The complete guide to Jumeirah Village Circle
Introduction to Jumeirah Village Circle
Launched back in 2005, Jumeirah Village Circle is a 560 hectare Nakheel master development, which is not located in Jumeirah unlike its name; but positioned within Hessa Street, the Al Khail Road and Mohammad Bin Zayed Road borders. It is situated centrally around the Jebel Ali end of New Dubai, which means that it is within 15 minutes away from a lot of the hot spots such as the Dubai Marina & Jumeriah Beach Residence, the Palm Jumeirah, the Jumeirah Beach Road hotels as well as a plethora of golf clubs. It is also within 15 minutes away from popular destinations such as Mall of the Emirates, Marina Mall and Ibn Battuta Mall as well as the Dubai World Central airport and the Jebel Ali Free Zone just to name a few.
The main entry/exit points connecting Jumeirah Village Circle are two on Hessa Street and two on Al Khail Road as a result of an AED 18.5 million road improvement scheme by Nakheel. The theme of the community is set as a series of villages linked to each other via green parks areas. It's a collection of more than 2,000 spacious villas and townhouses with international schools, community centres and shops; of which some exist, some are under construction and some are in the planning stage.
This is a place where one can invest in a property without having to spend a small fortune and the area enjoys high occupancy rates. It's a natural next step from the single life and city lights at the Dubai Marina. As the community is developing; a large number of amenities such as shops, service outlets and restaurants opened around JVC, the most prominent being the large Choitrams supermarket which opened early 2016, the Spinney’s market popular with Western expats, and the two Blue Marts which stock all the household essentials. There are also a few active nurseries and the JSS School that is currently being built. Established neighbouring communities like Dubai Sports City, Motor City and Emirates Living (Meadows and Springs) also provide further amenities. Overall, the future is looking great for JVC, one of Dubai's largest and fastest growing communities, where its current population of approximately 25,000 is predicted to rise to 300,000 when the community reaches full maturation.
The overall property portfolio expected in JVC will contain over a thousand buildings, villas and townhouses, currently in varying stages of construction. This will include 183 residential, commercial and hospitality buildings as well. All 33 landscaped parks totalling an area of four million square feet are actively in use, particularly popular with children, joggers and residents with pets. The typical houses in Jumeirah Village Circle are spacious, two storey properties with large rooms, balconies, up to five bedrooms and large gardens. For those looking for one storey properties with gardens, the Nahkeel villas and townhouses are options to consider. The main community catchment retail area is the Circle Mall that will provide 235 retail, dining and entertainment facilities including a multi-screen cinema and a roof top gym once the construction completes in 2018.
This guide has been prepared by our Property Consultant Jamil Azouri.
Jumeirah Village Circle - History
Since Jumeirah Village Circle's inception back in 2005, the area experienced its fair share of high and lows.
From what turned out to be the tail end of the property boom, large numbers of projects were launched by both large established construction firms as well as the smaller ones.
The price per square foot range of properties during that time started on just over AED 500 and grew to just under AED 1,500 right before the crash. After that, a large majority of projects were either cancelled or perpetually on hold with only a significantly small number of them in active construction.
Eventually after the slowdown, a few projects started to be delivered namely the Damac Emirates Gardens buildings 1 and 2, Mirabella townhouses, the Diamond Views compounds and Le Grand Chateau. Although infrastructure was scarce at that time, these properties enjoyed a decent occupancy rate due to a combination of affordability and distance from the popular areas of Dubai.
As markets began to pick up and investment into properties increased, so did the maturation of JVC. As of now a number of projects have been completed with good occupancy rates but there are still a significant number of construction projects that are active so it is expected that JVC will be noticeably closer to full maturity by a little after the Expo.
The following are approximate driving times that it takes to reach service and entertainment providers for residents of JVC:
The Dubai Mall: 20 minutes
Mall of the Emirates: 15 minutes
Me'aisem City Centre: 10 minutes
Dubai Marina Mall: 15 minutes
Ibn Battuta Mall: 20 minutes
Al Barsha Mall: 15 minutes
Sunmarke School: 10 minutes
JSS International School: 10 minutes
GEMS World Academy: 10 minutes
Dubai International Academy: 10 minutes
Bradenton Preparatory Academy: 10 minutes
Al Mawakeb School: 10 minutes
Victory Heights Primary School: 15 minutes
Dubai British School: 15 minutes
Nord Anglia International School Dubai: 15 minutes
Choueifat School Al Sufouh 1: 15 minutes
Saudi German Hospital Dubai 24hrs: 10 minutes (The closest hospital with an A&E service)
Al Zahra Hospital Dubai 24hrs: 15 minutes
NMC Hospital, DIP 24hrs: 15 minutes
Burjeel Hospital for Advanced Surgery Dubai: 15 minutes
AL Barsha Health Centre 24hrs: 10 minutes
Karama Medical Centre (JVC): 5 minutes
MediCentres - Jumeirah Park Pavilion: 15 minutes
City Centre Clinc Me’aisem: 10 minutes
YourHealth Family Medicine Clinic 10 mins
Mediclinic Meadows: 15 minutes
MediCentres - MotorCity: 15 minutes
Jumeirah Better Life Pharmacy (JVC): 5 mins
Safeway Pharmacy (JVC): 5 mins
Health first pharmacy branch 9 (JVC): 5 mins
Jumeirah Village Circle Districts
JVC is organized into 10 districts numbered from 10 to 19. They are organized as described below:
Districts 10 to 15 are divided into triangular parts within the circle and generally have the same plotting layout.
