What is the rental yield in The Square?

The Square returns 8.7% gross: a median new-contract rent of AED 46,000 a year (97 Ejari contracts in 12 months) over a price benchmark of AED 527,500 (median of 24 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.

How much does a studio in The Square cost?

The median registered sale price is AED 527,500 (1,242 AED/sqft), from 24 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in The Square selling for right now?

Registered sales of ready units in The Square over the last 12 months have a median of 1,242 AED/sqft, across 24 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 The Square risen or fallen?

Median price per square foot moved -1.9% over the last 12 months against the 12 before it, on 24 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does The Square compare with Jumeirah Village Circle?

Its 8.7% 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.

The Square

Completed 2020
45 floors
7 lifts
489 parking bays
2 pools
Master developer Tiger Properties

A studio in The Square costs a median AED 527,500, rents long-let for AED 46,000/yr (8.7% gross), and returns 11.0% short-term at the assumed 70% occupancy.

Satellite view of The Square, Jumeirah Village Circle, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Jumeirah Village Circle district around The Square, with roads and landmarks named. Apple Maps.

Street map around The Square, Jumeirah Village Circle, centred on its registered pin. Apple Maps.

Studio · typical price

527,500AED

AED 1,242/sqft · -1.9% on a year

Rent a year: AED 46,000
Yield after service charge: 7.4%
vs Jumeirah Village Circle: 21% below the median

Cost to buy, all inAED 563,878

Price: AED 527,500
DLD fee 4%: AED 21,100
Agent 2% + VAT: AED 11,078
Trustee: AED 4,200

Fees repaid by net rent11 months

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Ask about The Square →

Is The Square a good investment?Pays above the Dubai median, rents rising and fees repaid within a year; lots of new supply is coming

Does it pay a good rent?8.7% gross, 7.4% after the service charge (Dubai median 6.8%)8.7%Strength
Is it easy to let?55% of units signed a yearly lease in 12 months; the typical Jumeirah Village Circle building manages 38%55%Fair
Jumeirah Village Circle median 38% · top tenth from 64%The Square · 55%
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; The Square is at 55%.
Are rents going up?New studio leases: AED 44,000 a year ago, AED 46,000 now+4.5%Strength
Are prices going up?Studio: AED 1,266/sqft a year ago, 1,242 now-1.9%Fair
How fast do fees pay back?AED 36,378 in fees to buy a studio; net rent covers it in 0.9 years0.9 yrsStrength
Can I sell easily?33 sales in 12 months, 10% of the tower (39 the year before)33Fair
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 18% for buyers 5 years ago; launch buyers still 5% down, before fees+18.1%Context

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

Check an asking price →How each reading works →

The Square prices and rents by unit typeA studio costs about AED 527,500 and rents for about AED 46,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
Studio222 units · 415 sqft	AED 527,5001,242/sqftlaunch 1,184 +4.9%		8.7%+0.7 pts	AED 46,00097 contracts	-1.9%	24
1 bed120 units · 802 sqft	AED 900,000951/sqftlaunch 947 +0.3%		7.2%-0.2 pts	AED 65,00055 contracts	+0.4%	9

Appreciation, 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: -1.9%
3 years: +31.7% · +9.6%/yr
5 years: +25.4% · +4.6%/yr
vs area median: -21.2%
Rank by price per sqft: 171st of 214
Off-plan price gain, 2018–2021: +24.2% · +3.4%/yr

Rental income

Studio · Jumeirah Village Circle

Gross yield: 8.7%
Median new rent: AED 46,000/yr
Yield vs area median: +0.7 pts
Yield vs Dubai (6.8%): +2.0 pts
Yield rank: 19th of 104
Renewal rent: AED 42,000/yr
New tenants pay vs sitting (22 renewals): +9.5%

Short-term income

Studio · 70% occupancy · 7-night stays

Modelled yield at 70% occupancy: 11.0%
Median nightly rate: AED 301
Net revenue: AED 57,860/yr
vs long-let rent: 1.3×
Listings seen: 1+

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)

Median price paid, Studio, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,108 · before fees

Launch, 2018–21: 1,169; −5%; 51 sales
5 years ago: 938; +18%; 142 sales
3 years ago: 897; +23%; 36 sales
Previous 12 months: 1,054; +5%; 39 sales
Last 12 months: 1,108; today; 33 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.

33 resales in the last 12 months, against 42 a year on average over 2023–2025.

Date	Type	Sqft	Price
7 Aug 2026	1 bed	749	AED 740,000	988
16 Jul 2026	1 bed	963	AED 900,000	935
6 Jul 2026	Studio	337	AED 530,000	1,571
23 Jun 2026	Studio	419	AED 520,000	1,241
12 May 2026	Studio	488	AED 505,000	1,035
21 Apr 2026	Studio	488	AED 470,000	963
9 Apr 2026	Studio	619	AED 660,000	1,067
9 Mar 2026	Studio	619	AED 665,000	1,075
4 Mar 2026	Studio	402	AED 520,000	1,294
2 Mar 2026	Studio	394	AED 520,000	1,320

33 resales in the last 12 months.

