SPICA Residential

1. Does it pay a good rent?6.9% gross, 5.5% after the service charge (Dubai median 6.8%)6.9%Fair
2. Is it easy to let?62% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%62%Strength

   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; SPICA Residential is at 62%.

3. Are rents going up?New 2 bed leases: AED 90,000 a year ago, AED 88,000 now-2.2%Fair
4. Are prices going up?All types: AED 833/sqft a year ago, 880 now+5.5%Strength
5. How fast do fees pay back?AED 81,975 in fees to buy a 2 bed; net rent covers it in 1.2 years1.2 yrsFair
6. Can I sell easily?5 sales in 12 months, 4% of the tower (7 the year before)5Watch
7. 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
8. Did earlier buyers gain?Up 53% for buyers 5 years ago; launch buyers still 15% down, before fees+52.8%Context

5 resales in the last 12 months, against 6 a year on average over 2023–2025.

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

At 2 bed, SPICA Residential has registered sale prices 32% below the Jumeirah Village Circle median price per square foot of 1,300 AED, across 161 eligible buildings. It ranks 146th of 161 by price per square foot and 46th of 67 by gross yield in Jumeirah Village Circle.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 2 bed
  3 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · 2 bed
  14 new and 16 renewal contracts in 12 months · rent source: this building
  On record
• Service charge
  AED 12.15/sqft a year, 2026 owners-association budget; 5.5% yield after it. Confirm against the latest invoice.
  On record
• Project register
  Spica: recorded complete 2016-09-01 · register data to 2026-07-06
  On record
• Building record
  DLD building record · data to 2026-10-13
  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 SPICA Residential?

SPICA Residential returns 6.9% gross: a median new-contract rent of AED 88,000 a year (14 Ejari contracts in 12 months) over a price benchmark of AED 1.27M (median of 3 sales in the last 12 months, latest Dec 2025), before service charge, agency fees or vacant months.

How much does a 2 bedroom in SPICA Residential cost?

The median registered sale price is AED 1.27M (887 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does SPICA Residential compare with Jumeirah Village Circle?

Its 6.9% gross yield sits -0.3 pts against the Jumeirah Village Circle median of 7.2%, 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 2 bedroom in SPICA Residential?

The median new annual rent is AED 88,000, from 14 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in SPICA Residential risen or fallen?

The median new annual rent changed -2.2% in the trailing 12 months against the previous 12, using 14 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.