What is the rental yield in Skyhills Residences 3 Tower A?

No gross yield is published for Skyhills Residences 3 Tower A as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 17 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Jumeirah Village Circle median is 7.2% gross.

How much does a 2 bedroom in Skyhills Residences 3 Tower A cost?

The median registered sale price is AED 1.87M (1,412 AED/sqft), from 17 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

Have prices in Skyhills Residences 3 Tower A risen or fallen?

Median price per square foot moved -0.5% over the last 12 months against the 12 before it, on 17 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How many apartments change hands in Skyhills Residences 3 Tower A?

17 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

Which metro station is closest to Skyhills Residences 3 Tower A?

Nakheel Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Marina Mall.

Skyhills Residences 3 Tower A

Under construction · 28% built · handover Q2 2026, overdue
Master developer Hre

A 2 bed in Skyhills Residences 3 Tower A costs a median AED 1.87M.

2 bed · typical price

1.87MAED

AED 1,412/sqft · -0.5% on a year

vs Jumeirah Village Circle: 9% above the median

Cost to buy, all inAED 1.99M

Price: AED 1.87M
DLD fee 4%: AED 74,721
Agent 2% + VAT: AED 39,228
Trustee: AED 4,200

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Ask about Skyhills Residences 3 Tower A →

Is Skyhills Residences 3 Tower A a good investment?Lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?2 bed: AED 1,419/sqft a year ago, 1,412 now-0.5%Fair
How fast do fees pay back?AED 118,149 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 118,149
Can I sell easily?28 sales in 12 months (102 the year before)28
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?Launch buyers still 8% down, before fees-8.3%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Skyhills Residences 3 Tower A prices and rents by unit typeA two-bed costs about AED 1.87M

Type	Median price	New rent	12-month change	Sales
Studio	AED 708,3851,558/sqft	not yet let	not yet let	under 5 sales in a year	1
1 bed	AED 1.29M1,646/sqft	not yet let	not yet let	-0.7%	10
2 bed	AED 1.87M1,412/sqft	not yet let	not yet let	-0.5%	17

Appreciation, rental income and short-term detail, by unit type

Appreciation

2 bed · price per sqft · Jumeirah Village Circle · area median AED 1,300/sqft

12-month change: -0.5%
vs area median: +8.6%
Rank by price per sqft: 48th of 161

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid, 2 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,429 · before fees

Launch, 2025–26: 1,558; −8%; 125 sales
Previous 12 months: 1,638; −13%; 102 sales
Last 12 months: 1,429; today; 28 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.

No resales match the last 12 months. Try another transaction type, bedroom type or period.

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. Skyhills Residences 3 Tower A places 140th of 352; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
136	Pantheon Elysee Heights81% · Q2 2026 · off-plan 1,340/sqft	AED 707,450	1,436+0.5%	—	—	4
137	JEEWAR by Badr	AED 1.09M	1,433+0.3%	—	0.0%	20
138	Taraf 3 Residenceoff-plan 1,432/sqft	AED 1.19M	1,432+0.2%	—	—	7
139	Elitz By Danube - 233% · Q4 2025 · off-plan 1,380/sqft	AED 851,100	1,4300.0%	—	-2.5%	16
140	Skyhills Residences 3 Tower A · this building28% · Q2 2026 · off-plan 1,557/sqft	AED 1.66M	1,429	—	-12.7%	28
141	Oakyard Residences2% · Q1 2027 · off-plan 1,434/sqft	AED 1.01M	1,428-0.1%	—	-3.9%	92
142	Havelock Heights40% · Q3 2026 · off-plan 1,384/sqft	AED 1.23M	1,426-0.2%	—	+6.0%	25
143	Blossom 76 by Tranquil8% · Q3 2026 · off-plan 1,426/sqft	AED 637,500	1,426-0.3%	—	+0.3%	43
144	Waref residences by sido development81% · Q2 2026 · off-plan 1,352/sqft	AED 1.12M	1,423-0.5%	—	+5.4%	33

Rank 1 is the dearest per square foot. Differences are against Skyhills Residences 3 Tower A (AED 1,429/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Skyhills Residences 3 Tower A has registered sale prices 9% above the Jumeirah Village Circle median price per square foot of 1,300 AED, across 161 eligible buildings. It ranks 48th of 161 by price per square foot 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 Skyhills Residences 3 Tower A

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.

The Skyhills III by HRE towers

2 towers in Skyhills III by HRE, at the bedroom type above.

Skyhills III by HRE, every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
Skyhills Residences 3 - TOWER B	AED 1.67M16 sales	1,589	—none	—
Skyhills Residences 3 Tower A · this building	AED 1.87M17 sales	1,412	—none	—

