Market bulletin · Thu, 22 Oct 2026
Shams 2: 2 sales worth AED 4.49M in 30 days
Shams 2 recorded 2 sales worth AED 4.49M in the 30 days to Thu, 22 Oct 2026. Over the last week 1 sale was registered (AED 1.75M), against 0 the week before.
By market over 12 months: secondary (ready) sales 100%.
In Jumeirah Beach Residence, Shams 2 ranked #11 of 11 leading projects by 12-month sales value; it is developed by Dubai Properties.
Leases registered in the last three months had a median annual rent of AED 120K. The best gross yield is on 2 BR apartments at about 5.5%.
Median AED/sqft
Monthly median of all registered sales
View data table
| Date | AED/sqft |
|---|---|
| Oct 26 | — |
| Sept 26 | — |
| Aug 26 | — |
| Jul 26 | — |
| Jun 26 | — |
| May 26 | — |
| Apr 26 | — |
| Mar 26 | — |
| Feb 26 | — |
| Jan 26 | — |
| Dec 25 | — |
| Nov 25 | — |
| Oct 25 | — |
| Sept 25 | — |
| Aug 25 | — |
| Jul 25 | — |
| Jun 25 | — |
| May 25 | — |
| Apr 25 | AED 1,281 |
| Mar 25 | AED 1,420 |
| Feb 25 | — |
| Jan 25 | — |
| Dec 24 | — |
| Nov 24 | AED 1,572 |
Sales per month
Registered sales by market
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 0 | 0 | 2 |
| Sept 26 | 0 | 0 | 0 |
| Aug 26 | 0 | 0 | 0 |
| Jul 26 | 0 | 0 | 0 |
| Jun 26 | 0 | 0 | 0 |
| May 26 | 0 | 0 | 0 |
| Apr 26 | 0 | 0 | 2 |
| Mar 26 | 0 | 0 | 1 |
| Feb 26 | 0 | 0 | 1 |
| Jan 26 | 0 | 0 | 1 |
| Dec 25 | 0 | 0 | 0 |
| Nov 25 | 0 | 0 | 3 |
Period comparison
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 2 | — | AED 4.49M | — | — |
| Last 3 months | 2 | up 100.0% | AED 4.49M | — | — |
| Last 6 months | 3 | down 62.5% | AED 6.29M | — | — |
| Last 12 months | 12 | down 62.5% | AED 34.3M | 1,588 | up 10.5% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Secondary (ready) | 12 | 100% | AED 2.45M | 1,588 | up 10.5% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| 1 bedroom | 1 | 8% | — | — | — |
| 2 bedrooms | 8 | 67% | AED 2.35M | 1,800 | up 11.3% |
| 3 bedrooms | 2 | 17% | — | — | — |
| 4 bedrooms | 1 | 8% | — | — | — |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 2 | 17% | — | — | — |
| AED 2M–10M | 10 | 83% | AED 2.50M | 1,678 | up 6.7% |
Rents & yields
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
View data table
| Date | Annual rent |
|---|---|
| Oct 26 | — |
| Sept 26 | — |
| Aug 26 | — |
| Jul 26 | — |
| Jun 26 | AED 125K |
| May 26 | — |
| Apr 26 | — |
| Mar 26 | — |
| Feb 26 | — |
| Jan 26 | — |
| Dec 25 | — |
| Nov 25 | — |
| Oct 25 | — |
| Sept 25 | — |
| Aug 25 | — |
| Jul 25 | AED 147K |
| Jun 25 | — |
| May 25 | — |
| Apr 25 | — |
| Mar 25 | — |
| Feb 25 | — |
| Jan 25 | — |
| Dec 24 | — |
| Nov 24 | — |
- Leases (12M)
- 73
- New leases
- 64.4%
- Median rent 3M
- AED 120K
- Rent/sqft 3M
- AED 86
| 2 BR apartments | AED 130K / AED 2.35M | 5.5% |
|---|
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| 2 BR | 41 | AED 130K | AED 130K | 98 |
| 3 BR | 10 | AED 165K | — | 83 |
Competing projects in Jumeirah Beach Residence
CompareOther projects trading in the same community
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Habtoor Grand ResidenceAl Habtoor Real Estate | 14 | 4,966 | — |
| The Address Jumeirah Resort Tower 2Al Ain Properties | 21 | 3,919 | — |
| The Address Jumeirah Resort Tower 1Al Ain Properties | 21 | 4,016 | — |
| Al Bateen ResidenceAl Ain Properties | 19 | 2,250 | — |
| One JBR (1 JBR)Dubai Properties | 7 | 4,123 | — |
| Al Fattan Marine Tower 2Al Fattan Proprerties | 14 | 2,051 | — |
| Five LuxeFIVE Global Holdings - SKAI | 15 | 4,429 | — |
| La VieDubai Properties | 10 | 4,402 | — |
| Sensoria at FIVE LUXEFIVE Global Holdings - SKAI | 3 | — | — |
| Amwaj 4Dubai Properties | 19 | 1,567 | — |
Biggest sales, last 3 months
| Price | Property | Date |
|---|---|---|
| AED 2.74M | 3 BR Apartment · 1,991 sqftShams 2 · Jumeirah Beach Residence | 7 Oct |
| AED 1.75M | 2 BR Apartment · 1,289 sqftShams 2 · Jumeirah Beach Residence | 16 Oct |
Questions about Shams 2
How many properties were sold in Shams 2 in the last year?
12 sales worth AED 34.3M were registered in the last 12 months: 0% developer off-plan, 0% off-plan resales and 100% secondary (ready) sales.
What is the average rent in Shams 2?
The median annual rent on leases registered in the last three months was AED 120K, and the best gross rental yield is about 5.5%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
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