Office space in Jumeirah Village Circle — 67 Registered Sales, What They Actually Paid

Name: Jumeirah Village Circle office space — registered sales and leases, 2026
Creator: OSNOVA Property
Published: 2026-07-15

The same district, the same 7 months

Off-plan

1,803

AED / sqft · 47 deals

Median ticket AED 2.21M
Median unit 1,306 sqft

1.2×

Ready

1,512

AED / sqft · 24 deals

Median ticket AED 1.45M
Median unit 981 sqft

A foot of Jumeirah Village Circle office under construction costs 1.2× a foot you can walk into tomorrow. Quoted as one blended average the number describes neither market and misleads both buyers.

What that does to the yield

186 registered office leases in Jumeirah Village Circle clear a median of AED 118,190 per year on 1,175 sqft — that is 109 AED/sqft. The tenant pays that rate regardless of when the building was finished. So the purchase price is the only variable.

Ready @ 1,512

7.2%

Off-plan @ 1,803

6.0%

Vacant lets higher than tenanted. The 186 contracts split: 119 new leases at a median 127 AED/sqft, 67 renewals at 78. A ready unit bought empty and let at the new rate reaches 8.4%; the same unit bought with a sitting tenant on a renewal delivers 5.2%. That 3.3-point spread separates two purchases that look identical in a listing.

Gross, before service charge, vacancy, and agency cost — a ceiling, not a forecast. Both figures use the same registered rent, so the ratio between them is the honest part. And the caveat that matters: an off-plan unit earns nothing at all until handover, so its real first-years return is not 6.1% but zero.

Month by month

Median AED/sqft · complete months only, July excluded as partial

Month	Deals	Median AED/sqft
January 2026	17	1,179	596	0.5×
February 2026	17	1,508	1,790	1.2×
March 2026	10	1,875	1,790	1.0×
April 2026	9	1,836	1,917	1.0×
May 2026	3	1,401	1,807	1.3×
June 2026	9	1,098	2,402	2.2×
July 2026	6	1,744	1,718	1.0×

The median held between 1,175 and 2,280 across 6 complete months — a 94% spread. Any single comparable you are shown sits somewhere in that band, and where it sits is the difference between a fair price and a story.

What AED 1.43M actually buys here

Ready stock · 21 registered sales · whole segment: 67 deals

10th percentile

1.11M

smallest tickets clearing

Median ticket

2.05M

1,145 sqft typical

75th percentile

2.62M

larger-floorplate territory

90th percentile

3.51M

above this is rare

The entry point is where most assumptions break. A tenth of registered sales here cleared under AED 1,111,415, and the top decile starts at AED 3,511,701 — a 3-fold range inside one district and one segment. A quoted “Jumeirah Village Circle price” without a size attached to it is not information.

Where the off-plan money went

Projects with 5+ registered off-plan sales · median AED/sqft

Capital One

1,803

Binghatti Amberhall

2,499

1Wood Residence

593

Ready stock, any building

1,508

Capital One alone took 29 of the 46 off-plan sales — 63% of that side of the district in a single project. Concentration like this matters: when one building sets the median, the “district price” you are quoted is really that building's price.

Jumeirah Village Circle against everything else

Median AED/sqft, registered office sales, same window · districts with 10+ deals and registered rent

Trade Centre First →

5,372

Jumeirah Village Circle

1,787

International City Phase 1 →

1,541

Arjan →

1,075

Dubai Silicon Oasis →

1,051

Jumeirah Village Circle registered 67 office sales in the period. Arjan registered 72. Depth is what makes an exit possible: a district that prices itself off hundreds of comparables does not depend on whoever happens to show up.

Every district on this list has its own page, built the same way from the same register. All districts →

A commercial foot against a residential one

Same district, same window

Offices

1,787

67 deals · AED/sqft

Retail

2,535

94 deals · AED/sqft

Apartments

1,473

5,256 deals · AED/sqft

A commercial foot in Jumeirah Village Circle costs 1.21 times a residential one. That premium is ordinary for a district with real business demand — and it is the number to hold up against any pitch that treats the two as interchangeable.

