Short-term rentals in Jumeirah Village Circle — arbitrage & buying

Rent to operate, or buy to operate?

Rental arbitrage

Start with annual short-term revenue after modelled operating costs, then subtract the annual lease. Compare break-even occupancy with your own occupancy scenario and replace the registered rent benchmark with your actual contract.

Buy to short-term let

Compare modelled operating revenue with the supported purchase benchmark. Add acquisition, furnishing, service charges and financing costs before assessing your own return. A missing buy yield means insufficient sales evidence; rental economics can still be shown.

These scenarios assume 80% occupancy and self-management. Surplus excludes furnishing, deposits, permits, owner service charges and finance. Sampled asks are not achieved bookings; building-level rental benchmarks may pool project contracts. Check landlord permission and current DET holiday-home requirements before operating.

Median short-term yield: 13.00%; Assumes 80% occupancy
Median AED/night/sqft: 0.72AED
Median premium vs lease: 1.7×

Buildings in Jumeirah Village Circle

Sorted by modelled revenue relative to the registered lease. Each row selects the bedroom with the highest ratio in that building; it is a screening scenario, not a forecast.

Building	AED/night/sqft	Premium	After lease / yr	Break-even occupancy	Buy yield
Binghatti Jasmine · 1 bed	1.03	2.5×	AED 106,237	34.94%	19.58%
Oxford 212 · Studio	1.60	2.5×	AED 87,903	34.47%	19.08%
O2 · Studio	1.19	2.5×	AED 61,087	35.29%	18.92%
Beverly Residence 2 · Studio	1.21	2.4×	AED 67,512	35.87%	16.99%
Binghatti Galaxy - 2 · Studio	1.15	2.4×	AED 74,974	36.59%	Insufficient sales evidence
Dune Residency Dubai · Studio	1.06	2.4×	AED 74,350	36.95%	29.98%
Binghatti Galaxy - 1 · Studio	1.13	2.3×	AED 73,347	37.03%	16.89%
Binghatti Tulip · Studio	1.57	2.3×	AED 66,136	36.42%	18.29%
Reef Residence · 1 bed	0.84	2.3×	AED 91,842	38.27%	18.82%
Pearl House I by Imtiaz · 1 bed	1.22	2.3×	AED 117,824	37.58%	17.52%
Binghatti Apex · 1 bed	0.84	2.3×	AED 94,451	39.00%	14.73%
Binghatti Heights · 1 bed	1.00	2.3×	AED 87,904	38.48%	16.53%
Binghatti Amber · 2 bed	0.79	2.3×	AED 150,260	39.33%	15.14%
ELYSEE lll BY PANTHEON · Studio	1.15	2.2×	AED 58,346	38.70%	17.58%
Dana Tower · 1 bed	0.78	2.1×	AED 65,079	41.28%	20.36%
Dawn By Binghatti · Studio	1.13	2.1×	AED 63,840	40.27%	11.10%
Binghatti House · 2 bed	0.99	2.1×	AED 131,660	41.03%	17.00%
Pear House II by Imtiaz · 1 bed	1.15	2.1×	AED 105,858	40.73%	17.05%
May Residence Tower 3 · Studio	0.97	2.1×	AED 48,595	41.38%	18.72%
Binghatti Orchid · 1 bed	0.87	2.1×	AED 75,580	41.71%	14.00%
La Riviera Apartments · 2 bed	0.64	2.1×	AED 95,854	43.09%	13.00%
May Residence Tower 4 · 1 bed	0.59	2.1×	AED 63,884	43.50%	16.63%
Tuscan Residences1-Arezzo 1 · Studio	0.78	2.1×	AED 47,847	42.35%	18.85%
Tuscan Residences1-Arezzo 2 · Studio	0.69	2.1×	AED 47,498	42.98%	17.96%
Binghatti Gardenia · 1 bed	1.01	2.0×	AED 72,193	42.12%	14.74%
Binghatti Onyx · 1 bed	0.95	2.0×	AED 74,406	43.00%	14.33%
The Manhattan · 1 bed	0.62	2.0×	AED 58,831	44.74%	16.98%
Regina · 1 bed	0.76	2.0×	AED 66,642	43.93%	Insufficient sales evidence
Binghatti Mirage · 1 bed	0.76	2.0×	AED 63,093	43.98%	15.37%
Chaimaa Avenue · 1 bed	0.85	2.0×	AED 71,469	44.07%	15.83%
