High-volume mid-market community and the usual entry point for first-time overseas investors. This page sets out the current asking-price band for apartments in Jumeirah Village Circle, the gross yields investors are underwriting, and every one-off cost you pay on top.
Worked on a mid-range unit of 800 sq ft at AED 1,250 per sq ft. Figures are indicative market ranges, not an offer on any specific property.
| Indicative purchase price | AED 1,000,000 |
|---|---|
| Land-department transfer fee (4%) | AED 40,000 |
| Agency commission (2% + VAT) | AED 21,000 |
| Trustee & registration | AED 4,000–6,000 |
| All-in one-off costs | ≈ 6.1% of price |
| Indicative gross annual rent | AED 85,000 |
| Annual service charge | AED 10,800 (AED 11–16/sq ft) |
| Indicative net yield after service charge | 7.4% |
| Annual property tax | 0% — the UAE levies none |
| Tax on rental income (UAE) | 0% |
Net yield excludes management fees, vacancy and maintenance. Assume 8–12% of gross rent for a managed long-let and more for short lets.
Price-sensitive resident tenants; the highest gross yields in Dubai come from this band.
Very large pipeline, uneven building standards and rising competition on rent. Underwrite conservatively on vacancy.
Lowest entry ticket, deepest resale liquidity and the easiest asset to let out remotely, offset by annual service charges billed per square foot.
At AED 620K entry, a single unit typically supports the 2-year investor visa (from around AED 750,000). Reaching the AED 2 million Golden Visa threshold usually means combining registered properties. Non-residents can generally borrow 50–60% loan-to-value from UAE banks, residents up to 80% on a first home, subject to income and age criteria.
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OPAVITA is an introduction service, not a licensed broker. Ranges on this page are indicative market data for orientation; no specific property, project or price is offered.