New homes in Sky Hills Residence 2 start at AED 680,000; the keys were due Jun 2026; you pay 10% to book, 20% while it is built and 70% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 862 off-plan sales of studio apartments of 414 sq ft to 621 sq ft in Jumeirah Village Circle. Their median price is AED 1,670 per sq ft (about AED 751,000 at 450 sq ft). This project's from price is AED 1,511 per sq ft (AED 680,000 for its smallest home, 450 sq ft), 10% less.
Keys
Jun 2026
The developer's handover date. It has passed and may be out of date, so check the current one with the developer.
Payment plan
10 / 20 / 70
10% to book, 20% while it is built, 70% at the keys
Bedrooms
Studio to 2 beds
Sizes
450 to 1,250 sq ft
Ownership
Freehold
Property types
Apartment
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 1, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 1,511 per sq ft
Similar off-plan homes: AED 1,670 per sq ft
We couldn't match this project to the Dubai Land Department project register yet. The developer can give you its RERA project number.
Paying for it
You pay 10% when you book, 20% as the building goes up, and 70% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
When you bookBooking · 10%
Booking
10%
AED 68,000+ AED 27,200 DLD fee
AED 95,200
As it is builtWhile it is built · 20%
While it is built
20%
AED 136,000
AED 231,200
At the keys (Jun 2026)Keys · 70%
Keys
70%
AED 476,000
AED 707,200
Booking payment, 10%
AED 68,000
Dubai Land Department fee (Oqood), 4%
AED 27,200
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 95,200
Total costPrice plus the DLD fee
AED 707,200
The handover date (Jun 2026) is too close or already past to estimate the dates. Ask the developer for its current schedule.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
A mortgage at the keys
Before you buy
Pay into the project's escrow account only.
Every off-plan project in Dubai must have an escrow account at a bank, watched by RERA. Pay into that account, never to a person. Ask for the account number.
Budget for the service charge.
Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. "Rent and yield" below gives the figure for this project.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 862 off-plan sales of studio apartments of 414 sq ft to 621 sq ft in Jumeirah Village Circle, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
We compare with off-plan sales across Jumeirah Village Circle, as this project isn't on the Dubai Land Department register yet or has too few sales.
Dubai Land Department recorded 862 off-plan sales of studio apartments of 414 sq ft to 621 sq ft in Jumeirah Village Circle, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,670 per sq ft
AED 825 to AED 1,036 per sq ft
14 sales
AED 1,036 to AED 1,248 per sq ft
49 sales
AED 1,248 to AED 1,459 per sq ft
101 sales
AED 1,459 to AED 1,671 per sq ft
269 sales
This project's from price is in this band.
AED 1,671 to AED 1,882 per sq ft
217 sales
AED 1,882 to AED 2,094 per sq ft
110 sales
AED 2,094 to AED 2,305 per sq ft
62 sales
AED 2,305 to AED 2,517 per sq ft
40 sales
AED 825 per sq ftAED 2,517 per sq ft
This project AED 1,511 per sq ft
Half of the sales sold for AED 1,516 to AED 1,872 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 825 to AED 1,036 per sq ft
14
AED 1,036 to AED 1,248 per sq ft
49
AED 1,248 to AED 1,459 per sq ft
101
AED 1,459 to AED 1,671 per sq ft
269
AED 1,671 to AED 1,882 per sq ft
217
AED 1,882 to AED 2,094 per sq ft
110
AED 2,094 to AED 2,305 per sq ft
62
AED 2,305 to AED 2,517 per sq ft
40
The 3 closest sales
Picked from the 862 similar sales above, closest in size to this project's smallest home.
