Binghatti Gardenia, Jumeirah Village Circle (JVC): asking prices vs. registered sale prices

33 live resale listings, 6 registered sales in the last three months.

Area: Jumeirah Village Circle (JVC) (Al Barsha South Fourth). Data as of 17 September 2026. Listings collected 20 September 2026.

Asking prices in Binghatti Gardenia run +25.9% against what buyers paid in this building. 11 of the 33 live resale listings ask 30% or more above what the registry recorded, and 2 ask at or below it. Each listing is compared with sales of similar units in this same building. There is room to negotiate: the gap is wide enough that the registered price, not the asking price, is the number to start from.

Months of stock: 16. 33 live resale listings against 6 sales registered in this building in the last three months, so neither side has much leverage.

By bedrooms

Paid AED/sqft: median of the sales registered in this building with the same number of bedrooms, last three months where there are at least three, otherwise six months, otherwise every unit size in the building. Where the registry has no recent sale in the building at all, the difference falls back on area comparables and the reliability drops to low.
Bedrooms	Listings	Median asking price	Asking AED/sqft	Paid AED/sqft	Difference	Reliability
Studio	6	AED 725,000	2,227	1,511	+47.3%	medium
1 bedroom	21	AED 1,075,000	1,698	1,302	+30.4%	medium
2 bedrooms	4	AED 1,625,000	1,457	1,407	+3.1%	high
3 bedrooms	2	AED 2,590,000	1,497	1,511	-0.9%	medium

What the registry recorded

Sales of existing property registered at the Dubai Land Department in this building over the last six months. Public record.
Date	Bedrooms	Size m²	Size sqft	Price	AED/sqft
2026-08-19	2 bedrooms	103	1,113	AED 1,650,000	1,482
2026-08-11	1 bedroom	60	645	AED 840,000	1,302
2026-07-28	Studio	30	325	AED 560,000	1,724
2026-07-23	1 bedroom	49	526	AED 800,000	1,520
2026-07-22	2 bedrooms	103	1,113	AED 1,430,000	1,285
2026-07-21	1 bedroom	60	650	AED 825,000	1,269
2026-06-16	1 bedroom	49	526	AED 790,000	1,503
2026-06-08	1 bedroom	60	649	AED 1,120,000	1,727
2026-05-04	1 bedroom	60	648	AED 1,090,000	1,682
2026-04-29	1 bedroom	60	650	AED 1,075,000	1,655
2026-04-28	1 bedroom	49	527	AED 950,000	1,802
2026-04-10	2 bedrooms	104	1,116	AED 1,570,000	1,407

12-month history: 40 sales registered in this building over the last twelve months, median AED 16,882 per m² (AED 1,568 per sqft).

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