Search for Jumeirah Park Dubai and you will find a three-bedroom villa for about AED 4.5 million on one page and a five-bedroom for over AED 25 million on another. Yield claims run from 3.5% to 5.5% depending on who is selling. None of these numbers is necessarily wrong. Jumeirah Park is a Nakheel villa community of more than 3,000 homes in nine districts, and the same postcode holds original 3-bed villas and fully upgraded 5-bed homes with pools and extensions.
Published: 10 October 2026
This guide lays the 2026 figures from Bhomes, Cresco Real Estate, Habico Properties, Property Finder and Bayut side by side, with dates where the source gave one. It then shows how to turn them into a gross and net yield you can check yourself. Where a figure could not be verified this session, we say so rather than guess. All sale prices are asking prices or index values unless stated as registered transactions, and all rents are index values, registered contract averages or listing asks, labelled as such.
What is Jumeirah Park?
Jumeirah Park is a freehold villa community developed by Nakheel on roughly 370 to 380 hectares behind Jumeirah Lakes Towers (JLT), bordering Jumeirah Islands and The Meadows. Cresco and Habico both place it next to those neighbours, and Bhomes describes the community as freehold with more than 3,000 villas.
What the sources agree on:
- Developer and ownership: Nakheel, freehold, so foreign buyers can own outright.
- Layout: nine districts. Cresco says Districts 1 and 2 are five-bedroom, Districts 3 and 4 four-bedroom, and Districts 5 to 9 mostly three-bedroom. Listing pages also show Heritage, Regional, Legacy, Legacy Nova and Royal Park Villas as separate names. Note that portals do not always agree on which bedroom count sits in which district (Bayut, for instance, lists 3-, 4- and 5-bed villas under District 9), so check the specific plot rather than the district label.
- Villa styles: Regional, Legacy, Heritage and Legacy Nova.
- Age: Cresco gives a September 2006 launch and a 2015 completion. Other agency pages say handovers ran in stages and the project was delayed and restructured. Treat the villas as roughly 11 to 13 years old in most districts, which is why renovation budgets matter later in this guide.
- Count: Cresco notes that sources disagree between 2,000 and more than 3,000 villas. We use “more than 3,000”, the figure Bhomes and Cresco use.
There is no metro station inside the community. Bhomes names DMCC (JLT) and Discovery Gardens as the nearest stations, and Cresco puts DMCC Metro at about 10 minutes by car.
How much do Jumeirah Park villas cost in 2026?
Asking prices in 2026 run from about AED 4.5 million for an original three-bedroom to AED 14 million or more for a five-bedroom, with listings reaching AED 25.5 million for extended or upgraded homes. The spread is wide because of three variables: bedroom count, plot size and renovation level.
| Source (2026) | 3-bed | 4-bed | 5-bed | What the figure is |
|---|---|---|---|---|
| Habico Properties (updated 18 Aug) | AED 4.5M to 6.5M | AED 6.5M to 9.5M | AED 9.5M to 14M+ | Agency price bands |
| Bhomes (6 Aug, Property Monitor/DLD data) | AED 7.85M avg | AED 9.15M avg | Above AED 12M | Average sale price, mid-2026 |
| Property Finder (listings page) | AED 6.75M to 11.99M | AED 5.89M to 15.95M | AED 12.19M to 25.5M | Asking prices in guide text |
Why do they differ? Habico’s bands look like what an original-condition villa lists for. Bhomes uses averages derived from Dubai Land Department (DLD) data compiled by Property Monitor, which pulls the average up because larger and upgraded villas transact too. Property Finder’s range is simply the spread of what sellers are asking right now, including outliers.
Price per square foot: three different answers
Per-sq-ft figures are just as scattered, and they are measured on different bases:
- AED 2,344 average per sq ft in Q2 2026 (Bhomes).
- AED 2,214 per built-up sq ft community average in a DLD-derived index for July 2026, up 4.96% over 12 months (Cresco). By bedroom: 3-bed AED 1,959, 4-bed AED 2,149, 5-bed AED 2,560.
- AED 1,447 per sq ft for registered ready-property sales (Cresco).
- About AED 1,318 to 1,319 per sq ft on Property Finder’s listings page, which also shows a different figure on its own price panel.
The honest reading: index values, registered sales and asking prices measure different things. If you are comparing a specific villa, ask for the DLD registered sales of the same district and bedroom count over the last 12 months, and compare per sq ft on the same basis.
Two registered sales to anchor on
Cresco lists two registered villa transactions from July 2026:
- 27 July 2026: a District 8 villa on a 5,678 sq ft plot sold for AED 7,850,000 (about AED 1,383 per plot sq ft).
