Hadley Heights, Jumeirah Village Circle (JVC): asking prices vs. registered sale prices

34 live resale listings, 12 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 Hadley Heights run +11.1% against what buyers paid in this building. 4 of the 34 live resale listings ask 30% or more above what the registry recorded, and 0 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: 8. 34 live resale listings against 12 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	2	AED 700,000	1,539	1,359	+13.3%	medium
1 bedroom	10	AED 1,275,000	1,420	1,238	+14.8%	high
2 bedrooms	22	AED 1,900,000	1,415	1,288	+9.9%	high

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
2026-09-14	1 bedroom	80	865	AED 850,000	983
2026-09-10	1 bedroom	82	880	AED 1,244,233	1,414
2026-08-19	2 bedrooms	119	1,276	AED 1,550,000	1,215
2026-08-18		99	1,061	AED 3,000,000	2,826
2026-08-11	2 bedrooms	132	1,422	AED 1,700,000	1,195
2026-08-07	Studio	42	455	AED 709,000	1,559
2026-08-03	1 bedroom	80	856	AED 1,000,000	1,168
2026-07-27	1 bedroom	80	856	AED 1,060,000	1,238
2026-07-15	Studio	42	455	AED 665,000	1,463
2026-07-09	1 bedroom	80	856	AED 1,020,000	1,191
2026-07-08	1 bedroom	90	964	AED 1,239,368	1,285
2026-06-30	1 bedroom	80	864	AED 1,200,000	1,388
2026-05-25	2 bedrooms	119	1,276	AED 1,900,000	1,489
2026-05-21	1 bedroom	97	1,047	AED 1,420,800	1,356
2026-05-04	1 bedroom	81	876	AED 1,184,772	1,353
2026-04-24	1 bedroom	80	864	AED 1,278,489	1,479
2026-04-16	1 bedroom	80	856	AED 1,235,000	1,442
2026-04-06	2 bedrooms	132	1,422	AED 1,935,055	1,361

12-month history: 27 sales registered in this building over the last twelve months, median AED 14,197 per m² (AED 1,319 per sqft).

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