TUSCAN RESIDENCES1- Siena 2
A studio in TUSCAN RESIDENCES1- Siena 2 costs a median AED 495,000 and rents long-let for AED 42,000/yr.
Studio · typical price
495,000AED
AED 992/sqft
- Rent a year
- AED 42,000
- vs Jumeirah Village Circle
- 37% below the median
Cost to buy, all inAED 527,295
- Price
- AED 495,000
- DLD fee 4%
- AED 19,800
- Agent 2% + VAT
- AED 10,395
- Trustee
- AED 2,100
Fees repaid by rent9 months
Is TUSCAN RESIDENCES1- Siena 2 a good investment?Pays above the Dubai median; lots of new supply is coming
- Does it pay a good rent?8.8% gross, before the service charge (not on file) (Dubai median 6.8%)8.8%Strength
- Are rents going up?New studio leases: AED 44,000 a year ago, AED 42,000 now (pooled across the project)-4.5%
- How fast do fees pay back?AED 32,295 in fees to buy a studio; rent covers it in 0.8 years0.8 yrs
- Can I sell easily?4 sales in 12 months (8 the year before)4
- 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 114% for buyers 5 years ago; launch buyers still 16% down, before fees+113.9%Context
Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026
TUSCAN RESIDENCES1- Siena 2 prices and rents by unit typeA studio costs about AED 495,000 and rents for about AED 42,000 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
- vs area median
- -37.0%
- Off-plan price gain, 2009–2011
- -10.3% · -0.7%/yr
Rental income
Studio · Jumeirah Village Circle
- Median new rent
- AED 42,000/yr
- Renewal rent
- AED 39,000/yr
- New tenants pay vs sitting (42 renewals)
- +7.7%
Short-term income
Studio · 70% occupancy · 7-night stays · within 500 m
- Median nightly rate
- AED 375
- Net revenue
- AED 72,486/yr
- vs long-let rent
- 1.7×
- Listings seen
- 11+
Read with care
- Rental data covers the whole Tuscan RESIDENCES1 - Siena project, not this tower alone.
- Thin sample — 2 sales in 12 months. Treat these figures as indicative.
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Chart data, Studio: Jun 2009, AED 630,100; latest, Jul 2026, AED 490,000; peak, Jul 2025, AED 775,000.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 865 · before fees
- Launch, 2009–11
- 1,030
- −16%
- 73 sales
- 5 years ago
- 405
- +114%
- 3 sales
- 3 years ago
- 623
- +39%
- 10 sales
- Previous 12 months
- 720
- +20%
- 8 sales
- Last 12 months
- 865
- today
- 4 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.
4 resales in the last 12 months.
Short-term rates around TUSCAN RESIDENCES1- Siena 2
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. TUSCAN RESIDENCES1- Siena 2 places 319th of 352; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against TUSCAN RESIDENCES1- Siena 2 (AED 865/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At studio, TUSCAN RESIDENCES1- Siena 2 has registered sale prices 37% below the Jumeirah Village Circle median price per square foot of 1,575 AED, across 214 eligible buildings.
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.
The Siena towers
2 towers in Tuscan RESIDENCES1 - Siena, at the bedroom type above.
Ejari files Tuscan RESIDENCES1 - Siena’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.
Tuscan RESIDENCES1: every development at this typeTuscan RESIDENCES1: every development at this type
Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at studio. 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 TUSCAN RESIDENCES1- Siena 2
TUSCAN RESIDENCES1- Siena 2 is an apartment building completed in 2011 in Jumeirah Village Circle. 57 sales are registered with the Dubai Land Department.
Drive times · typical
- Downtown
- 22 min · 21 km
- DXB Airport
- 24 min · 30 km
- DIFC
- 19 min · 25 km
- Dubai Marina
- 17 min · 17 km
- Palm Jumeirah
- 25 min · 20 km
Nearest, as registered
- Metro
- Dubai Internet City
- Mall
- Mall of the Emirates
- Landmark
- Sports City Swimming Academy
TUSCAN RESIDENCES1- Siena 2: AED 865 per sq ft, 37% below the median Jumeirah Village Circle building, and a 8.8% 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
- TUSCAN RESIDENCES1- Siena 2AED 865
- 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
TUSCAN RESIDENCES1- Siena 2Jumeirah Village Circle median building
- Jumeirah Village Circle8.8% vs 7.5%
Nearby in Jumeirah Village Circle
Prices per sq ft around TUSCAN RESIDENCES1- Siena 2, on the mapPrices per sq ft around TUSCAN RESIDENCES1- Siena 2, 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 · StudioRead with care
- Rental evidence · StudioRead with care
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- Short-term assumptionRead with care
- 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 TUSCAN RESIDENCES1- Siena 2’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
- 2,201AED
- 4.5% over 25 years
- Monthly rent
- 3,500AED
- AED 42,000 a year
- Cash needed at purchase
- 139,245AED
- 20% down plus AED 40,245 in fees
Owning costs AED 166,119 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 TUSCAN RESIDENCES1- Siena 2?
- No gross yield is published for TUSCAN RESIDENCES1- Siena 2 as of 2026-10-12: its Ejari contracts are registered at project level, not for this tower. In the last 12 months it had 2 registered sales and 16 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Jumeirah Village Circle median is 8.0% gross.
- How much does a studio in TUSCAN RESIDENCES1- Siena 2 cost?
- The median registered sale price is AED 495,000 (992 AED/sqft), from 2 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What is the registered annual rent for a studio in TUSCAN RESIDENCES1- Siena 2?
- The median new annual rent is AED 42,000, from 16 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 TUSCAN RESIDENCES1- Siena 2 risen or fallen?
- The median new annual rent changed -4.5% in the trailing 12 months against the previous 12, using 16 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.
- Do new tenants in TUSCAN RESIDENCES1- Siena 2 pay more than sitting ones?
- A new tenant pays +7.7% against a renewing one, across 42 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.
For agents
Send this page to a client as a branded report
TUSCAN RESIDENCES1- Siena 2 sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 2 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
Cite as: Dubai Wealth Index. “TUSCAN RESIDENCES1- Siena 2 sale prices and yield.” Jumeirah Village Circle, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-village-circle/tuscan-residences1-siena-2
Stable dataJSON