The Greens and Jumeirah Lake Towers sit close to each other in New Dubai, and buyers often weigh one against the other. On paper they should tell the same story: both were built before 2008, both went through the same crash, the same 2014 peak and the same 2020 bottom. The DLD transaction register says otherwise. A one-bedroom in The Greens bought in 2022 is +74% today, the best 2022 card of all 33 objects in our "Dubai Pack" game; the same card in JLT is +26%. This page is about that gap: what the register measures, and what it cannot explain.
These are historical figures from registered deals, not investment advice and not a forecast. What happened after past purchases does not tell you what will happen after yours. An area median is not the price of a particular flat: building, floor, view and condition can put a real unit far from it. The Greens samples are small, so single-year medians are noisier than in larger districts.
The Greens in numbers today
The twelve months from 24.09.2025 to 23.09.2026, ready apartments, DLD register plus our export from the live DLD open-data API. Rents are Ejari medians for the same period (Dubai Data). US dollars at the peg of 3.6725.
| 1 bedroom | 2 bedrooms | |
|---|---|---|
| Median sale, AED | 1,450,000 | 2,450,000 |
| In USD | ~$394,800 | ~$667,100 |
| DLD deals, 12 months | 221 | 157 |
| Median rent, AED/year | 90,000 | 150,000 |
| Ejari contracts | 1,730 | 1,126 |
| Gross yield | 6.2% | 6.1% |
The whole district made 378 registered sales across these two types in twelve months, against 814 in JLT across studios, one- and two-bedrooms. The game tracks only one- and two-bedrooms in The Greens. Ejari contracts outnumber sales about 7.6 to one (2,856 against 378).
The Greens vs JLT: the same years, side by side
Result of buying at the year's median and holding to today: today's median − the year's median − the DLD transfer fee (2% up to 2013, 4% from 2014), as a share of the amount paid in. Rows 2011 are estimates from the REIDIN index; everything from 2012 is the register. Each figure opens the matching card in the game. The JLT columns are explained in detail on our JLT price history page.
| Bought in | Greens 1 bed | JLT 1 bed | Greens 2 bed | JLT 2 bed |
|---|---|---|---|---|
| 2011 ≈ | +110% | +89% | +106% | +102% |
| 2012 | +87% | +69% | +84% | +80% |
| 2013 | +63% | +39% | +52% | +52% |
| 2014 | +16% | +2% | +15% | +22% |
| 2015 | +32% | +7% | +33% | +24% |
| 2016 | +27% | +9% | +31% | +30% |
| 2017 | +27% | +4% | +28% | +22% |
| 2019 | +85% | +47% | +81% | +68% |
| 2020 | +98% | +78% | +88% | +83% |
| 2021 | +74% | +36% | +68% | +46% |
| 2022 | +74% | +26% | +60% | +23% |
| 2023 | +39% | +21% | +27% | +30% |
| 2024 | +14% | −1% | +7% | +4% |
| 2025 | −0% | −9.5% | +2% | −1% |
For one-bedrooms The Greens is ahead in every row. For two-bedrooms the picture is mixed: JLT is ahead for 2014 (+22% against +15%) and 2023 (+30% against +27%), level for 2013. So "The Greens always did better" is not what the register says; "The Greens one-bedroom always did better" is.
Over the longer run the gap is the same. From the 2012 median to today, a Greens one-bedroom rose 91% (760,888 → 1,450,000 AED) and a JLT one-bedroom 72% (656,040 → 1,130,000). From the 2020 bottom to today: +106% against +85%.
Across the whole game, The Greens has 36 cards and only one of them is negative; JLT has 54 cards and four negative ones. All five are 2024–2025 purchases.
The 2022 one-bedroom: +74%, the best card of its year
In 2022 the median Greens one-bedroom sold for 800,000 AED across 204 deals, exactly the same median as in 2021. Today it is 1,450,000. Price gain 650,000 AED; minus the 4% fee of 32,000 the result is +618,000 AED, about +$168,300, or +74% of the 832,000 paid in. Had the flat been let from 2022, estimated gross rent of 303,100 AED would take the card to +111%.