Sep 2026AED 370,838AED 825 per sq ftIRIDIAN PARK 2, 450 sq ft
Apr 2026AED 721,000AED 1,604 per sq ftMi Casa By London Gate Real Estate Development, 450 sq ft
Jan 2026AED 749,850AED 1,669 per sq ftTHE AUTOGRAPH-I SERIES, 449 sq ft
Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Jumeirah Village Circle in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
Studio apartmentFrom AED 680,000 here
Off-plan medianAED 741,000AED 1,825 per sq ft
Sales2,549
10% below 862 similar sales
1-bed apartment
Off-plan medianAED 1,159,000AED 1,497 per sq ft
Sales3,757
2-bed apartment
Off-plan medianAED 1,702,000AED 1,377 per sq ft
Sales885
Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from priceRent ÷ price
7.6%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
6.1%
Typical gross yield of similar ready homes
8.5%
Median rent of studio apartments in Jumeirah Village Circle
AED 52,000 a year
Service charge a year, from the keysThe area median, AED 19 per sq ft from 5 buildings, as of 2023, for the smallest home (450 sq ft)
AED 8,550
Rent contracts counted
5,438
Rented between
Apr 1, 2025 and Mar 31, 2026
Studio apartment
AED 52,000 a year
1-bed apartment
AED 75,000 a year
2-bed apartment
AED 110,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 52,000 ÷ AED 680,000 = 7.6%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
Al Furjan Metro Station5.6 km, 18 min driveMetro station
JSS International School2.7 km, 8 min driveSchool
Nord Anglia International School2.8 km, 12 min driveBritish school
The Springs Souk1.4 km, 3 min driveMall
Mediclinic Springs3 km, 6 min driveHospital
Jumeirah Lakes Towers5.9 km, 17 min driveOffices
The Els Club, Dubai Sports City3.2 km, 12 min driveGolf
HRE Development's Sky Hills Residence 2, in Jumeirah Village Circle, has studios to two-bedroom apartments from AED 680,000. The listed handover is June 2026, which has passed, so the date may be out of date; ask the developer.
The listed handover was June 2026, five months ago, so the date may be out of date. Ask the developer for the current status and date before you pay. The Dubai Land Department lists 862 studio off-plan sales in Jumeirah Village Circle in the 12 months to November 2026, and the from price per square foot here is 9.5% below their median.
The listing shows 10% on booking, 20% during construction and 70% at handover. At the from price that is AED 68,000, AED 136,000 and AED 476,000. The developer also quotes a four-step plan, 10 / 20 / 20 / 50, so get the current dated schedule. Separately, the 4% DLD fee comes to AED 27,200; ask when it is due.
The listing gives studios to two bedrooms of 450 to 1,250 sq ft. The developer, though, mentions 509 homes including duplexes, and quotes sizes from 415 sq ft up to a three-bedroom of 3,097 sq ft, outside that range, so check the floor plans. Homes are described as fully furnished, with Grohe taps and Geberit basins. Residents get a gym, a shared pool, a children's pool, a play area and covered parking.
Magnum Family Medical Center is about 570 m away. JSS International School is about 2.7 km away, 8 minutes by car, and Nord Anglia International School about 2.8 km. Al Furjan Metro Station is about 5.6 km away, around 18 minutes by car.
The developer's plans. Sizes and layouts can change; ask the developer for the plan of the exact unit you're looking at.
1 BR
2 BR
3 BR
Studio
How prices moved
Median price of studio apartments in Jumeirah Village Circle, over the 12 months to each dateUp 14% from Dec 2024 to Sep 2026.
Dec 2024AED 1,601 per sq ft
Sep 2026AED 1,825 per sq ft
Show as tableShow as chart
12 months to
Median price
Sales
Sep 2026
AED 1,825 per sq ft
2,549 sales
Jun 2026
AED 1,794 per sq ft
3,446 sales
Mar 2026
AED 1,762 per sq ft
4,374 sales
Dec 2025
AED 1,751 per sq ft
4,521 sales
Sep 2025
AED 1,706 per sq ft
4,332 sales
Jun 2025
AED 1,671 per sq ft
3,978 sales
Mar 2025
AED 1,625 per sq ft
3,527 sales
Dec 2024
AED 1,601 per sq ft
3,576 sales
Off-plan sales only.
Questions about this project
When is handover?
The listed handover was June 2026, which has passed, so the date may be out of date. Ask the developer for the current status. Ask the developer whether the building is complete and for the completion certificate.
How does the price compare with recent sales in Jumeirah Village Circle?
The from price per square foot is 9.5% below the median of 862 studio off-plan sales in Jumeirah Village Circle over the 12 months to November 2026.
What would I pay at each stage?
On the listed 10 / 20 / 70 plan: AED 68,000 on booking, AED 136,000 during construction and AED 476,000 at handover. A four-step version is also quoted, so ask for the current schedule.
Are there duplexes or three-bedroom homes?
The developer mentions duplexes and a three-bedroom size, but the listing covers studios to two bedrooms of 450 to 1,250 sq ft. Check the floor plans.
What is nearby?
A medical centre is about 570 m away and Al Furjan Metro Station about 5.6 km.
Can foreigners buy here?
Yes. The listing gives the ownership as freehold, so foreign buyers can own outright.
