Jumeirah Village Circle · Retail · Dubai

Retail space in Jumeirah Village Circle, priced by what was paid

Every portal in Dubai shows you what a seller is asking. The Land Department records what a buyer actually transferred. Across 94 registered retail sales in this district, those two numbers are not close — and the gap is not where most people look for it.

117 registered sales · AED 523.07M · 397 registered leases · 1 January – 14 July 2026 · Source: Dubai Land Department
The same district, the same 7 months
Off-plan
2,572
AED / sqft · 81 deals
Median ticket AED 3.64M
Median unit 1,219 sqft
1.1×
Ready
2,320
AED / sqft · 36 deals
Median ticket AED 2.52M
Median unit 1,110 sqft

A foot of Jumeirah Village Circle retail under construction costs 1.1× 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
397 registered retail leases in Jumeirah Village Circle clear a median of AED 212,160 per year on 883 sqft — that is 232 AED/sqft. The tenant pays that rate regardless of when the building was finished. So the purchase price is the only variable.
Ready @ 2,320
10.0%
Off-plan @ 2,572
9.0%
Vacant lets higher than tenanted. The 397 contracts split: 222 new leases at a median 263 AED/sqft, 175 renewals at 187. A ready unit bought empty and let at the new rate reaches 12.0%; the same unit bought with a sitting tenant on a renewal delivers 8.5%. That 3.4-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 8.3% but zero.

Month by month

Median AED/sqft · complete months only, July excluded as partial
MonthDealsMedian AED/sqft
January 2026221,7742,5041.4×
February 2026222,2032,0670.9×
March 2026133,0603,2621.1×
April 2026113,4113,2020.9×
May 202682,9473,3021.1×
June 2026178442,2512.7×
July 2026222,7242,7841.0×

The median held between 2,248 and 3,430 across 6 complete months — a 53% 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 1.72M actually buys here

Ready stock · 27 registered sales · whole segment: 94 deals
10th percentile
0.80M
smallest tickets clearing
Median ticket
2.99M
1,137 sqft typical
75th percentile
5.06M
larger-floorplate territory
90th percentile
9.97M
above this is rare

The entry point is where most assumptions break. A tenth of registered sales here cleared under AED 800,000, and the top decile starts at AED 9,974,161 — a 12-fold range inside one district and one segment. A quoted “Jumeirah Village Circle price” without a size attached to it is not information.

Jumeirah Village Circle against everything else

Median AED/sqft, registered retail sales, same window · districts with 10+ deals and registered rent
Dubai South (Madinat Al Mataar) →
3,927
Al Satwa →
3,878
Jumeirah Village Circle
2,535
Jumeirah Village Triangle →
2,338
International City Phase 1 →
1,076

Jumeirah Village Circle registered 94 retail sales — the deepest of the districts on this list. That depth is the part that matters when you sell: a valuer has something to work from, and you are not negotiating against a single comparable.

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 1.72 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 a retail unit cost in Jumeirah Village Circle?
Across 94 registered sales between January and July 2026, the median was AED 2,986,930. That median hides the split: ready stock cleared AED 1,717,700 at 2,197 AED/sqft, off-plan cleared AED 3,529,999 at 2,800. 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 — 1.27x, off-plan 2,800 against ready 2,197. 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 a retail unit in Jumeirah Village Circle actually achieve?
397 registered leases show a median of AED 212,160 per year on a median 883 sqft, which is 232 AED/sqft/year. The number splits: 222 new leases sign at 263 AED/sqft, 175 renewals sit at 187 — a vacant unit lets for more than a tenanted one delivers.
What yield will a retail unit in Jumeirah Village Circle produce?
Against the registered rate of 232 AED/sqft, ready stock at 2,197 produces roughly 10.6% gross; off-plan at 2,800 produces roughly 8.3%. 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 a retail unit more expensive per foot than an apartment in Jumeirah Village Circle?
Yes — 2,535 against 1,473 across 5,256 registered apartment sales, so 1.72 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 retail unit districts?
Jumeirah Village Triangle 2,338 across 15 deals, Al Satwa 3,878 across 11 deals, International City Phase 1 1,076 across 79 deals, Dubai South (Madinat Al Mataar) 3,927 across 67 deals. Jumeirah Village Circle registered 94 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. Retail means PROP_TYPE Unit with sub-type Shop: 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.