The measurable part of the story is visible in the medians. In 2022 a Greens one-bedroom was actually cheaper than a JLT one-bedroom: 800,000 against 865,000 AED, 7.5% less. Today it is 28% more expensive: 1,450,000 against 1,130,000. Between 2022 and today the two neighbours swapped places.
Why that happened, the register does not say. It records prices, sizes and dates, not the reasons buyers chose one district over another, and we have no data on building age, service charges, views or supply in either area. Any explanation beyond the numbers would be a guess, so we do not offer one.
What differs between the two districts, in figures
These are the differences we can actually measure from DLD and Ejari data:
| Measure | The Greens | JLT |
|---|---|---|
| 1-bed median size sold | 71.2–75.4 m² (2012–2025) | 74.5–82.3 m² |
| 1-bed price per sq ft, 2012 | ~978 AED/ft² | ~795 AED/ft² |
| 1-bed price per sq ft, 2020 | ~869 | ~741 |
| 1-bed price per sq ft, 2022 | ~1,044 | ~1,025 |
| 1-bed price per sq ft, 2025 | ~1,804 | ~1,429 |
| Deals today (types in the game) | 378 | 814 |
| Gross yield today | 6.1–6.2% | 6.3–8.0% |
| 1-bed peak 2014 → bottom 2020 | −41% | −43% |
Price per sq ft = median price ÷ median size in m² ÷ 10.764. For the Greens one-bedroom in 2025: 1,400,000 ÷ 72.1 m² ≈ 19,417 AED/m² ≈ 1,804 AED/ft². In 2022 the two districts were almost level per foot; by 2025 The Greens was about a quarter higher. The Greens one-bedrooms sold were also smaller than JLT's in 13 of the 14 registered years (2021 is the exception), so a like-for-like comparison per foot shows a larger premium than the headline medians.
The yields run the other way: at today's prices The Greens earns 6.1–6.2% gross, JLT 6.3–8.0%. A higher price for similar rent means a lower yield, which is simple arithmetic, not a verdict on either district.
The Greens price history by year
Median sale price, thousand AED, ready apartments. "≈" marks 2008–2011 estimates: the game scales the 2012 Greens median by the Dubai-wide REIDIN index, because the register for those years shows handovers at old off-plan prices rather than the fall.
| Year | 1 bed | deals | 2 bed | deals |
|---|---|---|---|---|
| 2008 | ≈995 | est. | ≈1,709 | est. |
| 2011 | ≈678 | est. | ≈1,164 | est. |
| 2012 | 761 | 589 | 1,307 | 448 |
| 2013 | 872 | 730 | 1,585 | 545 |
| 2014 | 1,200 | 360 | 2,050 | 222 |
| 2015 | 1,060 | 325 | 1,768 | 266 |
| 2016 | 1,100 | 235 | 1,800 | 170 |
| 2017 | 1,100 | 224 | 1,840 | 151 |
| 2018 | 950 | 136 | 1,650 | 127 |
| 2019 | 755 | 116 | 1,300 | 93 |
| 2020 | 705 | 87 | 1,250 | 107 |
| 2021 | 800 | 139 | 1,400 | 162 |
| 2022 | 800 | 204 | 1,470 | 213 |
| 2023 | 1,000 | 313 | 1,850 | 233 |
| 2024 | 1,220 | 353 | 2,200 | 221 |
| 2025 | 1,400 | 345 | 2,300 | 188 |
| Today | 1,450 | 221 | 2,450 | 157 |
Note the deal counts: in 2020 the one-bedroom median rests on just 87 sales, the two-bedroom on 107. The bottom of the cycle is also the thinnest part of the sample.
