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 townhouses 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 2,400 sq ft at AED 1,375 per sq ft. Figures are indicative market ranges, not an offer on any specific property.
| Indicative purchase price | AED 3,300,000 |
|---|---|
| Land-department transfer fee (4%) | AED 132,000 |
| Agency commission (2% + VAT) | AED 69,300 |
| Trustee & registration | AED 4,000–6,000 |
| All-in one-off costs | ≈ 6.1% of price |
| Indicative gross annual rent | AED 217,800 |
| Annual service charge | AED 14,400 (AED 4–8/sq ft) |
| Indicative net yield after service charge | 6.2% |
| 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.
The middle ground: villa-style living inside a managed community, usually the strongest end-user demand per dirham invested.
Entry tickets here already sit at or above the AED 2 million level commonly applied for the 10-year Golden Visa, so a single purchase can support a residency application. 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.