Short-term rates around The Square

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
Studio1+ listings seen	3010.71/sqft	AED 57,860	AED 46,000	1.3×	11.0%
1 bed500 m cluster · 22+ listings seen	5080.54/sqft	AED 93,687	AED 65,000	1.4×	10.4%

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

Nightly 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. The Square places 262nd of 352; the nearest 8 are shown.

Highest rental yields in Jumeirah Village Circle →

Rank	Building	Median price	Gross yield	12-month change	Sales
258	Belle Reve By Zimaya81% · Q3 2026 · off-plan 1,275/sqft	AED 1.44M	1,143+3.1%	—	-10.4%	5
259	Neva ResidencesCompleted 2026 · off-plan 988/sqft	AED 980,000	1,120+1.1%	6.8%	+13.4%	71
260	Roma Residence by JRP77% · Q1 2026 · off-plan 1,168/sqft	AED 1.25M	1,114+0.6%	—	-4.9%	5
261	South Residences	AED 1.26M	1,111+0.3%	—	—	4
262	The Square · this buildingCompleted 2020 · off-plan 990/sqft	AED 555,000	1,108	9.4%	+5.1%	33
263	G-24	AED 844,000	1,1070.0%	—	-1.6%	23
264	Binghatti MirageCompleted 2022 · off-plan 776/sqft	AED 970,000	1,105-0.2%	7.2%	-9.0%	10
265	RigelCompleted 2021 · off-plan 732/sqft	AED 975,000	1,100-0.7%	7.6%	-2.6%	13
266	Chaimaa Avenue 2Completed 2022 · off-plan 946/sqft	AED 1.10M	1,076-2.9%	6.6%	-14.1%	7

Rank 1 is the dearest per square foot. Differences are against The Square (AED 1,108/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At studio, The Square has registered sale prices 21% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings. It ranks 171st of 214 by price per square foot and 19th 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 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 The Square

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.

About The Square

The Square is an apartment building completed in 2020 by Tiger Properties in Jumeirah Village Circle. 472 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Service charge: AED 16.95/sqft a year · 2026 budget
Floors: 45
Lifts: 7
Parking bays: 489
Pools: 2
Master developer: Tiger Properties

Drive times · typical

Downtown: 24 min · 23 km
DXB Airport: 26 min · 31 km
DIFC: 21 min · 26 km
Dubai Marina: 18 min · 15 km
Palm Jumeirah: 24 min · 19 km

Nearest, as registered

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

The Square: AED 1,108 per sq ft, 19% below the median Jumeirah Village Circle building, and a 9.4% 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

The SquareAED 1,108
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.

Gross yield against the area's buildings

Axis: gross yield, % of price

The SquareJumeirah Village Circle median building

Jumeirah Village Circle9.4% vs 7.5%

Line: the 10th to 90th percentile of 195 buildings in Jumeirah Village Circle. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

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 The Square, on the map

Pills show median sale price, AED. 304 buildings pinned from Google place records and Apple geocoding · The Square 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 · Studio
24 registered sales in 12 months
On record
Rental evidence · Studio
97 new and 22 renewal contracts in 12 months · rent source: this building
On record
Service charge
AED 16.95/sqft a year, 2026 owners-association budget; 7.4% yield after it. Confirm against the latest invoice.
On record
Project register
The Square: recorded complete 2020-12-31 · register data to 2026-07-06
On record
Developer
Tiger Properties · delivery record
On record
Short-term assumption
Modelled at the published 70% occupancy on 1 listings seen; the dial above changes every short-term figure on this page
Read with care
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

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 rate

Prefilled from The Square’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: 2,346AED; 4.5% over 25 years
Monthly rent: 3,833AED; AED 46,000 a year
Cash needed at purchase: 150,153AED; 20% down plus AED 44,653 in fees

Owning costs AED 181,860 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in The Square?: The Square returns 8.7% gross: a median new-contract rent of AED 46,000 a year (97 Ejari contracts in 12 months) over a price benchmark of AED 527,500 (median of 24 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.
How much does a studio in The Square cost?: The median registered sale price is AED 527,500 (1,242 AED/sqft), from 24 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in The Square selling for right now?: Registered sales of ready units in The Square over the last 12 months have a median of 1,242 AED/sqft, across 24 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 The Square risen or fallen?: Median price per square foot moved -1.9% over the last 12 months against the 12 before it, on 24 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does The Square compare with Jumeirah Village Circle?: Its 8.7% 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.

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