Jumeirah Beach Residence trades differently from the rest of new Dubai. Units are big, sales are few, and the price cycle has been sharper here than next door: a JBR two- or three-bedroom bought at the 2014 peak is still worth less on the median than it cost, while a three-bedroom bought in 2020 has roughly doubled. This page follows the Dubai Land Department (DLD) transaction register by bedroom from 2008 to the twelve months ending 23 September 2026, adds rents from Ejari contracts, and covers the rules a JBR landlord actually runs into. US dollars are at the dirham peg of 3.6725.
Historical transaction data, not investment advice and not a forecast. Past results do not predict future ones. A district median is the middle of all deals in a period, not the value of a specific unit — tower, floor, sea view and condition move a real price in either direction.
JBR apartment prices today
"Today" is the twelve months from 24.09.2025 to 23.09.2026: DLD register rows for September–December 2025 plus our own pull from the live DLD open-data API for 2026. Ready apartments only. Unit size is the median size of units sold in 2025.
| Type | Median deal, AED | In USD | Deals, 12 months | Size |
|---|---|---|---|---|
| 1 bedroom | 1,745,000 | ~$475,000 | 92 | 102.7 m² (~1,105 ft²) |
| 2 bedrooms | 2,300,000 | ~$626,000 | 179 | 128.9 m² (~1,387 ft²) |
| 3 bedrooms | 2,900,000 | ~$790,000 | 98 | 176.8 m² (~1,903 ft²) |
The "Dubai Pack" game covers JBR with these three layouts, the ones with enough sales for a price series back to 2012. The headline is thin liquidity: 369 sales across all three in a year, of which 92 one-bedrooms. Dubai Marina alone sold 835 one-bedrooms over the same period. With a sample this small, one or two sea-view units can move the median, so a 1–2% change between years in JBR says little about the market.
JBR price per square foot
DLD records area in square metres. Our yardstick: the year's median price divided by the year's median unit size, then by 10.764 (square feet per square metre). It is a median over a median, not the median of per-foot prices, so treat it as a rough guide.
| Type | 2012, AED/ft² | 2014, AED/ft² | 2020, AED/ft² | 2025, AED/ft² |
|---|---|---|---|---|
| 1 bedroom | ~910 | ~1,490 | ~820 | ~1,600 |
| 2 bedrooms | ~1,010 | ~1,780 | ~870 | ~1,690 |
| 3 bedrooms | ~920 | ~1,630 | ~740 | ~1,520 |
Two things stand out. The larger units are still below their 2014 level per foot, while the one-bedroom has moved past it. And JBR is cheaper per foot than its neighbour: a JBR one-bedroom is about 103 m² against roughly 77 m² in Dubai Marina, so the whole flat costs more (1,745,000 vs 1,525,000 AED today) but the foot costs less — about 1,600 AED/ft² in JBR against about 1,840 AED/ft² in the Marina on 2025 figures. In JBR you are paying for floor area and beachfront, not for the square foot.
Jumeirah Beach Residence price history by bedroom
Median sale price, thousand AED, DLD register, ready apartments; a year is shown when it has at least 25 deals. Rows marked "≈" (2008–2011) are estimates scaled from the Dubai-wide REIDIN index published by the BIS. We do not use the register for those years: in 2009 it shows more sales than 2008 because completed buildings were registered at contract prices from the launch years, so under our method the crash is invisible in the register even though it happened.
| Year | 1 bed | 2 bed | 3 bed | Deals (1 / 2 / 3 bed) |
|---|---|---|---|---|
| 2008 | ≈1,396 | ≈1,817 | ≈2,298 | estimate |
| 2009 | ≈1,128 | ≈1,469 | ≈1,857 | estimate |
| 2010 | ≈975 | ≈1,270 | ≈1,605 | estimate |
| 2011 | ≈951 | ≈1,238 | ≈1,566 | estimate |
| 2012 | 1,068 | 1,390 | 1,758 | 138 / 253 / 177 |
| 2013 | 1,300 | 1,800 | 2,325 | 248 / 309 / 183 |
| 2014 | 1,650 | 2,600 | 3,110 | 180 / 370 / 205 |
| 2015 | 1,550 | 2,000 | 2,638 | 77 / 138 / 88 |
| 2016 | 1,458 | 1,850 | 2,380 | 73 / 124 / 67 |
| 2017 | 1,405 | 1,820 | 2,300 | 75 / 118 / 77 |
| 2018 | 1,300 | 1,650 | 2,100 | 64 / 109 / 51 |
| 2019 | 1,050 | 1,350 | 1,640 | 53 / 89 / 62 |
| 2020 | 950 | 1,213 | 1,400 | 39 / 106 / 72 |
| 2021 | 1,200 | 1,600 | 2,100 | 128 / 205 / 129 |
| 2022 | 1,480 | 1,900 | 2,178 | 161 / 253 / 131 |
| 2023 | 1,550 | 2,025 | 2,425 | 147 / 239 / 138 |
| 2024 | 1,800 | 2,300 | 2,650 | 127 / 249 / 178 |
| 2025 | 1,770 | 2,350 | 2,900 | 117 / 236 / 149 |
| Today | 1,745 | 2,300 | 2,900 | 92 / 179 / 98 |
Look at the deal counts as well as the prices. Two-bedroom sales fell from 370 in 2014 to 138 in 2015, and the one-bedroom median for 2020 rests on just 39 transactions. For all districts on one page see Dubai property prices by year; for JBR next to the other areas, Dubai areas compared.