Questions people actually ask

Answered from the register, not from a brochure

How much does an office cost in Jumeirah Village Circle?

Across 67 registered sales between January and July 2026, the median was AED 2,047,214. That median hides the split: ready stock cleared AED 1,425,000 at 1,508 AED/sqft, off-plan cleared AED 2,206,906 at 1,805. The number you should use depends entirely on which of the two markets you are buying in.

Is off-plan more expensive than ready stock in Jumeirah Village Circle?

Barely — 1.20x, off-plan 1,805 against ready 1,508. In most Dubai districts that ratio is far wider. Here the two markets price within touching distance of each other, which makes the choice between them a question of timing and income rather than price.

What rent does an office in Jumeirah Village Circle actually achieve?

186 registered leases show a median of AED 118,190 per year on a median 1,175 sqft, which is 109 AED/sqft/year. The number splits: 119 new leases sign at 127 AED/sqft, 67 renewals sit at 78 — a vacant unit lets for more than a tenanted one delivers.

What yield will an office in Jumeirah Village Circle produce?

Against the registered rate of 109 AED/sqft, ready stock at 1,508 produces roughly 7.3% gross; off-plan at 1,805 produces roughly 6.1%. Both are before service charge, vacancy and agency cost, so treat them as ceilings rather than forecasts. And off-plan earns nothing at all until handover, which the percentage does not show.

Is an office more expensive per foot than an apartment in Jumeirah Village Circle?

Yes — 1,787 against 1,473 across 5,256 registered apartment sales, so 1.21 times. Commercial foot sits above the residential one here, which is worth checking before you assume one is the cheaper way into the district.

How does Jumeirah Village Circle compare with other Dubai office districts?

Arjan 1,075 across 72 deals, Dubai Silicon Oasis 1,051 across 68 deals, International City Phase 1 1,541 across 48 deals, Trade Centre First 5,372 across 25 deals. Jumeirah Village Circle registered 67 sales in the period. Depth matters most when you want to sell: a district with hundreds of comparables gives a valuer something to work with, a district with a dozen does not.

You have the district's numbers. Now the one that matters: is the price you were quoted the price this market pays?

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Methodology. Every figure is AED per square foot. The DLD export records area in square metres — median 79.0 across the file — and is converted at 10.764 sqft/m², with the unit decided once for the dataset rather than row by row. Offices means PROP_TYPE Unit with sub-type Office: the sub-types labelled “Commercial” and “Industrial” in DLD data are almost entirely land, and mixing them in drags the commercial median from 3,302 to 1,919 across Dubai. USAGE_EN is not used to classify sales — every office in the file is tagged “Residential” in that column. Duplicate transaction numbers are collapsed after filtering to Sales, and Mortgage and Gift registrations are excluded. Rent covers 1 January – 14 July 2026 and comes from registered Ejari contracts, filtered to PROP_TYPE Unit above 200 sqft and AED 30,000 to strip flexi-desks and business addresses. Ejari carries no contract number, so lease records are never de-duplicated: identical amounts registered in the same batch are separate units in separate buildings, and collapsing them understates the median rate by 9%. DLD records sales under marketing district names and Ejari under official community names; the two are matched through shared project names, never by hand. Medians throughout, never averages. Districts below 10 registered sales get no page. Registered transactions only: this is what was paid, not what was asked.

Disclaimer. This analysis reflects the independent opinion of OSNOVA Property, based on publicly available Dubai Land Department data at the time of publication. It is not financial, legal, or investment advice, and does not constitute an offer, recommendation, or guarantee of returns, capital appreciation, or rental yield. Yield figures are gross and illustrative. Past registered transactions are not a reliable indicator of future prices. Property investment carries risk, including loss of capital. Verify all figures independently and take professional advice before committing funds. OSNOVA Property is a licensed brokerage and may act for a party to a transaction discussed here.