What is the rental yield in Reef Residence?

Reef Residence returns 8.4% gross: a median new-contract rent of AED 45,300 a year (78 Ejari contracts in 12 months) over a price benchmark of AED 537,500 (median of 10 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a studio in Reef Residence cost?

The median registered sale price is AED 537,500 (1,040 AED/sqft), from 10 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Reef Residence selling for right now?

Registered sales of ready units in Reef Residence over the last 12 months have a median of 1,040 AED/sqft, across 10 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 Reef Residence risen or fallen?

Median price per square foot moved -4.9% over the last 12 months against the 12 before it, on 10 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Reef Residence compare with Jumeirah Village Circle?

Its 8.4% gross yield sits +0.4 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.

Reef Residence

Completed 2017
378 units
33 floors
5 lifts
439 parking bays
2 pools

A studio in Reef Residence costs a median AED 537,500, rents long-let for AED 45,300/yr (8.4% gross), and returns 11.5% short-term at the assumed 70% occupancy.

Satellite view of Reef Residence, 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 Reef Residence, with roads and landmarks named. Apple Maps.

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

Studio · typical price

537,500AED

AED 1,040/sqft · -4.9% on a year

Rent a year: AED 45,300
Yield after service charge: 7.0%
vs Jumeirah Village Circle: 34% below the median

Cost to buy, all inAED 574,488

Price: AED 537,500
DLD fee 4%: AED 21,500
Agent 2% + VAT: AED 11,288
Trustee: AED 4,200

Fees repaid by net rent12 months

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Is Reef Residence a good investment?Pays above the Dubai median and fees repaid within a year; rents and prices are slipping and lots of new supply is coming

Does it pay a good rent?8.4% gross, 7.0% after the service charge (Dubai median 6.8%)8.4%Strength
Is it easy to let?56% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%56%Fair
Jumeirah Village Circle median 38% · top tenth from 64%Reef Residence · 56%
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; Reef Residence is at 56%.
Are rents going up?New studio leases: AED 48,000 a year ago, AED 45,300 now-5.6%Watch
Are prices going up?Studio: AED 1,093/sqft a year ago, 1,040 now-4.9%Watch
How fast do fees pay back?AED 36,988 in fees to buy a studio; net rent covers it in 1.0 years1.0 yrsStrength
Can I sell easily?24 sales in 12 months, 6% of the tower (34 the year before)24Fair
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 71% for buyers 5 years ago; up 12% for launch buyers, before fees+71.0%Context

Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Reef Residence prices and rents by unit typeA studio costs about AED 537,500 and rents for about AED 45,300 a year

Type	Median price	New rent	12-month change	Sales
Studio186 units · 515 sqft	AED 537,5001,040/sqftlaunch 958 +8.5%	8.4%+0.4 pts	AED 45,30078 contracts	-4.9%	10
1 bed127 units · 886 sqft	AED 860,0001,015/sqftlaunch 851 +19.4%	8.1%+0.7 pts	AED 70,00035 contracts	+7.7%	7
2 bed65 units · 1,537 sqft	AED 1.45M943/sqftlaunch 845 +11.6%	8.3%+1.1 pts	AED 120,00011 contracts	no prior year	7

Appreciation, 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: -4.9%
3 years: +33.9% · +10.2%/yr
5 years: +66.5% · +10.7%/yr
vs area median: -34.0%
Rank by price per sqft: 192nd of 214
Off-plan price gain, 2015–2018: +5.0% · +0.5%/yr

Rental income

Studio · Jumeirah Village Circle

Gross yield: 8.4%
Median new rent: AED 45,300/yr
Yield vs area median: +0.4 pts
Yield vs Dubai (6.8%): +1.7 pts
Yield rank: 33rd of 104
Renewal rent: AED 45,000/yr

Short-term income

Studio · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 11.5%
Median nightly rate: AED 327
Net revenue: AED 61,928/yr
vs long-let rent: 1.4×
Listings seen: 6+

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)

Median price paid, Studio, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,023 · before fees

Launch, 2015–18: 914; +12%; 147 sales
5 years ago: 598; +71%; 13 sales
3 years ago: 779; +31%; 44 sales
Previous 12 months: 1,035; −1%; 34 sales
Last 12 months: 1,023; today; 24 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.

24 resales in the last 12 months, against 44 a year on average over 2023–2025.