Peak to trough: 2014–2020 hit the bigger units hardest
Calculated from the series above, 2020 median against 2014 median:
| Type | 2014, AED | 2020, AED | Peak to trough | Today vs 2020 | Today vs 2014 |
|---|---|---|---|---|---|
| 1 bedroom | 1,650,000 | 950,000 | −42% | +84% | +6% |
| 2 bedrooms | 2,599,526 | 1,212,500 | −53% | +90% | −11.5% |
| 3 bedrooms | 3,110,000 | 1,400,000 | −55% | +107% | −6.8% |
For scale, the Dubai-wide REIDIN index (BIS data) fell 33% between its October 2014 peak and November 2020. JBR's two- and three-bedroom medians fell more than half again as much. Part of that is the market and part is the mix of deals: the median two-bedroom sold in 2014 was 135.4 m², in 2020 it was 129 m².
The timeline, from primary sources. Dubai won Expo 2020 on 27 November 2013 (BIE) and the market ran to its autumn-2014 top. From October 2013 the DLD transfer fee doubled from 2% to 4% (Executive Council Resolution 30 of 2013), and the UAE Central Bank capped mortgage loan-to-value ratios (Circular 31/2013). The IMF (Country Report 15/219) dates the decline from mid-2014: heavy new supply, cheap oil, a strong dollar. The floor came in the Covid year; the index bottomed in November 2020.
Was JBR a good investment? What each entry year shows
We answer only with the past. Result = today's median − that year's median − the DLD fee (2% up to 2013, 4% from 2014); trustee, title deed and agent costs excluded. The last column adds estimated gross rent collected on a two-bedroom let throughout. Each figure opens that year's card in the game.
| Bought in | 1 bed | 2 bed | 3 bed | 2 bed, let throughout |
|---|---|---|---|---|
| 2008 ≈ | +22% | +24% | +24% | +133% |
| 2009 ≈ | +52% | +54% | +53% | +181% |
| 2010 ≈ | +76% | +78% | +77% | +218% |
| 2011 ≈ | +80% | +82% | +82% | +219% |
| 2012 | +60% | +62% | +62% | +177% |
| 2013 | +32% | +25% | +22% | +109% |
| 2014 | +2% | −15% | −10% | +38% |
| 2015 | +8% | +11% | +6% | +73% |
| 2016 | +15% | +20% | +17% | +80% |
| 2017 | +19% | +22% | +21% | +75% |
| 2018 | +29% | +34% | +33% | +86% |
| 2019 | +60% | +64% | +70% | +119% |
| 2020 | +77% | +82% | +99% | +136% |
| 2021 | +40% | +38% | +33% | +74% |
| 2022 | +13% | +16% | +28% | +42% |
| 2023 | +8% | +9% | +15% | +28% |
| 2024 | −7% | −4% | +5% | +8% |
| 2025 | −5% | −6% | −4% | −0% |
Rent caveats: figures are gross, before service charges, vacancy and management; past rents are rebuilt from today's Ejari rent using the district's rent index, and the earliest years are an assumption. Seven of JBR's 54 cards are negative on a buy-and-hold basis, and only two of them are older than 2024: the 2014 two- and three-bedroom.
Worst entry: a two-bedroom in 2014. The 2014 median was 2,599,526 AED over 370 deals; today it is 2,300,000. Add the 4% fee of 103,981 AED and the result is −403,507 AED, or −15% (about −$110,000) after twelve years. Let out for the whole period, the same flat collected an estimated 1,425,400 AED in gross rent and the result turns to +38%.
Best entry: a three-bedroom in 2020. Bought at the 1,400,000 AED median (72 deals), worth 2,900,000 today: +1,444,000 AED after the fee, +99% (about +$393,000). What followed is on the record: Expo 2020 opened on 1 October 2021, DLD counted 84,196 deals in 2021, 66% more than in 2020, and in 2022 the property threshold for the 10-year Golden Visa fell from AED 5 million to AED 2 million (Gulf News, 20.04.2022). One more data point: the weakest of all 33 cards bought in 2021 across the whole game is a JBR three-bedroom, and it still shows +33%.
Best and worst entry years for every district are compared in was buying in Dubai worth it.
