What new tenants really pay in JVC in 2026

These are the rents new tenants signed for, on leases starting between 1 August and 31 October 2026.

• Studio: AED 45,000 a year. The middle half of leases ran from AED 40,000 to AED 50,400. Based on 2,059 new leases.
• One bedroom: AED 68,000 a year. The middle half of leases ran from AED 60,000 to AED 75,000. Based on 3,454 new leases.
• Two bedrooms: AED 96,000 a year. The middle half of leases ran from AED 83,000 to AED 115,000. Based on 805 new leases.

The middle rent is the one in the middle of the list: half of the leases were signed for less and half for more. The middle half leaves out the cheapest quarter and the most expensive quarter of leases.

The flats behind these figures had a middle size of 432 sq ft for studios, 793 sq ft for one-bedroom flats and 1,238 sq ft for two-bedroom flats.

From tenancy contracts registered with Dubai Land Department, which publishes them as open data. We used the Rent Contracts file dated 9 November 2026. It shows no names and no flat numbers.

What we counted:

• new leases only for the figures above (renewals are shown further down);
• residential flats let as one unit, on contracts of about a year or more;
• leases starting between 1 August and 31 October 2026;
• JVC as DLD files it, under the area name “Al Barsha South Fourth”.

The sums are ours, not DLD’s. To look up the leases in one building yourself, see How to check what tenants really pay in your building in Dubai.

Lower than a year ago, though a little higher than in July. The first comparison is the middle rent on new leases starting from August to October 2025 against the same three months of 2026.

• Studio: AED 51,000 a year earlier, AED 45,000 now. That is AED 6,000 or 11.8% lower.
• One bedroom: AED 75,000 a year earlier, AED 68,000 now. That is AED 7,000 or 9.3% lower.
• Two bedrooms: AED 110,000 a year earlier, AED 96,000 now. That is AED 14,000 or 12.7% lower.

The fall is not only because cheaper buildings joined the list. 112 buildings had at least five new one-bedroom leases in both periods. The middle rent was lower in 103 of them, higher in 6 and unchanged in 3.

Month by month in 2026, the middle rent on a new one-bedroom lease was highest in February and lowest in July. It has risen a little since.

• January: AED 77,000
• February: AED 80,000
• March: AED 75,000
• April: AED 72,000
• May: AED 70,000
• June: AED 70,000
• July: AED 65,000
• August: AED 66,075
• September: AED 69,500
• October: AED 70,000

For comparison, Savills found that apartment rents in JVC from July to September 2026 were 10.4% lower than a year earlier, as reported by Khaleej Times on 13 October 2026. Our figures describe leases already signed. They are not a forecast.

The same for a studio, and a little less for larger flats. A year ago the gap was much wider. These are the middle rents on leases starting between 1 August and 31 October 2026.

• Studio: AED 45,000 on renewals (689 leases), AED 45,000 on new leases. The two figures are the same.
• One bedroom: AED 62,000 on renewals (1,775 leases), AED 68,000 on new leases. A new lease cost AED 6,000 more, which is 9.7% above the renewal figure.
• Two bedrooms: AED 89,250 on renewals (521 leases), AED 96,000 on new leases. A new lease cost AED 6,750 more, which is 7.6% above the renewal figure.

A year earlier, a new one-bedroom lease cost 27.1% more than a renewal: AED 75,000 against AED 59,000.

Renewals move slowly because any increase is limited by Decree No. (43) of 2013. For the rules, see When can my landlord increase the rent in Dubai?

A great deal. 99 JVC buildings had at least ten new one-bedroom leases in the three months. Their middle rents ran from AED 48,000 in the lowest building to AED 102,000 in the highest.

These are the ten buildings with the most new one-bedroom leases, with the middle rent in each. The names are as DLD records them.

• Luma Park Views: AED 80,000 (103 leases)
• The Haven Garden: AED 72,000 (96 leases)
• Binghatti Corner: AED 70,000 (81 leases)
• Binghatti Apex: AED 75,000 (80 leases)
• Neva Residences: AED 66,000 (79 leases)
• Binghatti Amber: AED 67,500 (72 leases)
• Bloom Towers: AED 65,000 (72 leases)
• Binghatti Royale: AED 85,000 (55 leases)
• Binghatti Phantom: AED 80,000 (53 leases)
• Binghatti Onyx: AED 70,000 (52 leases)

The records do not say why one building costs more than another. Size, age, facilities and position inside JVC all differ. So compare a flat with its own building, not with the JVC figure. Our free Rent Check does that in one step.

Everything the lease register does not record, and a few leases we could not use.

• Whether the flat was furnished, its floor, its view and its condition.
• How the rent was paid, such as the number of cheques.
• Advert prices. An advert shows what a landlord hopes to get.
• Three-bedroom flats, villas and townhouses. There were too few leases, or they were too mixed, for one fair figure.
• Leases registered after 9 November 2026. Some leases that started in October may still be added.
• The building name on about 17% of the new leases, which DLD leaves blank. Those leases count in the JVC figures but not in the building list.

Use the JVC figure as a first test, then check the building. If the rent you are asked for is above the middle half for that kind of flat, for example above AED 75,000 for a one-bedroom flat, ask the agent what explains it.

Then look up the flat’s own building in the Rent Check. If you are renewing, the renewal rules decide what your landlord may ask, not these figures.

Price the flat from what new tenants signed in its own building, and use the JVC figure as a second check.

• If the flat has stood empty, read Apartment not renting in Dubai? What to change first.
• If you are an agent, see How to price a rental listing in Dubai: a guide for agents.

Flats for rent on distress.ae are listed by agents only, at or below the Rent Check figure, and listing is free for agents. Tenants see approved flats on the For rent page.