District 16 is a large fan shape area in the north of JVC containing all of Nakheel’s two bedroom villas and neighboured with Districts 10/11.
Districts 17 and 18 are the two town centers of JVC, neighboured with Districts 11/12 (Hessa Street entrance) and Districts 14/15 (Al Khail Road entrance) respectively.
District 19 is the central district of JVC containing all of Nakheel’s four bedroom villas; all arranged in a circular fashion surrounding a grassy area called Central Park. It is the only area of JVC that is gated.
Getting Around Jumeirah Village Circle
There are two sets of roads to take into account when travelling within JVC; the four circular roads taking you around the community, and the six arrow roads that take you from the outer entrances of JVC straight through to the center.
The following circular roads will be described in the location order from JVC’s boarder to JVC’s center:
Dana Road: This is the outermost road passing through Districts 10 to 15 as well as Districts 17 and 18. A part of Dana Road that separates District 16 from the rest of JVC is called Mu’allaqat Boulevard which also leads to the first entrance/exit point from Hessa Street.
Qmasha Road: This road passes through Districts 10 to 15 and passes through Districts 17 and 18 as well.
Lolow Road: This road passes through Districts 10 to 15 only.
Jumana Road: This is the innermost road separating District 19 from the rest of JVC, touching the tips of Districts 10 to 15.
The following arrow roads will be described in the location order from Districts 10 to 18:
Nashwan Boulevard: This road separates Districts 10/15 and is the JVC entrance currently known as Street 2. Driving on Street 2 towards the Al Khail Road exit puts you in the direction of Emirates Living, JLT, Dubai Marina and JBR.
Kaheel Boulevard: This road separates Districts 10/11 and touches District 16 on Dana Road.
Assel Boulevard / Adham Boulevard: This is a double road separating Districts 11/12 and are the JVC entrance and exit roads through the District 17 town-center respectively. The roads are separated by a stretch of what will be a park.
Shoumouss Boulevard: This road separates Districts 12/13.
Mayar Boulevard: This road separates Districts 13/14.
Mayass Boulevard / Hallab Boulevard: This is a double road separating Districts 14/15 and are the JVC entrance and exit roads through the District 18 town-center respectively. The roads are separated by a stretch of what will be a park. Mayass Boulevard is what is currently known as Street 1 and it is located on the other side of what will soon be JVT’s Al Khail Avenue Mall area.
Jumeirah Village Circle Orientation
A number of my clients have a prerequisite on the orientation of a property due to religious beliefs, a preference on their preferred property positioning to the sun or other values they hold dear. JVC shape and positioning makes this fairly easy. Imagining JVC as a compass, District 16 is your North which coincidentally is the same direction where Kaheel Boulevard separates Districts 10/11. On the opposite end, Mayar Boulevard separates Districts 13/14 as your South, while District 12 will be your East and District 15 is your West. You may have noticed a pattern between Districts 10 to 15, each district’s opposite is either plus or minus three, depending on what keeps the figure in that range. Districts 17 and 18 are opposites.
A point to take into account; the Emirates Road and the Al Barsha Road on the map are now known as Sheikh Mohammed Bin Zayed Road and Hessa Street respectively.
To summarise JVC’s orientation in terms of districts:
District 16: North
District 11: North East
District 12: East
District 13: South East
District 14 South West
District 15: West
District 10: North West
District 17: Just above the District 12 East
District 18: Just below the District 15 West
To summarise JVC’s District locations in terms of highways:
District 16 is located at the interchange between Al Khail Road and Hessa Street at the North.
Districts 11 and 17 are at Hessa Street in the North Easterly direction.
District 12 is at the Hessa Street and Sheikh Mohammed Bin Zayed Road interchange at the East.
District 13 is at Sheikh Mohammed Bin Zayed Road at the South Easterly direction.
District 14 is at the Sheikh Mohammed Bin Zayed Road and Al Khail Road interchange at the South Westerly direction.
Districts (18, 15) and 10 are at the Al Khail Road at the Westerly and North Westerly direction respectively.
Public Transport Accessibility
Your RTA taxi service will generally know JVC as a location. There is the J01 bus that runs on a schedule of every 20 minutes to the Mall of the Emirates. The closest metro stations are Mall of the Emirates and Jumeirah Lakes Towers. There are plans by RTA to expand the current metro system for 2020 to the immediate neighbouring communities further into the desert from the Sheikh Zayed Road stations; starting with a new line connecting Al Makhtoum Airport Station.
Below shows the J01 Route from its Street 1 entrance through to its Street 2 exit:
District Land Plots Map
As you may have noticed when driving through JVC, there are construction projects around the area and each project will have a large Trakhees placard notifying us of the plot number and other bits of information including the property type and details of parties involved in the construction.
These prove especially useful to those of us who invest in off-plan real estate. For off-plan: please see our guide to the Dubai off-plan market.
This section will decipher the land plot number coding for JVC for your information. Here is one I picked out:
Appreciated that parts of code can be deciphered already, I will still go through the whole code in separate form just to be sure:
JVC 12 G MRP 002
Here is each definition:
JVC and 12 is JVC District 12
G, in this example, is the plot area cluster within District 12 next to F and across the road from C.
002 is the second plot from a cluster of four. The JVC12GMRP compound is numbered 001 to 004.
The final piece of the puzzle is the three letters (MRP). These letters change depending on the plot area as they determine the building/property type. Here is a guide to use: