Jumeirah Village Circle Area Guide: Restaurants and Studios

About JVC

JVC is a freehold community by Nakheel in Al Barsha South, in the new suburbs of west Dubai. Three main roads run around it: Al Khail Road (E44), Hessa Street (D61) and Sheikh Mohammed Bin Zayed Road (E311). Its neighbours include JVT, The Springs, Dubai Production City and Dubai Sports City. Downtown Dubai is about 22 km away by road. It is one of the communities in our Dubai area guides.

On paper, JVC is Al Barsha South 4. Government records call it Al Barsha South Fourth, so you may see that name on an advert, a tenancy contract or a title deed. Both names mean the same place.

In this JVC area guide you will find what flats and houses really rent and sell for, the buildings people ask about, Circle Mall and the places to eat, the schools and roads, and whether JVC suits you.

*This guide was last updated on 19 October 2026, using Dubai Land Department records up to 18 October 2026. Dollar ($) and pound (£) amounts use AED 3.6725 to the US dollar and AED 4.8952 to the British pound (XE mid-market rate, 19 October 2026); your bank's rate will differ.

JVC Location and Map

JVC is a short drive inland from the coast, with other communities on every side:

• West: JVT and The Springs.
• East: Arjan.
• South: Dubai Production City, Dubai Sports City and Motor City.

By road, it is about:

• 12 km to Mall of the Emirates.
• 15 km to Dubai Marina.
• 22 km to Downtown Dubai.
• 33 km to Dubai International Airport.

The first map shows where JVC is in Dubai.

The second is a map of JVC itself, with its districts.

JVC Highlights

Here is the short version, from the homes and schools to the shops and the drive out.

Popular Buildings in JVC

JVC has hundreds of named buildings, each from its own developer, and new towers are going up in many districts. These are the ten that people search for most. Each card shows the middle figure for the last 12 months*: half the homes cost more, and half cost less. The rent is what new tenants paid.

Other buildings people often look up, with the middle rent of all contracts, new and renewed, in the last 12 months*:

Novem 2 has no contracts under its own name in the records. If you are offered a flat there, ask the agent which building name the contract will show.

The districts of JVC

JVC is split into numbered districts. The land records use District 10 to District 18. The district on an advert tells you roughly where the building is, and whether you are near Circle Mall or the houses. Each card shows how many homes were rented and sold there in the last three months*.

Rent in JVC

Most homes for rent in JVC are flats. A studio rents for about AED 46,500 a year ($12,700 · £9,500), and a one-bedroom flat, the most common home, for about AED 69,100 ($18,800 · £14,100). Bigger flats, townhouses and villas cost more, and rooms in shared villas cost less.

*This guide was last updated on 19 October 2026, using Dubai Land Department records up to 18 October 2026. Dollar ($) and pound (£) amounts use AED 3.6725 to the US dollar and AED 4.8952 to the British pound (XE mid-market rate, 19 October 2026); your bank's rate will differ.

Apartments for rent in JVC

You have more choice here than almost anywhere in this part of Dubai. About 13,600 flats were up for rent when this guide was last updated*. Older low-rise blocks, such as Diamond Views and Hanover Square, cost less than the new towers. So compare buildings before you compare flats.

Furnished and monthly flats are easy to find. About 5,900 furnished flats and 500 monthly lets were advertised. A monthly flat is a good way to stay while you look. If you plan to stay a year, sign a yearly contract, because it costs much less.

If you are moving in, use the figures in the chart. A tenant who renews, which means one who already lives in the flat, usually pays less. For a one-bedroom flat the gap was about AED 4,500 a year. So do not expect the rent the last tenant paid.

See homes for rent:

• Property Finder: apartments for rent in JVC, furnished apartments, paid monthly
• Dubizzle: all homes for rent in JVC

Studios for rent in JVC

A studio on a yearly contract costs far less than one paid by the month. The cheapest studios are in the older low-rise blocks. A studio in a new tower with a pool costs more. About 3,200 studios were up for rent when this guide was last updated*.

Before you sign, ask:

• Whether parking is included.
• How many cheques the landlord accepts.
• Whether the air conditioning comes with a separate chiller bill.

See homes for rent:

• Property Finder: studios for rent in JVC, studios paid monthly

One- and two-bedroom flats for rent in JVC

These are the most common homes in JVC: about half of all new contracts were for one-bedroom flats. The building makes a big difference to the rent, so look at the building cards above. About 7,700 one-bedroom and 2,400 two-bedroom flats were up for rent when this guide was last updated*.

Ask for the size in square feet, because flats with the same number of bedrooms vary a lot here.

See homes for rent:

• Property Finder: one-bedroom flats, two-bedroom flats

Villas and townhouses for rent in JVC

The kind of house matters more than the number of bedrooms. JVC has four kinds. These are the middle rents new tenants paid in the last 12 months*:

• Nakheel's small townhouses, District 12: one bedroom, 1,636 sq ft. The cheapest house in JVC, at about AED 110,000 a year. The larger two-bedroom ones, of 2,992 sq ft, rent for about AED 165,000.
• Townhouses and villas by smaller developers, Districts 10 to 15: mostly three or four bedrooms, at about AED 185,000 and AED 200,000.
• Nakheel's four-bedroom villas by the central park: 3,656 sq ft each, at about AED 230,000.
• Nakheel's villas in District 16: recorded as two-bedroom homes of 2,691 sq ft, on plots of about 7,600 sq ft. Many have been extended. About AED 240,000.

About 680 villas and 190 townhouses were up for rent when this guide was last updated*.

See homes for rent:

• Property Finder: villas for rent in JVC, townhouses for rent in JVC, Nakheel Villas, District 16
• Dubizzle: all homes for rent in JVC

Rooms, partitions and bed spaces in JVC

There are rooms for rent in JVC, mostly in shared villas. About 100 room adverts were up when this guide was last updated*, most in Districts 12, 15 and 11. A few were partitions or bed spaces in flats.

Sharing a home is regulated. Dubai's shared housing law, Law No. 4 of 2026, came into force on 8 September 2026. Its main rules:

• Permit first: a home can only be used for shared housing with a permit from Dubai Municipality.
• Approved areas only: examples so far include Al Barsha 1, Al Rigga and Al Warqa 1. JVC is not among the examples named.
• No subletting: a tenant may not sublet any part of the home.
• Fines: AED 500 to AED 500,000, doubled for a repeat within a year.

So check with the landlord before you take a partition or a bed space here. A private room in a home where the main tenant lives is not the same as a partition, so ask which one you are offered.

See rooms for rent:

• Dubizzle: rooms for rent in JVC

Property for Sale in JVC

A one-bedroom flat in JVC sells for about AED 1.05 million ($286,000 · £214,000). A flat earns about 7.7% of its price in rent each year, well above the Dubai flat average of 6.1%. About half the homes sold in the last three months* were not built yet.

*This guide was last updated on 19 October 2026, using Dubai Land Department records up to 18 October 2026. Dollar ($) and pound (£) amounts use AED 3.6725 to the US dollar and AED 4.8952 to the British pound (XE mid-market rate, 19 October 2026); your bank's rate will differ.

Apartments for sale in JVC

Studios earn the most: about 7.9% of their price in rent each year, against about 6.7% for a one-bedroom flat. Price per sq ft is the price divided by the size of the home, so you can compare homes of different sizes.

A ready flat costs much less than a new one. Off-plan means you buy from the developer before the building is finished and pay in instalments. You get no rent until the handover.

The busiest new towers in the last three months* were:

• Serenz by Danube: District 14.
• Oxford Cove: District 11.
• Auresta Tower: District 11.

Read our guide to off-plan or ready property before you choose. About 8,800 flats were for sale when this guide was last updated*, and about 3,900 of them were off-plan. Before you make an offer, compare the price with the last sales in the same building, and ask what the service charge is.

