Jumeirah Village Circle Area
The district Dubai knows as Jumeirah Village Circle: dense apartment blocks between two motorways, rented far more often than bought.
Read time: 13 minPublished: 31 July 2026Updated: 13 August 2026
Overview
Al Barsha South Fourth is the Dubai Land Department name for Jumeirah Village Circle, a master-planned district by Nakheel laid out in rings across roughly 560 hectares between Al Khail Road and Sheikh Mohammed bin Zayed Road. It mixes apartment blocks with townhouses and a smaller number of villas, wrapped around landscaped parks and a single community mall. It suits renters and first-time buyers who want floor space at a price the coastal districts no longer offer, and investors buying for yield rather than for a view.
A mall at the centre of the grid
Circle Mall sits inside the district rather than on a motorway, so a supermarket run, a cinema and a pharmacy are a short drive from most blocks.
Thirty-three landscaped parks
Nakheel has delivered 33 parks distributed through the rings, so green space is walking distance from most residential streets.
Two motorways on the boundary
Al Khail Road sits on one side and Sheikh Mohammed bin Zayed Road on the other, which puts Downtown, Media City and the airport on direct routes.
A rebuilt Hessa Street corridor
The RTA upgrade doubled the street's capacity from 4,000 to 8,000 vehicles an hour, with Jumeirah Village Circle among the areas served.
A rooftop sports club above the mall
Circle Mall's roof carries a pool, tennis courts and a 75,000 sqft gym with padel courts, open to residents on membership.
Apartments, townhouses and villas together
The same district holds studios, family townhouses and villas, so households can move up or down without leaving the area.
Population
29,373
Area size
7.0 km²
Schools
6
Healthcare facilities
69
On video
Walk the area before you visit it.
Properties
What gets bought here, and how much of it is new build rather than resale.
Property types
90%
Flat
- Flat90%
- Villa4%
- Unknown3%
- Hotel Rooms1%
- Hotel Apartment1%
- Shop1%
Off-plan vs ready
62%
Off-plan
- Off-plan62%
- Ready38%
Popular buildings in Jumeirah Village Circle
The towers people actually buy in, ranked by how many homes have changed hands.
Buildings
3,851
Homes
27,557
Tallest
196 floors
Parking spaces
95,383
BT
Bloom Towers
Multiple towers
1,397
sales
SC
Seasons Community- Autumn
Multiple towers
1,181
sales
G
Ghalia
38 floors
1,170
sales
BC
Binghatti Corner
35 floors
1,106
sales
BH
Bloom Heights
Multiple towers
1,034
sales
PR
Plaza Residences
Multiple towers
1,028
sales
BA
Binghatti Amber
24 floors
910
sales
SC
Seasons Community- Summer
Multiple towers
907
sales
E2
Elitz 2 By Danube
Multiple towers
849
sales
BA
Binghatti Azure
26 floors
842
sales
Property prices in Jumeirah Village Circle
What each size of home sells and rents for, and which way the price per sqft is heading.
Sale prices
| Type | Avg price | Avg / sqft |
|---|---|---|
| Studio | AED 587K | 1,384 |
| 1 Bed | AED 893K | 1,126 |
| 2 Beds | AED 1.38M | 1,048 |
| 3 Beds | AED 1.98M | 1,079 |
| 4 Beds | AED 2.67M | 1,186 |
| 5 Beds | AED 2.40M | 861 |
Rental prices (per year)
| Type | Avg rent | Deals |
|---|---|---|
| Studio | AED 51K | 41,710 |
| 1 Bed | AED 67K | 83,840 |
| 2 Beds | AED 90K | 31,267 |
| 3 Beds | AED 124K | 7,354 |
| 4 Beds | AED 144K | 4,702 |
| 5 Beds | AED 154K | 750 |
Price per sqft trend
AED/sqft
Rental yield by bedroom
| Type | Avg price | Avg rent / yr | Gross yield |
|---|---|---|---|
| Studio | AED 587K | AED 51K | 8.8% |
| 1 Bed | AED 893K | AED 67K | 7.5% |
| 2 Beds | AED 1.38M | AED 90K | 6.5% |
| 3 Beds | AED 1.98M | AED 124K | 6.2% |
| 4 Beds | AED 2.67M | AED 144K | 5.4% |
| 5 Beds | AED 2.40M | AED 154K | 6.4% |
Gross yield = average annual rent ÷ average sale price.