The 2024 one-bedroom: weakest 2024 card in the game
Of the 33 cards bought in 2024, five are negative, and the deepest is the JBR one-bedroom: 1,800,000 AED in 2024 against 1,745,000 today, a result of −127,000 AED (−7%, about −$34,600). Of that, 72,000 AED is the 4% DLD fee. The median itself is down 3%, measured on 127 sales in 2024 and 92 today. Let out, the card shows +5%.
The 2025 cards read the same way. Today's medians against 2025: one-bedroom −1.4%, two-bedroom −2.1%, three-bedroom unchanged. The −4% to −6% results come mostly from the 4% fee, which less than a year of ownership cannot absorb. Month-by-month 2026 deals across Dubai are in did Dubai prices fall in 2026.
JBR rental yield and the landlord's rules
Median annual rent under Ejari contracts over the last twelve months (Dubai Data); gross yield = rent / median price.
| Type | Rent per year, AED | In USD | Ejari contracts | Gross yield |
|---|---|---|---|---|
| 1 bedroom | 102,000 | ~$27,800 | 752 | 5.8% |
| 2 bedrooms | 130,000 | ~$35,400 | 1,212 | 5.7% |
| 3 bedrooms | 180,000 | ~$49,000 | 777 | 6.2% |
JBR registers seven to eight rental contracts for every sale (2,741 against 369 across the three layouts): it is a landlord's district. Area-by-area yields are in rental yield by area; getting from gross to net is in rental yield in Dubai.
Dubai's tenancy law (Law 26 of 2007 as amended by Law 33 of 2008) sets the rules a JBR owner works within:
- Rent increases follow the scale in Decree 43 of 2013. Rent up to 10% below the RERA index average: no increase. 11–20% below: up to 5%. 21–30%: 10%. 31–40%: 15%. More than 40% below: 20%.
- Ninety days' notice. A party wanting to change the terms on renewal must notify the other in writing at least 90 days before the lease ends, unless the contract says otherwise.
- Buying with a tenant in place. A sale does not end a fixed-term lease (Article 28). Recovering the unit at the end of the lease for your own use or for sale needs at least 12 months' notice, served through a notary or by registered mail.
- Disputes go to the Rental Dispute Center (RDC). The fee for an eviction, renewal or rent claim is 3.5% of annual rent, minimum AED 500, maximum AED 20,000 — for a median JBR one-bedroom, 102,000 × 3.5% = 3,570 AED.
How an RDC case runs is in rental disputes at the RDC.
Buying costs and the Golden Visa line in JBR
Entry costs. On a median one-bedroom at 1,745,000 AED: 4% DLD fee 69,800 AED, trustee AED 4,000 + 5% VAT (200), title deed, unit plan and small fees AED 520 — 74,520 AED in government and mandatory fees, about $20,300, before agent, NOC and mortgage costs. Total buyer costs typically run around 7–8% on top of the price. Breakdown in costs of buying, process in buying property in Dubai.
Service charges. Every JBR tower has its own annual charge, and it is the largest recurring deduction from rent. Check the figure and whether the seller is in arrears before you sign; how the charges work and how to dispute them is in service charges. A municipal housing fee is also billed through DEWA; confirm the rate at the time of the deal.
Golden Visa. The 10-year investor visa needs a property worth at least AED 2 million at purchase. In JBR the line splits the layouts: the median one-bedroom (1,745,000) is below it, the median two-bedroom (2,300,000) and three-bedroom (2,900,000) above. The two-bedroom median first crossed AED 2 million in 2023 (2,025,000). What counts is your unit's price, not the district median; see Golden Visa through property.
Questions buyers ask about JBR
Is JBR cheaper per square foot than Dubai Marina?
On our yardstick, yes for one-bedrooms: about 1,600 AED/ft² in JBR against about 1,840 in the Marina (2025), because JBR units are around a third larger. The whole JBR flat still costs more.
Why are there so few JBR sales?
Owners here let far more often than they sell: 2,741 Ejari contracts against 369 sales in a year across the three layouts. That is why JBR medians are noisier than those of the Marina or JVC.
Did JBR prices drop in 2025?
Barely, on the median: −1.4% for one-bedrooms, −2.1% for two-bedrooms, flat for three-bedrooms, on samples of 92 to 179 deals. The negative 2025 cards come mostly from the 4% DLD fee.
How far did JBR prices fall after 2014?
By 2020 the medians were down 42% (one-bedroom), 53% (two-bedroom) and 55% (three-bedroom) from 2014. Two- and three-bedroom medians are still below their 2014 level today.
Before you sign
A median sets the price range; it does not tell you whether a particular unit's title is clean, whether service charges are unpaid, or what the existing tenancy contract says. Our real estate service checks the property, the documents and the deal terms. To see what you will pay on top of the price, use the purchase costs calculator.
Sources: DLD open data (transaction register), Ejari contracts via Dubai Data, REIDIN index via the BIS, IMF Country Report 15/219, Executive Council Resolution 30 of 2013, Decree 43 of 2013%20of%202013%20Determining%20Rent%20Increase%20for%20Real%20Property.html), DLD Golden Visa, dirham peg.