- 24 July 2026: a villa on a 7,899 sq ft plot sold for AED 10,500,000 (about AED 1,329 per plot sq ft).
Cresco’s page also reports zero registered residential sales for 30 June to 18 August 2026, which conflicts with those two entries. We include them as examples, not as a market average.
District by district: what the portals show
| District / sub-community | Average asking price (Property Finder, last 12 months) | Typical product |
|---|---|---|
| District 1 | AED 12,250,000 | Large five-bedroom villas (Cresco) |
| District 2 | AED 12,173,875 | Large five-bedroom villas (Cresco) |
| District 8 | AED 9,458,712 | Listings of about 5,449 to 6,851 sq ft shown |
| Legacy Nova | AED 8,133,478 | Newer-style villas, listings of about 5,327 to 5,490 sq ft |
| Royal Park Villas | AED 5,900,000 | Four-bedroom townhouse-style homes (Cresco) |
Two cautions. First, Property Finder’s own guide text gives different averages for Districts 7 and 8 (AED 6.9 million and 5.9 million) from its community table, so district averages here are indicative only. Second, the sizes shown on individual listings (for example about 8,600 sq ft in District 1) look like plot areas rather than built-up areas, because Cresco quotes a 5-bed built-up area of 5,449 to 5,479 sq ft. Always confirm whether a number is plot or built-up area before you compare.
What do Jumeirah Park villas rent for?
Registered 12-month tenancy contracts to September 2026 averaged AED 370,081 a year across 934 villa contracts, while index rents and listing asks sit in a similar but not identical range. Three different rent measures are in circulation, and they tell slightly different stories.
| Measure | 3-bed | 4-bed | 5-bed |
|---|---|---|---|
| Registered contracts, 12 months to Sept 2026 (Cresco) | AED 319,300 (468 contracts) | AED 376,616 (349 contracts) | AED 529,979 (110 contracts) |
| Index rent (Cresco) | AED 341,000 | AED 423,000 | AED 525,000 |
| Bhomes average rent (Property Monitor, mid-2026) | AED 315,000 | AED 400,000 | Upwards of AED 520,000 |
| Habico price band | AED 220,000 to 290,000 | AED 290,000 to 380,000 | AED 380,000 to 500,000+ |
Cresco’s index shows rents falling over 12 months (3-bed down 10.68%, 4-bed down 4.22%, 5-bed down 6.72%), while its registered-contract data shows average contract values up (3-bed +1.6%, 4-bed +3.0%, 5-bed +18.1%). Those two can both be true, because registered contracts reflect which villas were actually let (more upgraded stock, more large homes) rather than a like-for-like price change. Cresco itself warns that its rent-per-sq-ft figures do not reconcile cleanly with the annual rents, so we use the annual figures only.
What Bayut asking rents add
Bayut listings in early October 2026 show 3-bedroom villas mostly around AED 300,000 to 355,000 and 4-bedroom villas mostly around AED 350,000 to 565,000, with a few much higher. By sub-area over the last six months, Bayut shows 3-bed averages of about AED 353,947 in Regional, AED 331,881 in Royal Park Villas and AED 308,982 in District 9. These are asking rents drawn from small listing samples, not signed contracts, and the 5-bed averages in some sub-areas (for example about AED 910,915 in Royal Park Villas) rest on very few listings, so we do not rely on them.
Why do yield quotes range from 3.5% to 5.5%?
Because each source divides a different rent by a different price. Gross yield is annual rent divided by purchase price. Change either number and the answer moves.
| Source | Gross yield quoted | How it appears to be built |
|---|---|---|
| Cresco, index basis | About 3.5% | Index rent per sq ft (AED 78) divided by index price per sq ft (AED 2,214); Cresco’s own calculation |
| Cresco, registered basis | 3.6% | Registered rent per sq ft (AED 52) divided by registered ready sale price per sq ft (AED 1,447) |
| Bhomes | 4.14% community; 4.01% (3-bed), 4.37% (4-bed), 4.28% (5-bed) | Property Monitor average rent over average sale price |
| Habico | 4% to 5.5% | Agency estimate; method not stated |
We checked the Bhomes arithmetic: AED 315,000 on AED 7,850,000 is 4.01%, and AED 400,000 on AED 9,150,630 is 4.37%, so those figures hold up. We also ran our own check on Habico’s bands using the midpoint of each: 3-bed AED 255,000 on AED 5.5 million gives about 4.6%, 4-bed AED 335,000 on AED 8 million gives about 4.2%, and 5-bed AED 440,000 on AED 11.75 million gives about 3.7%. Pairing the cheapest villa with the highest rent would produce a figure above 5.5%, which is how yields get inflated in marketing copy.
