Shamal Waves
- Completed 2018
- 68 units
- 4 floors
- 2 lifts
- 68 parking bays
- 1 pool
A studio in Shamal Waves costs a median AED 543,500, rents long-let for AED 48,000/yr (8.8% gross), and returns 12.7% short-term at the assumed 70% occupancy.
Studio · typical price
543,500AED
AED 871/sqft · -9.3% on a year
- Rent a year
- AED 48,000
- Yield after service charge
- 6.8%
- vs Jumeirah Village Circle
- 45% below the median
Cost to buy, all inAED 580,854
- Price
- AED 543,500
- DLD fee 4%
- AED 21,740
- Agent 2% + VAT
- AED 11,414
- Trustee
- AED 4,200
Fees repaid by net rent12 months
Is Shamal Waves 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, 6.8% after the service charge (Dubai median 6.8%)8.8%Strength
- Is it easy to let?57% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%57%Fair
Jumeirah Village Circle median 38% · top tenth from 64%Shamal Waves · 57% 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; Shamal Waves is at 57%.
- Are rents going up?New studio leases: AED 52,000 a year ago, AED 48,000 now-7.7%Watch
- Are prices going up?Studio: AED 960/sqft a year ago, 871 now-9.3%Watch
- How fast do fees pay back?AED 37,354 in fees to buy a studio; net rent covers it in 1.0 years1.0 yrsFair
- Can I sell easily?13 sales in 12 months, 19% of the tower (20 the year before)13Strength
- 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?Buyers 5 years ago still 10% down; launch buyers still 12% down, before fees-10.1%Context
Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026
Shamal Waves prices and rents by unit typeA studio costs about AED 543,500 and rents for about AED 48,000 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
- -9.3%
- vs area median
- -44.7%
- Rank by price per sqft
- 205th of 214
- Off-plan price gain, 2017–2019
- -10.7% · -1.4%/yr
Rental income
Studio · Jumeirah Village Circle
- Gross yield
- 8.8%
- Median new rent
- AED 48,000/yr
- Yield vs area median
- +0.8 pts
- Yield vs Dubai (6.8%)
- +2.1 pts
- Yield rank
- 17th of 104
- Renewal rent
- AED 45,100/yr
- New tenants pay vs sitting (12 renewals)
- +6.4%
Short-term income
Studio · 70% occupancy · 7-night stays · within 500 m
- Median nightly rate
- AED 368
- Net revenue
- AED 68,985/yr
- vs long-let rent
- 1.4×
- Listings seen
- 10+
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: Sep 2017, AED 637,139; latest, Sep 2026, AED 670,000; peak, Sep 2026, AED 670,000. Rent on new leases: Feb 2019, AED 41,500 a year; latest, Sep 2026, AED 48,786.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 871 · before fees
- Launch, 2017–19
- 984
- −12%
- 22 sales
- 5 years ago
- 969
- −10%
- 1 sale
- 3 years ago
- 857
- +2%
- 5 sales
- Previous 12 months
- 874
- 0%
- 20 sales
- Last 12 months
- 871
- today
- 13 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.
13 resales in the last 12 months, against 12 a year on average over 2023–2025.
13 resales in the last 12 months.
Short-term rates around Shamal Waves
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. Shamal Waves places 317th of 352; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Shamal Waves (AED 871/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At studio, Shamal Waves has registered sale prices 45% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings. It ranks 205th of 214 by price per square foot and 17th 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 Shamal Waves
Shamal Waves is an apartment building completed in 2018 in Jumeirah Village Circle with 68 registered units. 118 sales are registered with the Dubai Land Department.
The building, as registered
- Service charge
- AED 17.56/sqft a year · 2026 budget
- Floors
- 4
- Lifts
- 2
- Parking bays
- 68
- Pools
- 1
Drive times · typical
- Downtown
- 21 min · 22 km
- DXB Airport
- 23 min · 30 km
- DIFC
- 19 min · 25 km
- Dubai Marina
- 16 min · 14 km
- Palm Jumeirah
- 22 min · 18 km
Nearest, as registered
- Metro
- Nakheel Metro Station
- Mall
- Marina Mall
- Landmark
- Sports City Swimming Academy
Shamal Waves: AED 871 per sq ft, 36% 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
- Shamal WavesAED 871
- 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
Shamal WavesJumeirah Village Circle median building
- Jumeirah Village Circle9.2% vs 7.5%
Nearby in Jumeirah Village Circle
Prices per sq ft around Shamal Waves, on the mapPrices per sq ft around Shamal Waves, 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 17.56/sqft a year, 2026 owners-association budget; 6.8% yield after it. Confirm against the latest invoice.On record
- Project registerOn 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 Shamal Waves’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
- 2,417AED
- 4.5% over 25 years
- Monthly rent
- 4,000AED
- AED 48,000 a year
- Cash needed at purchase
- 154,489AED
- 20% down plus AED 45,789 in fees
Owning costs AED 190,804 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 Shamal Waves?
- Shamal Waves returns 8.8% gross: a median new-contract rent of AED 48,000 a year (19 Ejari contracts in 12 months) over a price benchmark of AED 543,500 (median of 13 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
- How much does a studio in Shamal Waves cost?
- The median registered sale price is AED 543,500 (871 AED/sqft), from 13 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What are apartments in Shamal Waves selling for right now?
- Registered sales of ready units in Shamal Waves over the last 12 months have a median of 871 AED/sqft, across 13 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 Shamal Waves risen or fallen?
- Median price per square foot moved -9.3% over the last 12 months against the 12 before it, on 13 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does Shamal Waves 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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Shamal Waves sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 13 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/shamal-waves
Cite as: Dubai Wealth Index. “Shamal Waves sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/shamal-waves
Stable dataJSON