See homes for sale:

• Property Finder: apartments for sale in JVC, studios, one-bedroom, two-bedroom

Villas and townhouses for sale in JVC

Two-bedroom houses sell for the most, because most of them are Nakheel's villas on big plots in District 16. A house earns about 5.8% of its price in rent each year, against 4.2% for villas across Dubai. These are the middle prices for each kind, last 12 months*:

• Nakheel's small townhouses, District 12: about AED 2.08 million, and most sold for AED 1.86 million to AED 2.45 million. The cheapest way to own a house in JVC.
• Townhouses and villas by smaller developers: about AED 3.18 million for three bedrooms and AED 3.36 million for four.
• Nakheel's villas in District 16: about AED 4.75 million, from 13 sales.
• Nakheel's four-bedroom villas by the central park: only 3 sold, at about AED 5.9 million.

Before you buy a house, check three things:

• The extension. Ask for the approval for any added rooms, because the Land Department records often show the house at its first size.
• The plot. Ask for the plot size on the title deed. In District 16 it is most of what you pay for.
• The last sales. Ask the agent for recent sales of the same type of house, and check them with our guide on how to check property value in Dubai.

About 265 villas and 240 townhouses were for sale when this guide was last updated*.

See homes for sale:

• Property Finder: villas for sale in JVC, townhouses for sale in JVC
• Dubizzle: all homes for sale in JVC

Restaurants in JVC

JVC has no restaurant street: you eat at Circle Mall, at two hotels, or in small places on the ground floors of the blocks. It is good for a casual dinner, a takeaway or a pub night. For a big choice, drive to Mall of the Emirates or Dubai Marina.

Good to know:

• Late at night: One For The Road, the café at FIVE Jumeirah Village, is open 24 hours.
• A drink with dinner: go to the hotels or the mall roof. Goose Island Tap House at FIVE and Santé Ria at The First Collection have bars, and McCafferty's is on the roof of Circle Mall.
• More at Circle Mall: the card shows a few of its almost 40 cafés and restaurants. The full list is on the mall's dining page.

Circle Mall in JVC

Circle Mall is JVC's own shopping centre, in District 11, just off Hessa Street. Nakheel opened it on 8 April 2021. This is what it gives you day to day:

Opening hours:

• Shops: 10 am to 10 pm from Sunday to Thursday, and to midnight on Friday and Saturday.
• Spinneys: 7 am to 11 pm every day.
• Nesto: from 8 am, to midnight from Monday to Thursday and to 12.30 am from Friday to Sunday.

Hours change, so check before you go. The cinema is Roxy Cinemas, on the first floor, with five screens and recliner seats.

Supermarkets, Clinics, Mosques and Gyms in JVC

The big supermarkets and the clinics are in Circle Mall. Almost every district also has small shops on the ground floors of its buildings.

Supermarkets in JVC

Spinneys and Nesto Hypermarket, both in Circle Mall, are the two big supermarkets in JVC. Smaller supermarkets in the blocks include:

• Choithrams
• West Zone
• All Day Minimart
• Holiday Mini Mart

We found no Carrefour inside JVC. The nearest is at City Centre Me'aisem, about 10 km away by road.

Clinics in JVC

Two clinics are in Circle Mall: Medcare Medical Centre on the first floor and Life Medical Centre on the ground floor. Both have family doctors and specialists, such as for children, women's health and skin.

Pharmacies:

• Boots and Medicina: in Circle Mall.
• Small pharmacies: on the ground floors of many blocks.

Hospitals nearby, by road:

• Emirates Hospital Day Surgery, Motor City: about 9 km.
• Mediclinic Parkview Hospital, Al Barsha South: about 13 km.

Mosques in JVC

JVC has several mosques, spread among its parks. Two of them:

• Saleh Mohammad Bin Lahej Mosque
• Masjid Fatma Al Sayed Mohammad Yousuf Sharaf

Gyms in JVC

Wellfit, on the second floor of Circle Mall, is the big gym in JVC. It opens at 5.30 am on weekdays. Your other options:

• Wellfit Padel: padel courts on the roof of Circle Mall.
• New Life Fitness: Dana Street, District 13.
• Your building: many newer towers have a gym of their own, so ask whether yours does.
• Outdoors: padel and sports courts, a football pitch and jogging trails around the community.