Recent transactions in JVC
Every sale and tenancy registered here, newest first.
Recent sales
10 Sept 2026Ready
Oakyard ResidencesJumeirah Village Circle
AED 1,100,000
Flat1770 sqftAED 1,428/ft²
10 Sept 2026Ready
Serenz by DanubeJumeirah Village Circle
AED 907,000
FlatStudio382 sqftAED 2,374/ft²
10 Sept 2026Ready
NEVA RESIDENCESJumeirah Village Circle
AED 770,000
Flat1617 sqftAED 1,248/ft²
10 Sept 2026Ready
Oakyard ResidencesJumeirah Village Circle
AED 891,000
Flat1736 sqftAED 1,210/ft²
10 Sept 2026Ready
LUMINA VISTA RESIDENCESJumeirah Village Circle
AED 1,173,000
Flat1846 sqftAED 1,387/ft²
10 Sept 2026Ready
OLIVO PARK RESIDENCES BY EVERAJumeirah Village Circle
AED 1,250,000
Shop-422 sqftAED 2,965/ft²
10 Sept 2026Ready
Hadley HeightsJumeirah Village Circle
AED 1,244,233
Flat1880 sqftAED 1,414/ft²
10 Sept 2026Ready
Binghatti AmberhallJumeirah Village Circle
AED 1,604,999
Flat21,264 sqftAED 1,270/ft²
The data displayed is based on information gathered from DLD, following a thorough cleanup to exclude any outliers and exceptions. As a result, the displayed values may differ from those available on the DLD website.
See all transactionsShowing the latest 8 of 8 registered transactions.
Recent rentals
06 Jul 2027
THE SQUAREJumeirah Village Circle
AED/yr 10,754
StudioStudio621 sqft
27 Mar 2027
2 bed rooms+hallJumeirah Village Circle
AED/yr 92,000
2 bed rooms+hall21,134 sqft
14 Mar 2027
1bed room+HallJumeirah Village Circle
AED/yr 58,000
1bed room+Hall1854 sqft
01 Mar 2027
1bed room+HallJumeirah Village Circle
AED/yr 51,634
1bed room+Hall1793 sqft
16 Jan 2027
ShopJumeirah Village Circle
AED/yr 62,800
Shop-335 sqft
07 Jan 2027
1bed room+HallJumeirah Village Circle
AED/yr 58,000
1bed room+Hall1688 sqft
01 Jan 2027
FORTUNATOJumeirah Village Circle
AED/yr 70,000
1bed room+Hall1899 sqft
29 Dec 2026
TOWER 108Jumeirah Village Circle
AED/yr 120,000
1bed room+Hall1891 sqft
The data displayed is based on information gathered from DLD, following a thorough cleanup to exclude any outliers and exceptions. As a result, the displayed values may differ from those available on the DLD website.
See all rentalsShowing the latest 8 of 8 registered rentals.
New & off-plan projects in Jumeirah Village Circle
Developments currently building or launching in the area.
| Project | Developer | Status | Handover |
|---|---|---|---|
| German Supreme Tower 2 | Pyamod International | OTHER | 2013 |
| Gardenia1 & 2 | Memon Investments | PENDING | 2022 |
| Luxury Family Residence | Kappa Acca Real Estate Development | ACTIVE | 2023 |
| North Forty Three Serviced Residences | North Forty Three Real Estate Development | ACTIVE | 2024 |
| Elegance by Chaimaa Holding | Deval Real Estate Development | ACTIVE | 2024 |
| Samana Miami | Samana Developers | ACTIVE | 2024 |
| Dusit Princess Rijas | Aces Property Development | ACTIVE | 2024 |
| RA1N Residence | Object One | ACTIVE | 2025 |
Top developers active here
Binghatti Developers33 Ellington Properties12 DAMAC Properties11 Diamond Developers Co.Limited11 Iman Developers10 Object One8
Top agents in Jumeirah Village Circle
DLD-verified brokers with the most closed deals in this area.