Jumeirah Village Circle: every development at this type

Development	Rent a year	Price	AED/sqft	Gross yield
Emirates Garden I2 developments, pooled	—2 contracts, too few	—2 sales, too few	—	—
Gardenia2 towers · rent filed for the project	—2 contracts, too few	—1 sale, too few	—	—
Rose 12 towers	—none	—1 sale, too few	—	—
Emirates Garden II2 developments, pooled	—none	AED 1.32M5 sales	809	—
Magnolia2 towers	—none	—2 sales, too few	—	—
Maple2 towers	—none	AED 1.32M3 sales	815	—
Tuscan RESIDENCES12 developments, pooled	AED 95,0005 contracts	—1 sale, too few	—	—
Arezzo2 towers · rent filed for the project	—2 contracts, too few	—none	—	—
Siena2 towers · rent filed for the project	AED 95,0003 contracts	—1 sale, too few	—	—
Belgravia III2 towers · rent filed for the project	AED 135,00024 contracts	AED 2.10M12 sales	1,244	6.4%
Belgravia Square2 towers · rent filed for the project	AED 140,00017 contracts	AED 1.96M10 sales	1,581	7.1%
Binghatti Galaxy2 towers · rent filed for the project	—1 contract, too few	—none	—	—
Bloom Heights2 towers · rent filed for the project	AED 95,50032 contracts	AED 1.48M6 sales	1,378	6.5%
Bloom Towers3 towers · rent filed for the project	AED 110,68024 contracts	AED 1.57M5 sales	1,228	7.0%
Cello Residences2 towers	—none	AED 1.71M5 sales	1,285	—
Elitz 2 By Danube2 towers	—none	—2 sales, too few	—	—
Elitz 3 By Danube2 towers	—none	AED 1.76M15 sales	1,559	—
Elitz By Danube2 towers	—none	AED 1.52M5 sales	1,356	—
Emirates Garden 1 (Lavender - Gardenia - Rose)2 towers · rent filed for the project	—1 contract, too few	—2 sales, too few	—	—
Emirates Garden 2 (Maple- Magnolia - Mulberry)2 towers · rent filed for the project	AED 98,0005 contracts	—none	—	—
Knight Bridge Court & Kensington Manor2 towers · rent filed for the project	AED 70,00015 contracts	AED 800,0009 sales	800	8.8%
Luma222 towers · rent filed for the project	AED 117,5006 contracts	AED 2.05M3 sales	1,350	5.7%
Maimoon Gardens2 towers	—none	AED 1.33M10 sales	1,389	—
May Residence5 towers · rent filed for the project	—1 contract, too few	—none	—	—
Oakley Square Residences2 towers · rent filed for the project	AED 145,00017 contracts	AED 2.19M7 sales	1,823	6.6%
Plaza Residences2 towers · rent filed for the project	AED 90,00050 contracts	AED 1.35M23 sales	974	6.7%
Roxana Residence4 towers · rent filed for the project	AED 97,0005 contracts	—2 sales, too few	—	—
Sandoval Gardens2 towers · rent filed for the project	AED 100,0003 contracts	—none	—	—
Seasons Community- Autumn2 towers · rent filed for the project	AED 81,50014 contracts	AED 1.10M9 sales	745	7.4%
Seasons Community- Summer2 towers · rent filed for the project	AED 80,00031 contracts	AED 1.00M20 sales	787	8.0%
Serenity Lakes 52 towers	—2 contracts, too few	—1 sale, too few	—	—
Serenz by Danube2 towers	—none	AED 1.91M60 sales	2,030	—
Signature Livings2 towers · rent filed for the project	—2 contracts, too few	—none	—	—
Skyhills III by HRE · this development2 towers	—none	AED 1.74M33 sales	1,432	—
Terrazzo Residences2 towers	—none	—2 sales, too few	—	—
The Autograph2 towers · rent filed for the project	AED 145,0005 contracts	—1 sale, too few	—	—
The Orchard Place2 towers	—none	AED 1.74M3 sales	1,301	—
Tuscan Residence 12 towers · rent filed for the project	—2 contracts, too few	—none	—	—
All of Jumeirah Village Circleevery building, in a project or not	AED 110,0001,683 contracts	AED 1.65M1,509 sales	1,309	6.7%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer. Developments sharing a name are grouped under it; DLD itself records no such parent.

About Skyhills Residences 3 Tower A

Skyhills Residences 3 Tower A is an under-construction (28% built) apartment building by Hre in Jumeirah Village Circle. 130 sales are registered with the Dubai Land Department.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

The building, as registered

Master developer: Hre

Nearest, as registered

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

Skyhills Residences 3 Tower A: AED 1,429 per sq ft, 5% above the median Jumeirah Village Circle 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

Skyhills Residences 3 Tower AAED 1,429
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.

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 Skyhills Residences 3 Tower A, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · Skyhills Residences 3 Tower A 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 · 2 bed
17 registered sales in 12 months
On record
Rental evidence · 2 bed
No Ejari contract registered: not yet let
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
Skyhills III by HRE: not recorded complete, 28.1% built, planned 2026-06-01 · register data to 2026-07-06
Read with care
Developer
Hre · delivery record
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 2 bed 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 Skyhills Residences 3 Tower A’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: —; 4.5% over 25 years
Monthly rent: —
Cash needed at purchase: —

Enter a price, a rent, a rate, a term and a horizon to model the comparison.

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Common questions

What is the rental yield in Skyhills Residences 3 Tower A?: No gross yield is published for Skyhills Residences 3 Tower A as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 17 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Jumeirah Village Circle median is 7.2% gross.
How much does a 2 bedroom in Skyhills Residences 3 Tower A cost?: The median registered sale price is AED 1.87M (1,412 AED/sqft), from 17 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
Have prices in Skyhills Residences 3 Tower A risen or fallen?: Median price per square foot moved -0.5% over the last 12 months against the 12 before it, on 17 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How many apartments change hands in Skyhills Residences 3 Tower A?: 17 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.
Which metro station is closest to Skyhills Residences 3 Tower A?: Nakheel Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Marina Mall.

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