We also saw some pages quoting figures above 6% for the community. We could not trace any such figure to a DLD-based source this session, so we do not use it. A realistic gross range today, on the evidence above, is about 3.5% to 4.5%, with Habico’s 5.5% reachable only if you buy an original villa near the bottom of the price band and let it near the top of the rent band.
Why the gap exists
- Asking versus transacted price. Sellers list high; registered sales land lower. Cresco’s registered price (AED 1,447 per sq ft) is well below its index value (AED 2,214).
- Upgraded versus original villas. An extended, pool-equipped villa sells for far more but may not rent for proportionally more, which lowers its yield.
- Index rent versus registered Ejari contracts. Registered contracts include only villas actually let in the period.
- Different dates. Bhomes is dated 6 August 2026, Habico was updated 18 August, and Cresco carries three different update dates (13, 19 August and 27 September) on one page.
How to calculate your own net yield
Net yield is annual rent minus owner costs, divided by what you actually paid. Here is a worked example using only figures from this guide, for a 4-bed villa:
- Price: AED 9,150,630 (Bhomes average 4-bed sale price).
- Rent: AED 376,616 (Cresco registered-contract average for 4-beds).
- Built-up area: about 4,500 sq ft (Bhomes’ stated average villa size).
- Gross yield: 376,616 ÷ 9,150,630 = about 4.1%.
Now subtract the service charge. We could not find an official 2026 Jumeirah Park rate: Cresco says no 2026 index it could access publishes one. A 2025 service charge index quoted by a third-party summary puts it at about AED 2.61 per sq ft, while Bhomes says AED 3 to 6 per sq ft and our service charges guide gives AED 2 to 6 per sq ft as the villa-community range.
| Service charge assumption | Annual charge on 4,500 sq ft | Net yield after service charge |
|---|---|---|
| AED 2.61 per sq ft | AED 11,745 | About 4.0% |
| AED 3 per sq ft | AED 13,500 | About 4.0% |
| AED 6 per sq ft | AED 27,000 | About 3.8% |
Private costs come on top. Bhomes notes that pool cleaning and landscaping are extra, and you should budget for vacancy and agency or management fees. The bigger swing factor on this age of stock is renovation: a Dar Al Naseeb cost guide published 15 August 2026 puts a full villa renovation in Jumeirah Park at AED 227 to 370 per sq ft of built-up area. On 4,500 sq ft that is roughly AED 1.02 million to AED 1.67 million, or about 11% to 18% on top of a AED 9.15 million purchase. That is a full renovation, not a refresh, but it shows why “buy cheap, upgrade, rent higher” only works if the rent uplift justifies the spend.
To check the real service charge, use the RERA/DLD service charge index on the Mollak platform, and ask the seller for the last service charge invoices. To check price, request registered DLD transactions for the same district and bedroom count.
Who is Jumeirah Park suited to?
Jumeirah Park suits family tenants who want a three- to five-bedroom villa with a private pool close to JLT, Dubai Marina and Ibn Battuta Mall, and buyers who prefer a mature, fully built community to an off-plan launch. The facts behind that:
- Schools: Dubai British School Jumeirah Park is inside the community and is rated Outstanding by KHDA per Bhomes and Habico. Nearby are Arcadia British School and Emirates International School (both Very Good per Bhomes), and Cresco adds The Arbor School.
- Retail and services: Jumeirah Park Pavilion has a Carrefour Market per Bhomes (Habico lists a Spinneys supermarket there, so confirm the current anchor store), plus cafes and a pharmacy. Fakeeh Medicentres is in the community per Bhomes.
- Drive times (Cresco): JLT about 5 minutes, Ibn Battuta Mall about 9, Dubai Marina about 11, Palm Jumeirah about 15, Downtown Dubai about 25, Dubai International Airport about 28.
The trade-offs are equally clear. Villas are 11 to 13 years old, there is no metro inside the community, and the yield is lower than many apartment areas. If rental income is the priority, our best areas for rental yield guide is the better starting point; if you want a family home that also holds value, villas are the more defensible segment in 2026.
Can you use a Jumeirah Park villa as a holiday home?
Short-term letting needs a Department of Economy and Tourism (DET) holiday home permit, and we found no published rule that exempts or bans Jumeirah Park specifically. Our holiday home permit guide sets out the 2026 fees: roughly AED 1,520 one-time to register a unit, then about AED 370 to AED 1,270 a year in renewals depending on bedroom count. Before you plan on nightly rentals, check your title documents and the master community rules, because bylaws can restrict short-term use even where the permit is available. Family long-lets remain the dominant use here, which is what the registered-contract data above reflects.
