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Regina

A studio in Regina costs a median AED 547,500, rents long-let for AED 48,000/yr (8.81% gross), and returns 15.98% short-let at the assumed 80% occupancy — +0.4 pts vs Jumeirah Village Circle's 8.43% and +1.8 pts vs Dubai's 6.97% — from 32 sales and 214 rental contracts registered in the last 24 months through 26 Aug 2026.

Registered data
Sales · Studio
15 in 12 months
Rental contracts · Studio
110 in 12 months
Buy
547,500AED
AED 1,348/sqft
Long-let
8.81%
AED 48,000/yr
Short-let
15.98%
AED 382/night · 0.95/sqft

Price per sqft: Median of 15 registered sales of ready units in the last 12 months, most recent August 2026.

Priced off the last 5 sales — most recent August 2026.

Yield spread
+0.4 pts
vs the Jumeirah Village Circle median for this unit type
Turnover upside
+9.1%
new tenants pay more than sitting ones — 66 renewals
AED/yr/sqft
AED 122
Sales
32
Rental contracts
214
Renewal rent
AED 44,000/yr
12 months
-1.7%
3 years
+23.4%+7.3%/yr
5 years
+28.7%+5.2%/yr

Based on 32 sales and 214 rental contracts in the last 24 months.

Regina 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 2019 to 2026, 826 registered sales in all — the 32 in the last 24 months are what every median above is computed from.

Yield by bedroom type

TypeMedian priceAED/sqftYield12moSales
StudioAED 547,50013608.81%
+0.4 pts
-1.7%32
1 bedAED 880,00011507.43%
-0.4 pts
+7.7%22

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 Regina

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
Studio500m3820.95AED 87,503AED 48,0001.8×15.98%6+
1 bed5990.78AED 134,958AED 68,0002.0×15.34%2+

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, 0.53 AED/night/sqft; latest Sep 2027, 0.57 AED/night/sqft; peak Feb 2027, 0.74 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 Regina itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Regina between 2019 and 2022 went for a median of AED 1,013/sqft (AED 399,000). The same building resells today at AED 1,323/sqft (AED 600,000) — an uplift of +50.4%.

Based on 163 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.

18 resales in the last 12 months, against 52 a year on average over 2023–2025.

Sales

DateTypeSqftPriceAED/sqft
26 Aug 2026Studio206AED 243,5001,184
8 Jun 20261 bed782AED 890,0001,138

2 resales in the last 3 months.

Rental contracts

StartTypeSqftAnnual rentAED/sqftContract
12 Sept 20261 bed806AED 65,00081Renewal
1 Sept 2026Studio341AED 42,000123New
1 Sept 20261 bed786AED 68,00087New
1 Sept 2026Studio387AED 45,000116Renewal
1 Sept 20261 bed726AED 65,00090New
25 Aug 2026Studio412AED 46,000112New
23 Aug 2026Studio408AED 45,000110New
23 Aug 2026Studio388AED 45,000116Renewal
21 Aug 2026Studio449AED 56,700126Renewal
20 Aug 2026Studio341AED 40,000117New
19 Aug 2026Studio400AED 45,000113New
17 Aug 2026Studio400AED 47,000118Renewal
15 Aug 2026Studio400AED 66,000165Renewal
15 Aug 2026Studio388AED 45,000116New
10 Aug 2026Studio410AED 40,00097New
7 Aug 2026Studio398AED 38,00095New
5 Aug 2026Studio398AED 38,00095New
3 Aug 2026Studio387AED 45,000116New
1 Aug 2026Studio400AED 35,00088New
1 Aug 2026Studio320AED 35,000109New
1 Aug 2026Studio349AED 40,000115New
1 Aug 2026Studio362AED 37,000102New
1 Aug 2026Studio341AED 40,000117New
1 Aug 2026Studio387AED 40,000103Renewal
1 Aug 2026Studio409AED 37,00091New
1 Aug 2026Studio414AED 55,000133New
1 Aug 2026Studio409AED 40,00098New
27 Jul 20261 bed726AED 76,500105Renewal
27 Jul 2026Studio409AED 50,000122Renewal
25 Jul 2026Studio400AED 45,000113New
25 Jul 2026Studio410AED 47,000115New
25 Jul 2026Studio400AED 47,000118New
20 Jul 20261 bed784AED 63,00080New
14 Jul 2026Studio400AED 43,000108New
13 Jul 2026Studio452AED 40,00089New
2 Jul 20261 bed745AED 65,00087New
1 Jul 20261 bed799AED 70,00088New
1 Jul 2026Studio408AED 40,00098New
1 Jul 20261 bed805AED 75,00093Renewal
1 Jul 20261 bed782AED 65,00083New
25 Jun 2026Studio349AED 40,000115New
22 Jun 2026Studio397AED 38,00096New
20 Jun 2026Studio318AED 42,000132New
18 Jun 2026Studio341AED 37,000108New
18 Jun 2026Studio387AED 40,000103New
17 Jun 2026Studio349AED 35,000100New
10 Jun 2026Studio327AED 43,000131New
6 Jun 2026Studio320AED 43,000135New
6 Jun 20261 bed805AED 72,00089New
5 Jun 20261 bed784AED 65,00083New
1 Jun 2026Studio412AED 40,00097New
1 Jun 2026Studio400AED 47,867120New
1 Jun 2026Studio452AED 40,00089New
1 Jun 20261 bed799AED 75,00094Renewal
1 Jun 2026Studio388AED 42,000108New

55 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
39
Lifts
7
Parking bays
381
Swimming pools
1

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 Regina?
Regina returns 8.81% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 214 rental contracts registered in the last 24 months.
How much does a studio in Regina cost?
The median registered sale price is AED 547,500 (1,360 AED/sqft), from 32 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Regina selling for right now?
Registered sales of ready units in Regina over the last 12 months have a median of 1,348 AED/sqft, across 15 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 Regina risen or fallen?
Median price per square foot moved -1.7% over the last 12 months against the 12 before it, on 32 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Regina compare with Jumeirah Village Circle?
Its 8.81% gross yield sits +0.4 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.

Regina sale record

Record type
Building-level property market record
Data date
Evidence base
32 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/regina
Method
Definitions and calculations

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

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.