Deal score 71AED 2.65M
1,332 AED/sqft📍 Shams 2, Jumeirah Beach Residence (JBR)
3 BR · 4 bath · 1,990 sqft · Apartments
“VACANT | WITH MAID'S | READY TO MOVE”
Why this is a deal
vs DLD sold
-20.6%
1,332 vs 1,678 AED/sqft
Sold comps
12
building, 12 mo
On the market
147
days · relisted
Asking prices are not sold prices — always verify before transacting.
Rent & net ROI
Expected annual rent
AED 216,444
AED 189,525 – AED 246,183
Service charge / year
AED 30,706
15.43 AED/sqft · 166 AED/m² · Shams 2
Net yield
7.01%
8.17% gross
- 📑 5,010 registered rents · Jumeriah Beach Residence - JBR · 2025–2026
- 🏷️ Landlords are asking AED 190,000 right now for the same layout — 13 live listings, AED 150,000 to AED 210,000.
- 🧾 After a 5% management fee and one month empty: 5.95% net.
Net yield = (expected annual rent − service charge) ÷ asking price. Before mortgage costs, the one-off purchase fees (4% DLD transfer + agency), tax in your own country, and any furnishing. Rent comps are units of a similar size (145–210 m²) — the DLD registers rents by floor area, not by bedroom count. Service charge comes from an independent third-party source, not the DLD — confirm the current rate with the owners association before you buy.
Agencies listing this unit type
14 agencies list this size & type here — 28% price spread
| Agency | Asking | Trust | |
|---|---|---|---|
| Golden Wave Properties | AED 2.50M | cheapest | ✓ verified · TruBroker |
| Betterhomes - Dubai Marina | AED 2.58M | TruBroker | |
| Alhad Real EstateTHIS | AED 2.65M | ✓ verified · TruBroker | |
| Luxfolio Real Estate | AED 2.65M | ✓ verified · TruBroker | |
| Sekenkoum Real Estate | AED 2.65M | — | |
| fäm Properties | AED 2.70M | ✓ verified · TruBroker |
Price & listing history
- 4 Jul 2026Listed at AED 2.60M
- 5 Jul 2026Price changed AED 2.60M → AED 2.65M
- 1 Aug 2026Removed
- 24 Aug 2026Relisted
We began tracking this market on 4 Jul 2026 — cut and relist history builds from then.
Building sold-price history
Shams 2 · building · DLD sold median AED/sqftYearly median of registered DLD sales in this building (same unit type). The dashed line is this unit's current asking price per sqft.
Deal analysis from live listings + official DLD sold prices. Asking prices are not sold prices; figures are indicative — verify with the agent and your own due diligence before transacting.