Date	Type	Sqft	Price
8 Sept 2026	1 bed	886	AED 840,000	948
8 Sept 2026	Studio	503	AED 515,000	1,025
1 Sept 2026	2 bed	1,537	AED 1,635,000	1,064
24 Jul 2026	2 bed	1,537	AED 1,580,000	1,028
9 Jul 2026	Studio	520	AED 540,000	1,039
8 Jul 2026	1 bed	826	AED 995,000	1,205
23 Jun 2026	Studio	514	AED 525,000	1,021
2 Jun 2026	2 bed	1,537	AED 1,450,000	943
1 Jun 2026	2 bed	1,481	AED 2,000,000	1,350
1 Jun 2026	2 bed	1,481	AED 1,350,000	911

24 resales in the last 12 months.

Short-term rates around Reef Residence

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 · 6+ listings seen	3270.63/sqft	AED 61,928	AED 45,300	1.4×	11.5%
1 bed1+ listings seen	7140.84/sqft	AED 139,835	AED 70,000	2.0×	16.3%

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. Reef Residence places 283rd of 352; the nearest 8 are shown.

Highest rental yields in Jumeirah Village Circle →

Rank	Building	Median price	Gross yield	12-month change	Sales
279	Plaza Residences 2Completed 2017 · off-plan 819/sqft	AED 1.17M	1,037+1.3%	5.5%	+5.0%	50
280	Hyati AvenueCompleted 2020 · off-plan 836/sqft	AED 1.16M	1,036+1.3%	8.6%	-26.7%	9
281	Joya Verde Residence DubaiCompleted 2019 · off-plan 907/sqft	AED 782,500	1,026+0.3%	7.4%	-15.1%	6
282	Golden Dream Tower 1	AED 907,125	1,026+0.3%	—	-17.6%	53
283	Reef Residence · this buildingCompleted 2017 · off-plan 918/sqft	AED 825,000	1,023	6.4%	-1.2%	24
284	Binghatti GateCompleted 2022 · off-plan 740/sqft	AED 879,339	1,022-0.1%	8.2%	-6.1%	12
285	May Residence Tower 2Completed 2019 · off-plan 850/sqft	AED 555,000	1,018-0.5%	9.7%	+35.4%	10
286	Diamond Views 3Completed 2013 · off-plan 765/sqft	AED 720,000	1,015-0.7%	7.9%	+10.9%	20
287	La Riviera AzureCompleted 2022 · off-plan 732/sqft	AED 1.13M	1,008-1.5%	6.7%	-1.0%	6

Rank 1 is the dearest per square foot. Differences are against Reef Residence (AED 1,023/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At studio, Reef Residence has registered sale prices 34% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings. It ranks 192nd of 214 by price per square foot and 33rd 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 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 Reef Residence

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 Reef Residence

Reef Residence is an apartment building completed in 2017 in Jumeirah Village Circle with 378 registered units. 624 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 15.01/sqft a year · 2026 budget
Floors: 33
Lifts: 5
Parking bays: 439
Pools: 2

Drive times · typical

Downtown: 24 min · 23 km
DXB Airport: 25 min · 32 km
DIFC: 21 min · 27 km
Dubai Marina: 18 min · 16 km
Palm Jumeirah: 24 min · 20 km

Nearest, as registered

Metro: Nakheel Metro Station
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Reef Residence: AED 1,023 per sq ft, 25% below the median Jumeirah Village Circle building, and a 6.4% 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

Reef ResidenceAED 1,023
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

Reef ResidenceJumeirah Village Circle median building

Jumeirah Village Circle6.4% 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 Reef Residence, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · Reef Residence 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 · Studio
10 registered sales in 12 months
On record
Rental evidence · Studio
78 new and 43 renewal contracts in 12 months · rent source: this building
On record
Service charge
AED 15.01/sqft a year, 2026 owners-association budget; 7.0% yield after it. Confirm against the latest invoice.
On record
Project register
Reef Residence: recorded complete 2017-11-26 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 6 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 studio 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 Reef Residence’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: 2,390AED; 4.5% over 25 years
Monthly rent: 3,775AED; AED 45,300 a year
Cash needed at purchase: 152,863AED; 20% down plus AED 45,363 in fees

Owning costs AED 177,095 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 Reef Residence?: Reef Residence returns 8.4% gross: a median new-contract rent of AED 45,300 a year (78 Ejari contracts in 12 months) over a price benchmark of AED 537,500 (median of 10 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a studio in Reef Residence cost?: The median registered sale price is AED 537,500 (1,040 AED/sqft), from 10 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Reef Residence selling for right now?: Registered sales of ready units in Reef Residence over the last 12 months have a median of 1,040 AED/sqft, across 10 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 Reef Residence risen or fallen?: Median price per square foot moved -4.9% over the last 12 months against the 12 before it, on 10 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does Reef Residence compare with Jumeirah Village Circle?: Its 8.4% gross yield sits +0.4 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.

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Reef Residence sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 10 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/reef-residence
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Reef Residence sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/reef-residence

Stable dataJSON