What if the “oversupply” that scares so many people in JVC was exactly the reason why it’s still worth watching? While many investors ease off the accelerator when they see headlines about the 64,000 new units planned in Dubai, the district’s actual numbers keep pointing in one uncomfortable direction: up.
In 2025, JVC closed the year with almost 15,000 real estate transactions, more than any other area in the city. The average rental yield for apartments sits at 7.59%, and for studios and one-bedrooms it can reach 8.5–10% depending on the asset profile. Before deciding whether that is going to hold or collapse, it’s worth reading what follows.
The real problem in JVC and oversupply in Dubai
JVC concentrates 9% of the total pipeline of apartments in Dubai for the 2026–2030 period, which translates into around 31,578 new units planned. Across the city as a whole, 91,001 deliveries are expected in 2026 alone. On paper, those figures are enough to make anyone dizzy.
The nuance that changes the equation is demographic growth. Dubai is growing at a rate of 200,000 new residents per year, and demand for affordable housing, the segment where JVC is the undisputed leader, shows no signs of slowing. JVC absorbs between 2% and 3% of that new demand, which keeps the market balance within reasonable ranges.
Why JVC is still Dubai’s most solid bet for the average investor
What sets JVC apart is not glamour, but liquidity. With 15,000 transactions a year, no other area in Dubai offers the same ease of getting in and out of an asset without suffering forced discounts. For an investor who doesn’t want to get stuck, that is worth more than any promise of capital appreciation.
The average transaction price in JVC is around one million dirhams, compared with the 2.5–4 million typically asked in premium areas such as Downtown or Dubai Marina. That lower entry barrier allows you to diversify: with the same capital that buys you a single asset in Marina, you can buy three studios in JVC and spread your vacancy risk.
The yield numbers that change the conversation about JVC
The average gross yield for apartments in JVC stands at 7.59% per year according to Property Monitor and Engel & Völkers data as of February 2026. In the upper range, well-positioned studios managed under a hybrid short- and long-term rental model can push that number towards 10%. For an area often described as “saturated”, those figures don’t quite add up.
By way of comparison, Downtown Dubai, the crown jewel of the premium market, delivers a gross yield of 5.80% for apartments. Dubai Marina comes in at 6.16%. JVC outperforms both in pure profitability, with an entry price two to four times lower.
Table: JVC versus other key Dubai areas in 2026
| Area | Gross yield (apartments) | Average price (AED) | Liquidity (transactions/year) |
|---|---|---|---|
| JVC | 7.59% | ~1,000,000 | ~15,000 |
| Business Bay | 6.74% | ~1,800,000 | High |
| Dubai Marina | 6.16% | ~2,500,000 | Medium–high |
| Downtown Dubai | 5.80% | ~3,000,000 | Medium |
| Dubai Silicon Oasis | 8.09% | ~700,000 | Medium–low |
What will happen in JVC when the new deliveries arrive in 2026
The most likely scenario is not a collapse, but a moderate compression of yields in the oldest and worst-maintained assets. Studios and one-bedroom units in buildings with updated finishes and strong management will maintain occupancy above 90%, because middle-class expatriate demand in Dubai is structural and not dependent on speculative cycles.
Timing does matter. Buying before the delivery peak in Q3–Q4 2026 allows you to lock in rents at today’s levels and benefit from the price appreciation that has historically followed periods of massive handovers, once the market digests the new supply. Those who wait to “see what happens” with the new units will arrive late and pay more for the same assets.
