sq ft, 15% below the median Jumeirah Village Circle building, and a 9.2% 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
- Marwa HeightsAED 1,161
- 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
Marwa HeightsJumeirah Village Circle median building
- Jumeirah Village Circle9.2% vs 7.5%
Nearby in Jumeirah Village Circle
Prices per sq ft around Marwa Heights, on the mapPrices per sq ft around Marwa Heights, 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 Marwa Heights’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
- 2,346AED
- 4.5% over 25 years
- Monthly rent
- 3,875AED
- AED 46,500 a year
- Cash needed at purchase
- 150,153AED
- 20% down plus AED 44,653 in fees
Owning costs AED 184,515 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 Marwa Heights?
- Marwa Heights returns 8.8% gross: a median new-contract rent of AED 46,500 a year (12 Ejari contracts in 12 months) over a price benchmark of AED 527,500 (median of 8 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.
- How much does a studio in Marwa Heights cost?
- The median registered sale price is AED 527,500 (1,266 AED/sqft), from 8 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What are apartments in Marwa Heights selling for right now?
- Registered sales of ready units in Marwa Heights over the last 12 months have a median of 1,266 AED/sqft, across 8 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 Marwa Heights risen or fallen?
- Median price per square foot moved -5.3% over the last 12 months against the 12 before it, on 8 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does Marwa Heights compare with Jumeirah Village Circle?
- Its 8.8% gross yield sits +0.8 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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Marwa Heights sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 8 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/marwa-heights
Cite as: Dubai Wealth Index. “Marwa Heights sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/marwa-heights
Stable dataJSON