Top agencies in Jumeirah Village Circle
The most active brokerages serving this area, by sales volume.
Location
Where it sits, and how to get around.
Transit & connectivity
Bus stops
23
Transit coverage
92%
Residents
29,373
Area size
7.0 km²
Nearest metro stations
- Dubai Internet CityRed line6.1 km
- NakheelRed line6.3 km
- MashreqRed line6.5 km
- Jumeirah Golf EstatesRed line6.7 km
Nurseries near Jumeirah Village Circle
Early-years options in and around the area.
EYFS and Montessori, 6 months+Ladybird Nursery, Jumeirah Village Circle
Purpose built 48,000 sqft setting running the British EYFS framework within a Montessori environment.
EYFS, 45 days+Chubby Cheeks Nursery, JVC
EYFS based programme taking children from 45 days, with a nursery bus that runs within the district.
EYFS, 6 weeks to 6 yearsGreen Roots Early Learning Centre
KHDA regulated setting in the middle of the district following the British Early Years Foundation Stage.
Montessori and EYFS, 4 months+Kids World Nursery, JVC
Boutique Montessori setting in the Seasons cluster, combining play based learning with the EYFS curriculum.
EYFSLittle Wonders Nursery, JVC
KHDA approved centre near the Hessa Street entrance, working in small groups on the British EYFS curriculum.
Schools near Jumeirah Village Circle
Rated schools in and around the area, from KHDA inspection data.
JSS International School
Very good1.7 km
Australian International School - Dubai
Good1.8 km
Nord Anglia International School
Outstanding1.8 km
Victory Heights Primary School
Outstanding2.3 km
Renaissance School
Acceptable2.3 km
Gems World Academy
Very good2.4 km
Universities near Jumeirah Village Circle
Higher-education institutions within reach.
Branch campusMiddlesex University Dubai
UK branch campus in Dubai Knowledge Park with more than 5,600 students and specialist labs and studios.
Branch campusHeriot-Watt University Dubai
Scottish university campus of 218,000 sqft in Dubai Knowledge Park, strongest in engineering and business.
Branch campusUniversity of Wollongong in Dubai
Australian university established in the UAE since 1993, on a 200,000 sqft campus in Dubai Knowledge Park.
Private universityAmerican University in Dubai
US style campus at Al Sufouh covering business, engineering, architecture, design and communication.
Branch campusAmity University Dubai
A 700,000 sqft campus in Dubai International Academic City, with residential and sports facilities on site.
Clinics and hospitals
Healthcare facilities serving the area.
Licensed facilities within 3 km, from the Dubai Health Authority register.
Closest to the centre of Jumeirah Village Circle
60 of the licensed facilities within 3 km, nearest first. Scroll for more.
Shopping
Malls, supermarkets and everyday retail.
MallCircle Mall
The district's own mall, 532,000 sqft of shops, cafés, a cinema and a gym, with parking under the building.
SupermarketSpinneys, Circle Mall
Full size supermarket anchoring the mall, the usual choice for a weekly shop without leaving the district.
HypermarketNesto Hypermarket, Circle Mall
Hypermarket in the same building, cheaper on bulk groceries and open late for top-up shopping.
SupermarketChoithrams
Neighbourhood branch in District 10 for daily basics, close enough to most blocks to walk in the cooler months.
MallMall of the Emirates
The nearest large mall, with around 900 stores, a 24 screen cinema complex and department stores.
Restaurants
Where to eat, from everyday spots to somewhere worth booking.
Sourdough pizzaPINZA! Sourdough Pizza
Long-fermented Roman style bases and a short menu, run as a neighbourhood counter with delivery across the district.