Leaving aside the fee-driven 2024–2025 cards, the weakest Greens entry year is 2014, the Dubai peak (the REIDIN index topped out in October 2014 and fell 33% to November 2020): +16% for a one-bedroom bought at 1,200,000 AED and +15% for a two-bedroom at 2,050,000, after twelve years. Weak, but not negative, which is not true of JLT's studios and one-bedrooms that year (+2%). With gross rent the 2014 one-bedroom stands at +87% (past rents are rebuilt from the district's Ejari rent index, and the earliest years are an assumption). The strongest registered entry is 2020: +98% for a one-bedroom bought at 705,062 AED (+716,736 AED) and +88% for a two-bedroom.
2025 in The Greens: a fee, not a fall
The Greens' only negative card is the one-bedroom bought in 2025. The 2025 median was 1,400,000, today's is 1,450,000: +50,000 on price, but the 4% DLD fee is 56,000, so the card ends at −6,000 AED (about −$1,600, shown as −0%). A year of rent (88,100 AED gross) takes it to +6%. The two-bedroom bought in 2025 is positive even without rent: 2,300,000 → 2,450,000 is +150,000, minus a 92,000 fee, +58,000 AED (+2%).
In JLT the 2025 one-bedroom median was above today's by 70,000 AED; in The Greens it is below today's by 50,000. That single difference in direction is the whole reason one district's 2025 card is a rounding error and the other's is the weakest of the year. More on 2026 transactions month by month: did Dubai prices fall in 2026.
Legal notes specific to The Greens
Golden Visa. Here the AED 2 million threshold for the 10-year investor visa splits the district: the median two-bedroom (2,450,000) is above it, the median one-bedroom (1,450,000) below. In JLT not even the two-bedroom median reaches it. The value that counts is the property's value at purchase; a mortgaged unit can qualify with the bank's no-objection letter. Details: Golden Visa through property.
What a median two-bedroom costs to register. 4% DLD fee on 2,450,000 = 98,000 AED; trustee 4,000 + VAT 200; title deed 250, unit plan 250, knowledge and innovation fees 20. Mandatory total 102,720 AED, before agent commission, the developer's NOC and mortgage costs. Run your own figures in the purchase costs calculator or read costs of buying.
Letting a unit at a 6% gross yield. With a lower yield than JLT, the rent-increase rules matter more to the numbers. Under Decree 43 of 2013 a landlord may raise rent at renewal only if the current rent is more than 10% below the RERA index average, and then by no more than a fixed step (5%, 10%, 15% or 20%, depending on the gap). Terms can be changed at renewal with at least 90 days' notice unless the contract provides otherwise, and every tenancy is registered in Ejari. Service charges come on top and are not in the yield figures; see service charges and rental disputes.
Questions about The Greens
How much is a 1 bedroom apartment in The Greens Dubai?
The median registered sale over the twelve months to 23.09.2026 was 1,450,000 AED (about $394,800), from 221 DLD deals. A two-bedroom's median was 2,450,000 AED from 157 deals.
Are The Greens apartments more expensive than JLT?
Today, yes by median: 1,450,000 against 1,130,000 AED for one-bedrooms, and about 1,804 against 1,429 AED/ft² in 2025. In 2022 it was the opposite: 800,000 against 865,000.
Why did The Greens outperform JLT after 2022?
The register shows that it did, not why. It records deals, prices and sizes, and nothing we have explains buyers' reasons, so we do not guess.
Is The Greens a good investment?
Only the past can be shown: 35 of the district's 36 cards are positive, the weakest entry before 2024 (the 2014 peak) is +15–16%, the only negative card is a 2025 purchase at −6,000 AED. That describes history, not what comes next.
Before you buy in The Greens
The medians here give you a range. Whether a specific unit's title is clean, whether its service charges are paid, and what the sale contract commits you to is a separate check. Our real estate service reviews the property, the documents and the terms of the deal. For all 12 districts in one place see Dubai areas compared.
Sources: DLD sales register (Dubai Real Estate Data) and DLD open data, Ejari rents via Dubai Data, REIDIN index via the BIS, DLD Golden Visa, Decree 43 of 2013%20of%202013%20Determining%20Rent%20Increase%20for%20Real%20Property.html), dirham peg. Data: 12 months to 23.09.2026.