Parks in JVC

JVC has about 30 small parks, spread across the districts, with play areas and paths.

• Sabar Park: in District 10.
• The central park: Nakheel's four-bedroom villas are built around it.
• Pets: JVC is a pet-friendly community, and several parks have dog areas.

Schools in JVC

For a family, JVC has two schools rated Very good on its edges, one Indian and one British. Several Outstanding schools are a short drive away in Al Barsha South.

KHDA, the Dubai government office that inspects private schools, rates each one. Its top ratings are Outstanding, Very good and Good.

Fees differ by school and year group, and every school's fee sheet is on the KHDA school directory. To compare JVC with nine other family areas on schools, safety, space and cost, read our guide to the best areas to live in Dubai for families.

Nurseries in JVC

There are six licensed nurseries in JVC:

• Chubby Cheeks Early Learning Center
• Erudio Early Childhood Center
• Green Roots Early Childhood Center
• Kids World Village Nursery
• Ladybird Early Learning Centre
• Little Wonders Early Childhood Center

Ask each nursery which ages it takes this year and whether it has places.

Getting Around JVC

You get around JVC by car. Three main roads run around it, and almost every trip starts on one of them:

• Al Khail Road (E44) is the fast road north-east to Al Quoz, Business Bay and Downtown Dubai.
• Hessa Street (D61) takes you to Al Barsha, Mall of the Emirates and Sheikh Zayed Road.
• Sheikh Mohammed Bin Zayed Road (E311) takes you towards Sharjah one way, and Jebel Ali and Abu Dhabi the other.

These are distances, not times. At school and office hours, allow extra time.

Metro stations near JVC

There is no Metro in JVC today: the nearest station is about 11 km away by road. The closest stations:

• Dubai Internet City: Red Line, about 11 km.
• Mall of the Emirates: Red Line, about 13 km.
• Al Furjan: Route 2020 branch of the Red Line, about 15 km.

That will change. The Gold Line, approved on 22 April 2026, will run underground through JVC on its way from Al Ghubaiba to Jumeirah Golf Estates. It is due to open on 9 September 2032. Read what it means for you in our guide to whether the Gold Line goes through JVC.

For buses, route J01 links JVC with Mall of the Emirates and its Metro station. Bus routes change, so check the RTA's S'hail app before you rely on one.

Parking in JVC

Parking depends on your building. Before you sign, ask:

• How many spaces come with the home.
• Whether the space is covered.
• Where visitors can park.

Circle Mall has its own car park.

Is JVC a Good Place to Live?

JVC is a good place to live if you want a flat in a newer building at a middle rent, with a mall and parks nearby, and you drive. It does not suit anyone who needs a Metro station now.

A one-bedroom flat here rents for about the same as in JVT or Al Furjan, and about AED 4,900 a year more than in Discovery Gardens, which has its own Metro station.

Three bills to ask about before you sign:

• Chiller: some buildings bill air conditioning separately from DEWA, and some do not. We could not confirm it building by building. Ask the agent: "Is the air conditioning included in the DEWA bill, or is there a separate chiller bill?"
• DEWA: you pay DEWA, the water and electricity bill, yourself. A house uses much more power than a flat in summer, so ask to see last summer's bills.
• Service charges: owners pay a yearly charge to run the building. If you are buying, ask the seller for the latest service charge bill, and read our guide to service charges in Dubai.

If you are thinking of buying a flat, the yield is well above the Dubai average, which is why so many investors buy here. The main risk is new supply: about half the homes sold are in towers not yet built, and every new tower adds flats that compete for tenants. To compare areas, read our guide to rental yield by area in Dubai. Before you make an offer, use our guide on how to check property value in Dubai.