Sandoval Garden Apartments 2

1. Does it pay a good rent?7.4% gross, before the service charge (not on file) (Dubai median 6.8%)7.4%Fair
2. Are rents going up?New studio leases: AED 48,000 a year ago, AED 48,000 now (pooled across the project)0.0%
3. Are prices going up?All types: AED 1,003/sqft a year ago, 852 now-15.1%Watch
4. How fast do fees pay back?AED 43,850 in fees to buy a studio; rent covers it in 0.9 years0.9 yrs
5. Can I sell easily?5 sales in 12 months (10 the year before)5
6. 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
7. Did earlier buyers gain?Up 37% for buyers 5 years ago; up 20% for launch buyers, before fees+36.6%Context

5 resales in the last 12 months, against 10 a year on average over 2023–2025.

At studio, Sandoval Garden Apartments 2 has registered sale prices 46% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings. It ranks 206th of 214 by price per square foot and 83rd of 104 by gross yield in Jumeirah Village Circle.

Ejari files Sandoval Gardens’s leases under the project, not a tower, so every tower share one rent: the project figure above, counted once. Prices are each tower’s own registered sales.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · Studio
  3 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · Studio
  17 new and 12 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
  Not on record
• Project register
  Sandoval Gardens: recorded complete 2011-12-22 · register data to 2026-07-06
  On record
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

What is the rental yield in Sandoval Garden Apartments 2?

Sandoval Garden Apartments 2 returns 7.4% gross: a median new-contract rent of AED 48,000 a year (17 Ejari contracts in 12 months) over a price benchmark of AED 650,000 (median of 3 sales in the last 12 months, latest Jun 2026), before service charge, agency fees or vacant months.

How much does a studio in Sandoval Garden Apartments 2 cost?

The median registered sale price is AED 650,000 (852 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Sandoval Garden Apartments 2 compare with Jumeirah Village Circle?

Its 7.4% gross yield sits -0.7 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.

What is the registered annual rent for a studio in Sandoval Garden Apartments 2?

The median new annual rent is AED 48,000, from 17 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 Sandoval Garden Apartments 2 risen or fallen?

The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 17 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.