Jumeirah Village Circle.
Jumeirah Village Circle (JVC) is a growing residential community known for its affordable apartments and townhouses. It offers family-friendly suburban living with parks and schools, yet with easy access to the city.
JVC is a master-planned community by Nakheel, located in the heart of 'New Dubai'. It features a mix of apartments, villas, and townhouses spread among landscaped gardens. The design is circular (hence the name), with Al Khail Road and Hessa Street giving it good connectivity. Over the past few years, JVC has become one of the most transacted areas due to its reasonable prices and ample new developments. It has multiple small parks, kids' play areas, and local retail centers (including the Circle Mall). The neighborhood is quiet and self-contained, appealing to families and first-time buyers. Infrastructure continues to improve with new exits and community facilities coming up.
Investment Overview
Residential Properties
Average PriceAED 1,000 per sq ft
Price RangeAED 600K - 5M
Annual Growth6.5%
Rental Yield7.5%
Commercial Properties
Average PriceAED 1,100 per sq ft
Price RangeAED 800K - 6M
Annual Growth4.5%
Rental Yield8.5%
Market Insights
- •One of Dubai's top areas by volume of off-plan and secondary sales, indicating high investor interest.
- •Property prices remained relatively affordable, with average around AED 800-1000 per sqft, but rising as infrastructure improves.
- •Rental yields are high (often 7-9%), making it attractive for buy-to-let; occupancy has grown as more facilities open in the community.
Short-Term ROI
7-8%
Annual Return
Long-Term ROI
8-10%
Annual Return
Location & Access
Between Al Khail Road and Mohammed Bin Zayed Road, south of Dubai Sports City, in the New Dubai area.
JVC is roughly 20 minutes from the Marina and Mall of the Emirates. It's bounded by major highways: Emirates Rd (E311) to the east, Al Khail Rd (E44) to the west, Hessa St to the north, and Al Barsha Rd to the south. This allows residents to reach key areas like JLT, TECOM, and even Dubai South relatively easily by car. Public transport is improving, with new bus routes and a planned metro extension in the future, but currently, most residents rely on cars or community shuttles.
Transportation
Primarily car-oriented. JVC has direct road links to Hessa St and Al Khail Rd. Limited RTA bus services connect to Mall of the Emirates and Dubai Internet City. A future metro line is expected to improve transit. Taxis and ride-hailing are readily available, though during peak hours exits can get congested.
Key Attractions
Circle Mall
The main shopping center in JVC with supermarkets, retail stores, dining outlets, and entertainment facilities, serving daily needs of residents.
Community Parks
Several landscaped parks and playgrounds scattered throughout JVC, providing green space for exercise, children's play, and community gatherings.
JVC Mosque
A large mosque and Islamic center located centrally, serving the religious needs of the community and acting as a local landmark.
Local Nursery Schools
JVC hosts a number of nurseries and early learning centers, making it convenient for families with young children.
Community & Lifestyle
Quiet suburban lifestyle with a focus on community and family. Weekends often see families in the parks or by the community pool. There isn't much nightlife within JVC, which suits those seeking a peaceful home environment. However, major entertainment hubs are only a short drive away when needed.
Popular For
- Affordable housing
- Family-friendly environment
- Upcoming developments
Community Features
- Mix of low to mid-rise apartment buildings and villas
- Lots of small parks and green spaces
- Community retail (groceries, pharmacies, cafes)
- Pet-friendly and plenty of walking paths
Investment Tips
Watch for quality differences: some JVC buildings are by premium developers, others by budget ones; this affects finishing and maintenance.
Early investors benefited from low prices; there are still new launch opportunities, but compare with ready units for value.
If buying to rent, consider that many similar units are on the market – properties with unique features (like townhouses or large balconies) may stand out to tenants.
Neighborhood Guide
JVC is increasingly popular for offering the Dubai lifestyle at a fraction of the cost. It's best for families or individuals looking for space and value rather than glamour. As the community matures with more shops and even schools, it's becoming easier to live day-to-day without leaving JVC. For an up-and-coming neighborhood with strong growth potential, JVC is a solid bet.