Where does Jumeirah Park fit in the 2026 market?
Villas are holding up better than apartments, but the market is no longer rising across the board. Our market correction analysis reports ValuStrat recording villa prices down 1.7% year on year against apartments down 5.3%, the first annual villa decline since 2021. Against that backdrop, Cresco’s Jumeirah Park index shows a mixed picture: 5-bed price per sq ft up 16.48% over 12 months, 4-bed up 8.65%, but 3-bed down 3.18% and 6-bed down 6.18%. The segment that is rising is the larger villa, and the smaller original three-bedroom is the soft spot.
For the Golden Visa, a purchase at or above AED 2 million can qualify, and every price band above clears that figure on price alone. Check the current conditions in our Golden Visa through real estate guide before relying on it.
How does it compare with other Dubai villa communities?
Jumeirah Park sits in the mid-to-upper tier of Dubai’s gated villa communities, closer to central Dubai than the outer-ring options. We have published community-by-community figures for the nearest alternatives, so compare like for like:
- Emirates Hills is the ultra-prime end of the same corridor.
- The Meadows and The Lakes are older Emaar villa communities with a different price and service-charge profile.
- Jumeirah Golf Estates and Victory Heights are golf-course communities with their own cluster-level price logic.
- Our gated community villas guide and villa vs townhouse vs apartment comparison explain how to choose between property types.
You can browse the rest of our coverage on the area guides page.
Frequently asked questions
How much does a villa in Jumeirah Park cost in 2026?
Asking prices run from about AED 4.5 million for an original three-bedroom to AED 14 million or more for a five-bedroom, with extended listings up to AED 25.5 million. Bhomes’ mid-2026 averages are AED 7.85 million (3-bed), AED 9.15 million (4-bed) and above AED 12 million (5-bed).
What is the rental yield in Jumeirah Park?
Gross yields in the sources we checked range from about 3.5% (Cresco, index basis) to 4.14% (Bhomes) and 4% to 5.5% (Habico). Net of service charges, the 4-bed example above falls to roughly 3.8% to 4.0%.
How much is rent for a villa in Jumeirah Park?
Registered contracts in the 12 months to September 2026 averaged AED 319,300 for 3-bed, AED 376,616 for 4-bed and AED 529,979 for 5-bed villas (Cresco). Listing asks are often higher, especially for upgraded villas.
How many districts does Jumeirah Park have?
Nine. Cresco says Districts 1 and 2 are five-bedroom, Districts 3 and 4 four-bedroom and Districts 5 to 9 mostly three-bedroom, though listing portals do not always agree on the split.
Is Jumeirah Park freehold?
Yes. Nakheel developed it as a freehold community, so foreign buyers can own outright.
What are the service charges in Jumeirah Park?
We could not verify an official 2026 rate. A 2025 index quoted by a third-party summary shows about AED 2.61 per sq ft, and Bhomes cites AED 3 to 6 per sq ft. Check the Mollak service charge index and the seller’s latest invoice.
How old are the villas, and what does renovation cost?
Roughly 11 to 13 years old for most districts, although dates vary by district. A full renovation is quoted at AED 227 to 370 per sq ft of built-up area in Jumeirah Park (Dar Al Naseeb, 15 August 2026).
Is there a metro station in Jumeirah Park?
No. The nearest stations are DMCC (JLT) and Discovery Gardens per Bhomes, with DMCC about 10 minutes away by car per Cresco.
Does a Jumeirah Park villa qualify for the Golden Visa?
Price alone clears the AED 2 million threshold, but eligibility depends on current rules and your paperwork. See our Golden Visa guide and confirm with ICP or GDRFA.
Can I rent out a Jumeirah Park villa on Airbnb?
Only with a DET holiday home permit, and community rules or your title may add restrictions. We found no published community-specific ruling, so confirm before you buy.
Talk to Sanaya about Jumeirah Park
Sanaya Real Estate helps clients buy, sell, rent and manage property in Dubai, with mortgage services and Golden Visa assistance. If you are weighing a Jumeirah Park villa, we can pull registered DLD comparables for the district and bedroom count you are considering, so you compare like with like. Call +971 4 566 2368, email info@sanayarealestate.com or use the Contact page.
Message Sanaya on WhatsApp: +971 50 436 5316
This article is general information, not financial or legal advice. Prices, rents and yields change; figures are from the sources named, as of the dates given.
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