ThaiSticky Rice
Small family run Thai kitchen on a side street, known for curries and mango sticky rice rather than for the room.
Indo-ChineseThe Desert Wok
Everyday Indo-Chinese cooking, open late seven days a week and one of the district's longer standing independents.
North IndianBawarchi
North Indian grills, biryani and chaat served around the clock, useful for late shifts and large groups.
Irish pubMcCafferty's
Irish pub covering the whole Circle Mall roof, with live music most nights and screens for sport.
Latin AmericanSanté Ria
Latin American plates and cocktails on the 29th floor of the hotel, the closest thing here to a destination dinner.
All-day internationalVillage Bistro & Terrace
Breakfast through dinner in a hotel dining room with an outdoor terrace used for barbecues and themed evenings.
Street foodSoul St
Global street food and street art inside the FIVE hotel, loud in the evenings and quiet enough at lunch.
Things to do
Leisure, landmarks and the way people spend a weekend here.
CinemaROXY Cinemas, Circle Mall
Five screens with recliner seating inside the district, so a film does not mean a drive to a larger mall.
Seasonal gardenDubai Miracle Garden
Flower displays across 72,000 sqm, open from late September to the end of May and closed through the summer.
FamilyDubai Butterfly Garden
Ten climate controlled domes holding thousands of butterflies, open year round and useful in peak summer.
Indoor snowSki Dubai
Indoor ski slope and snow park inside Mall of the Emirates, with runs, a halfpipe and a penguin enclosure.
Beaches
The sand and sea within easy reach.
Free entryKite Beach
Long open stretch at Umm Suqeim with a lit running track, showers, volleyball courts and food trucks.
Public beachUmm Suqeim Beach
Free municipal beach with lifeguards, showers and changing cabins, and one of the designated night swimming stretches.
Public beachJumeirah Beach Residence beach
Serviced beach backed by shops and restaurants, the easiest option when the visit is as much about lunch.
Free entryJumeirah Public Beach
Municipal stretch along Jumeirah with showers, toilets and lifeguard cover, refurbished by Dubai Municipality.
Amenities
Supermarkets, parks and green spaces.
GymWellfit, Circle Mall
A 75,000 sqft club across the mall's top floor with strength halls, studios, climbing and two padel courts.
Pool and courtsCircle Mall Rooftop
Community club on the mall roof with an outdoor pool, sundeck and tennis courts overlooking the main park.
ParkAl Barsha Pond Park
Free municipal park with a 1.5km rubberised running loop around the pond, plus courts and shaded play areas.
GolfThe Els Club
Championship course in Dubai Sports City, the nearest full length golf to the district and open to visitors.
Religious centres
Mosques, churches and temples serving the area.
MosqueCircle Mall Mosque
Contemporary Andalusian style mosque for around 300 worshippers beside the mall, with a dedicated women's area.
GurdwaraGuru Nanak Darbar
One of the largest gurdwaras outside India, at Jebel Ali Village, open daily with a community langar.
ChurchSt Francis of Assisi Catholic Church
Large parish church at Jebel Ali serving one of the biggest Catholic congregations in the Gulf.
TempleHindu Temple Dubai
Temple in the Jebel Ali worship village holding 16 deities, open daily with online booking recommended.
Living here
What it's like day to day, and who it suits best.
The population here skews towards working couples, sharers and young families rather than long-settled households, which is what a district built almost entirely of rented apartments produces. The week is car-shaped. Nurseries, gyms and a supermarket sit inside the rings, but the school run, the office and anything on the coast all involve driving out through one of the same few junctions, and the difference between leaving at 07:15 and 07:45 is measured in tens of minutes rather than a few.
Frequently asked questions
Frequently asked questions
Yes. Al Barsha South Fourth is the name the Dubai Land Department uses in its registers, and Jumeirah Village Circle is the marketing name Nakheel gave the master development. Title deeds, transaction records and Ejari contracts will say Al Barsha South Fourth, while listings and street signage say JVC. They cover the same ground.
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