Binghatti Corner · 1 bed	0.92	1.9×	AED 70,376	44.12%	15.14%
Belgravia Heights I · 1 bed	0.80	1.9×	AED 69,316	44.97%	13.17%
Binghatti Phantom · 1 bed	0.88	1.9×	AED 82,199	44.75%	13.25%
May Residence Tower 1 · 1 bed	0.65	1.9×	AED 52,480	46.57%	16.79%
Luma22 - East Tower · 1 bed	0.84	1.8×	AED 70,891	46.98%	Insufficient sales evidence
Belgravia · 1 bed	0.72	1.8×	AED 69,389	48.04%	12.49%
Belgravia Square A · 1 bed	0.80	1.8×	AED 70,238	47.93%	12.14%
Golden Homes · 1 bed	0.67	1.8×	AED 57,509	48.82%	17.13%
Joya Verde Residence Dubai · 1 bed	0.67	1.8×	AED 47,394	48.86%	13.98%
Ghalia · 1 bed	0.67	1.7×	AED 47,244	49.67%	13.65%
Luma22 - West Tower · 1 bed	0.73	1.7×	AED 61,448	49.95%	12.63%
AURA by Grovy · 1 bed	0.72	1.7×	AED 51,627	50.45%	11.31%
Hamilton House · 1 bed	0.80	1.7×	AED 56,000	50.93%	11.10%
Aria · 1 bed	0.77	1.7×	AED 49,153	51.13%	13.79%
Binghatti Royale · 1 bed	0.89	1.7×	AED 65,221	50.83%	8.46%
Binghatti Phoenix · 1 bed	0.78	1.6×	AED 53,256	51.85%	11.89%
Autumn 1 · 1 bed	0.61	1.6×	AED 34,065	52.80%	15.10%
Binghatti Azure · 1 bed	0.72	1.6×	AED 46,075	52.44%	11.40%
Park Lane by Heilbronn · 1 bed	0.79	1.6×	AED 52,843	52.45%	11.01%
Neva Residences · 1 bed	0.57	1.6×	AED 39,097	54.02%	11.19%
Empire Residence · 1 bed	0.64	1.6×	AED 40,467	53.79%	13.22%
Binghatti Nova · 1 bed	0.71	1.6×	AED 37,340	53.62%	11.50%
Binghatti Rose · 1 bed	0.70	1.5×	AED 36,413	54.45%	13.03%
Elysee II · 1 bed	0.62	1.5×	AED 34,085	56.44%	Insufficient sales evidence
Oxford Terraces · 1 bed	0.80	1.5×	AED 43,725	56.05%	Insufficient sales evidence
Plaza Residences 2 · 1 bed	0.46	1.5×	AED 31,469	57.72%	9.32%
Stonehenge Residences 2 · 1 bed	0.63	1.5×	AED 34,436	57.12%	10.02%
The Square · Studio	0.72	1.5×	AED 21,243	57.12%	12.69%
Bloom Towers B · 1 bed	0.67	1.4×	AED 30,757	58.06%	10.44%
Loci Residences · 1 bed	0.50	1.4×	AED 34,750	59.06%	10.63%
Bloom Heights A · 1 bed	0.65	1.4×	AED 31,702	58.72%	11.13%
Elegance by Chaimaa Holding · 1 bed	0.66	1.4×	AED 33,737	58.72%	9.66%
Westwood Grande by Imtiaz · 1 bed	0.60	1.4×	AED 37,891	58.96%	9.69%
Bloom Towers A · 1 bed	0.59	1.4×	AED 29,317	59.09%	10.45%
Bloom Heights B · 1 bed	0.64	1.4×	AED 30,195	59.48%	11.07%
Botanica · 1 bed	0.42	1.4×	AED 24,983	61.36%	Insufficient sales evidence
Westwood Grande II by Imtiaz · 1 bed	0.66	1.4×	AED 35,252	60.59%	10.02%
Binghatti Crest · 1 bed	0.65	1.4×	AED 25,144	60.77%	10.18%
Belgravia Heights II · 1 bed	0.66	1.3×	AED 29,693	62.06%	9.13%
Lucky Residences · 1 bed	0.56	1.3×	AED 22,386	63.31%	10.07%
THE AUTOGRAPH - North Place · 1 bed	0.69	1.3×	AED 30,404	63.18%	9.26%
THE AUTOGRAPH - South Place · 1 bed	0.67	1.3×	AED 29,939	63.44%	9.42%
Oxford Terraces 2 · 1 bed	0.75	1.3×	AED 27,453	64.33%	Insufficient sales evidence
Stonehenge Residences · 1 bed	0.55	1.3×	AED 19,917	65.29%	9.04%
Dusk by Binghatti · 1 bed	0.60	1.3×	AED 25,463	65.14%	6.63%
Diamond Views 3 · 1 bed	0.49	1.2×	AED 13,939	66.67%	10.02%
Pantheon Elysee · 1 bed	0.49	1.2×	AED 14,512	68.16%	9.71%
Luma21 · 1 bed	0.64	1.1×	AED 10,501	72.33%	10.32%
Mass Residence · 1 bed	0.46	1.1×	AED 8,611	73.38%	8.95%
H Three by Aurora · 2 bed	0.53	1.1×	AED 13,415	74.00%	7.80%
Signature Livings - North · 1 bed	0.38	1.1×	AED 7,778	74.48%	7.16%
Marwa Heights · 1 bed	0.43	1.0×	AED 3,673	77.04%	Insufficient sales evidence
Tower 108 · 1 bed	0.38	1.0×	AED 2,643	77.54%	7.81%