Regina
- Completed 2022
- 39 floors
- 7 lifts
- 381 parking bays
- 1 pool
- Master developer Tiger Properties
A studio in Regina costs a median AED 547,500, rents long-let for AED 45,000/yr (8.2% gross), and returns 13.8% short-term at the assumed 70% occupancy.
Studio · typical price
547,500AED
AED 1,338/sqft · -1.6% on a year
- Rent a year
- AED 45,000
- Yield after service charge
- 6.7%
- vs Jumeirah Village Circle
- 15% below the median
Cost to buy, all inAED 585,098
- Price
- AED 547,500
- DLD fee 4%
- AED 21,900
- Agent 2% + VAT
- AED 11,498
- Trustee
- AED 4,200
Fees repaid by net rent12 months
Is Regina a good investment?Pays above the Dubai median and easy to let; rents are slipping, few units change hands and lots of new supply is coming
- Does it pay a good rent?8.2% gross, 6.7% after the service charge (Dubai median 6.8%)8.2%Strength
- Is it easy to let?71% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%71%Strength
Jumeirah Village Circle median 38% · top tenth from 64%Regina · 71% 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; Regina is at 71%.
- Are rents going up?New studio leases: AED 48,000 a year ago, AED 45,000 now-6.3%Watch
- Are prices going up?Studio: AED 1,360/sqft a year ago, 1,338 now-1.6%Fair
- How fast do fees pay back?AED 37,598 in fees to buy a studio; net rent covers it in 1.0 years1.0 yrsFair
- Can I sell easily?12 sales in 12 months, 4% of the tower (37 the year before)12Watch
- 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 29% for buyers 5 years ago; up 31% for launch buyers, before fees+28.5%Context
Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026
Regina prices and rents by unit typeA studio costs about AED 547,500 and rents for about AED 45,000 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
- -1.6%
- 3 years
- +22.5% · +7.0%/yr
- 5 years
- +27.7% · +5.0%/yr
- vs area median
- -15.0%
- Rank by price per sqft
- 156th of 214
- Off-plan price gain, 2019–2022
- +31.9% · +5.2%/yr
Rental income
Studio · Jumeirah Village Circle
- Gross yield
- 8.2%
- Median new rent
- AED 45,000/yr
- Yield vs area median
- +0.2 pts
- Yield vs Dubai (6.8%)
- +1.5 pts
- Yield rank
- 41st of 104
- Renewal rent
- AED 47,000/yr
- New tenants pay vs sitting (38 renewals)
- -4.3%
Short-term income
Studio · 70% occupancy · 7-night stays · within 500 m
- Median nightly rate
- AED 382
- Net revenue
- AED 75,610/yr
- vs long-let rent
- 1.7×
- 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)
Chart data, Studio: May 2019, AED 399,000; latest, Sep 2026, AED 371,750; peak, Feb 2026, AED 586,250. Rent on new leases: Jul 2022, AED 32,000 a year; latest, Oct 2026, AED 42,500.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,327 · before fees
- Launch, 2019–22
- 1,015
- +31%
- 69 sales
- 5 years ago
- 1,033
- +29%
- 20 sales
- 3 years ago
- 942
- +41%
- 75 sales
- Previous 12 months
- 1,319
- +1%
- 37 sales
- Last 12 months
- 1,327
- today
- 12 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.
12 resales in the last 12 months, against 52 a year on average over 2023–2025.
12 resales in the last 12 months.
Short-term rates around Regina
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. Regina places 192nd of 352; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Regina (AED 1,327/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At studio, Regina has registered sale prices 15% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings. It ranks 156th of 214 by price per square foot and 41st 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 Regina
Regina is an apartment building completed in 2022 by Tiger Properties in Jumeirah Village Circle. 413 sales are registered with the Dubai Land Department.
The building, as registered
- Service charge
- AED 20.20/sqft a year · 2026 budget
- Floors
- 39
- Lifts
- 7
- Parking bays
- 381
- Pools
- 1
- Master developer
- Tiger Properties
Drive times · typical
- Downtown
- 23 min · 22 km
- DXB Airport
- 25 min · 31 km
- DIFC
- 20 min · 26 km
- Dubai Marina
- 19 min · 16 km
- Palm Jumeirah
- 25 min · 20 km
Nearest, as registered
- Metro
- Dubai Internet City
- Mall
- Mall of the Emirates
- Landmark
- Sports City Swimming Academy
Regina: AED 1,327 per sq ft, 3% below the median Jumeirah Village Circle building, and a 8.7% 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
- ReginaAED 1,327
- 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
ReginaJumeirah Village Circle median building
- Jumeirah Village Circle8.7% vs 7.5%
More from Tiger Properties
Auresta Tower
Jumeirah Village Circle · 307 sales, 12 months
705,568
AED, resale median · 1,644/sqft
Sky Gate Tower
Jumeirah Village Triangle · 219 sales, 12 months
686,021
AED, resale median · 1,581/sqft
Tiger Sky Tower
Business Bay · 170 sales, 12 months
3.13M
AED, resale median · 2,388/sqft
Ananda Residences-B
Motor City · 137 sales, 12 months
553,460
AED, resale median · 1,302/sqft
Nearby in Jumeirah Village Circle
Prices per sq ft around Regina, on the mapPrices per sq ft around Regina, 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 chargeAED 20.20/sqft a year, 2026 owners-association budget; 6.7% yield after it. Confirm against the latest invoice.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 Regina’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
- 2,435AED
- 4.5% over 25 years
- Monthly rent
- 3,750AED
- AED 45,000 a year
- Cash needed at purchase
- 155,573AED
- 20% down plus AED 46,073 in fees
Owning costs AED 174,460 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 Regina?
- Regina returns 8.2% gross: a median new-contract rent of AED 45,000 a year (112 Ejari contracts in 12 months) over a price benchmark of AED 547,500 (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 Regina cost?
- The median registered sale price is AED 547,500 (1,338 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 Regina selling for right now?
- Registered sales of ready units in Regina over the last 12 months have a median of 1,338 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 Regina risen or fallen?
- Median price per square foot moved -1.6% 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 Regina compare with Jumeirah Village Circle?
- Its 8.2% gross yield sits +0.2 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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Regina sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- 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/regina
Cite as: Dubai Wealth Index. “Regina sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/regina
Stable dataJSON