Jumeirah Lake Towers or Jumeirah Village Circle?
Side by side on published prices, yields, new developments and drive times.
Pictured: Diamondz by Danube by Danube Properties
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Jumeirah Village Circle averages AED 1,516 per sq ft against AED 1,822 in Jumeirah Lake Towers, about 17% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Jumeirah Village Circle shows a gross yield of 7.51% against 6.67% in Jumeirah Lake Towers (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges and empty months.
Higher average rent
New tenancy contracts in Jumeirah Lake Towers average AED 96,473 a year against AED 75,101 in Jumeirah Village Circle (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Closer to Dubai Marina
Jumeirah Lake Towers is about 10 minutes from Dubai Marina by car, against about 20 minutes from Jumeirah Village Circle.
Side by side
| Measure | Jumeirah Lake Towers | Jumeirah Village Circle |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 1,822Property Finder, 12 months to 12 November 2026, 1,506 sales | AED 1,516Property Finder, 12 months to 12 November 2026, 10,910 sales |
| Gross rental yield | 6.67%Property Finder, 12 months to 12 November 2026, 1,506 sales | 7.51%Property Finder, 12 months to 12 November 2026, 10,910 sales |
| Average annual rent | AED 96,473Property Finder, 12 months to 12 November 2026, 9,189 contracts | AED 75,101Property Finder, 12 months to 12 November 2026, 33,302 contracts |
| Developments we list | 1 | 4 |
| Lowest developer price | AED 1,100,000Diamondz by Danube | AED 1,100,000Serenz by Danube |
| Drive to Dubai Marina | about 10 minutes | about 20 minutes |
| Drive to Downtown Dubai | about 20 minutes | about 22 minutes |
| Drive to Dubai International Airport | about 25 minutes | about 25 minutes |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure. Property Finder’s figures are averages across home types, so they mix studios and large homes. Read 12 November 2026.
New developments in each
Jumeirah Lake Towers
- Diamondz by DanubeDanube PropertiesAED 1,100,000
Jumeirah Village Circle
- Serenz by DanubeDanube PropertiesAED 1,100,000
- Binghatti EthereaBinghattiAED 1,199,999
- Binghatti AuroraBinghattiAED 1,474,999
- Binghatti RoyaleBinghattiAED 1,599,999
What each area is like
Jumeirah Lake Towers
A mature, mixed-use tower district across Sheikh Zayed Road from Dubai Marina, run by DMCC, with two metro stations, mid-market prices and a small number of new launches.
Who it suits
- Buy-to-let investors
- First-time buyers in Dubai
- Professionals working in DMCC, Media City or Internet City
- Buyers wanting metro access
In its favour
- Two Red Line metro stations (DMCC and Sobha Realty)
- Established community with lakes, a central park and dog parks
- Mid-market entry point: median asking price AED 1.76 million on Property Finder, 12 November 2026
Worth weighing
- Most towers date from 2006 to 2012 and vary in build quality and upkeep. Tamweel Tower was gutted by fire in 2012 and took until 2016 to repair; check cladding and maintenance records on any resale.
- New towers such as Diamondz add more than a thousand small apartments to a district that already has a large rental stock, much of it studios and one-bedrooms.
Jumeirah Village Circle
Dubai's busiest mid-market apartment district, between Al Khail Road and Sheikh Mohammed Bin Zayed Road. Low entry prices, hundreds of competing projects and no metro.
Who it suits
- Buyers with budgets under AED 1.5 million
- Investors seeking rental income from young professionals
- First-time buyers who need a central location
- Buyers who will compare several buildings carefully
In its favour
- Central position between two main highways: about 22 minutes to Downtown Dubai and 20 to Dubai Marina
- Among the lowest entry prices for freehold apartments in central new Dubai
- Established amenities: Circle Mall, more than 30 parks, schools and nurseries
Worth weighing
- Heavy supply of studios and one-bedroom flats: 238 new projects were listed on Property Finder on 12 November 2026, which limits rent and resale growth for generic units
- No metro station; the nearest are on the Route 2020 line at Al Furjan and Discovery Gardens
Jumeirah Lake Towers or Jumeirah Village Circle: quick answers
Is Jumeirah Lake Towers or Jumeirah Village Circle cheaper per square foot?
Jumeirah Village Circle is cheaper on the published figures: AED 1,516 per sq ft against AED 1,822 in Jumeirah Lake Towers (Property Finder, from registered transactions, 12 months to 12 November 2026). Averages move with the mix of homes sold, so compare like with like before relying on the gap.
Which has the higher rental yield, Jumeirah Lake Towers or Jumeirah Village Circle?
Jumeirah Village Circle, on the published figures: a gross yield of 7.51% against 6.67% in Jumeirah Lake Towers (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges, empty months and fees, so the net return is lower.
What is the average rent in Jumeirah Lake Towers and Jumeirah Village Circle?
New tenancy contracts average AED 96,473 a year in Jumeirah Lake Towers and AED 75,101 in Jumeirah Village Circle (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026). Both averages mix small and large homes.
Which is closer to Dubai Marina, Jumeirah Lake Towers or Jumeirah Village Circle?
Jumeirah Lake Towers, at about 10 minutes by car against about 20 minutes from Jumeirah Village Circle. Drive times are approximate and vary with traffic.
Which is closer to Downtown Dubai, Jumeirah Lake Towers or Jumeirah Village Circle?
Jumeirah Lake Towers, at about 20 minutes by car against about 22 minutes from Jumeirah Village Circle. Drive times are approximate and vary with traffic.
Can foreigners buy property in Jumeirah Lake Towers and Jumeirah Village Circle?
Jumeirah Lake Towers is a designated freehold area, open to buyers of any nationality. Jumeirah Village Circle is a designated freehold area, open to buyers of any nationality. Sales in Dubai are registered with the DLD.
Which new developments can I buy in Jumeirah Lake Towers and Jumeirah Village Circle?
In Jumeirah Lake Towers: Diamondz by Danube from AED 1,100,000. In Jumeirah Village Circle: Serenz by Danube from AED 1,100,000, Binghatti Etherea from AED 1,199,999, Binghatti Aurora from AED 1,474,999 and Binghatti Royale from AED 1,599,999.
More area comparisons
- Dubai Harbour vs Jumeirah Lake Towers
- Dubai Production City vs Jumeirah Lake Towers
- Dubai Sports City vs Jumeirah Lake Towers
- Jumeirah Golf Estates vs Jumeirah Lake Towers
- Jumeirah Lake Towers vs Palm Jumeirah
- Dubai Marina vs Jumeirah Lake Towers
- Dubai Media City vs Jumeirah Lake Towers
- Jumeirah Lake Towers vs Sobha Central
- Al Jaddaf vs Jumeirah Lake Towers
- DAMAC Lagoons vs Jumeirah Lake Towers
- Downtown Jebel Ali vs Jumeirah Lake Towers
- Jumeirah Lake Towers vs Meydan
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
