Apartments in Jumeirah Village Circle, Dubai: Hurman listing

This page explains what one listing for apartments in Jumeirah Village Circle (JVC), marketed on our page as Hurman, shows as of 28 October 2026, and what a buyer of apartments in Jumeirah Village Circle can check independently with official bodies. The listing gives a location, a property type, a “Year Built” field and a description of facilities. It does not give a developer, a unit count, floor areas, a payment plan or a handover date, and its price field reads “Price on request”. Everything below that goes beyond the listing comes from the Dubai Land Department (DLD), Nakheel, the Central Bank of the UAE (CBUAE), the Dubai Legal Portal, the u.ae government portal and Khaleej Times.

The sections cover the listing fields and the facilities it names, the community facts that Nakheel publishes, how freehold ownership and registration work, the costs on the buyer’s side, a worked cost example on a hypothetical price, the Central Bank’s mortgage limits, service charges, the residency routes that depend on property value, and a checklist of documents to request when a page does not state who built a project or when it completes. Amounts are in dirhams (AED) with US dollars in brackets at 3.6725 AED per dollar.

What the listing shows about apartments in Jumeirah Village Circle

The listing at uinvestgroup.com/property/hurman-dubai-uae/ (property ID HD1006) is filed as an apartment for sale in Jumeirah Village Circle, Dubai, UAE. The table lists each field exactly as the page presents it on 28 October 2026, and marks the fields the page leaves out. The name “Hurman” is the title the listing carries on our page; the listing text does not link it to a developer’s brochure, a DLD project registration or a title deed.

A buyer who wants to turn “Price on request” into a budget needs a price list for a named unit from whoever holds the sales authority, and needs the registration documents listed later on this page. The sections on fees, mortgage limits and service charges give the formulas, so any quoted price can be run through them.

Facilities named in the listing description

The description on the listing is marketing copy, not a contract or a specification. It names the facilities in the table below. Read this as a list of claims that a sales agreement and the registered project plans would need to confirm, unit by unit and building by building.

None of these items carries a size, an opening date or an operator on the page. Shared facilities in a residential building are paid for through service charges, which is why the service charge section below explains how those charges are approved and published. For a view of how this kind of apartment is priced across areas, see our guide to Dubai apartment prices per square meter.

Apartments in Jumeirah Village Circle: community facts from Nakheel

Nakheel is the master developer of Jumeirah Village Circle. Its project page describes a community of 560 hectares laid out in a circular pattern, with sports facilities, parks, Circle Mall and Circle Club, and with access from Sheikh Mohammed Bin Zayed Road, Al Khail Road and Hessa Street. Khaleej Times described JVC on 28 June 2017 as a freehold master development by Nakheel that launched in 2005. The Nakheel page does not describe the apartment buildings in the community, and it does not give a completion percentage for the community as a whole.

Nakheel’s April 2021 press release on Circle Mall states that the mall spans 532,000 sq ft, sits just off Hessa Street and had its soft launch on 8 April 2021, with a core catchment of 230,000 residents including 95,000 living in JVC at that date. Those resident figures are more than five years old, so they describe the community in 2021 and not today.

The same Nakheel project page gives approximate drive times from JVC. They are Nakheel’s own figures, they carry no date on the page, and they depend on traffic and on the exact starting point inside a community of this size.

The Metro figure matters for daily planning, because the page lists a drive to the Al Khail station and not a station inside the community. For the rent and price levels that apply to apartments in Jumeirah Village Circle compared with other areas, our JVC apartments guide sets out the figures, and the UAE property listings show the other communities we list.

Freehold ownership and registration for foreign buyers

Dubai’s property registration framework is Dubai Law No. 7 of 2006. Article 4 limits ownership in general to UAE nationals, GCC nationals, companies they wholly own and public joint stock companies. With the Ruler’s approval, non-UAE nationals can receive freehold ownership with no time limit, or usufruct or leasehold rights of up to 99 years, but only in areas the Ruler designates. Article 9 states that any transaction creating, transferring, changing or ending rights in real property must be entered in the Property Register, and that an unrecorded transaction is not valid. In practice the register entry, not the signed agreement alone, is what gives a buyer a recognised right.

The DLD’s sale registration page adds a practical step: for freehold areas, the individual buyer and seller need identity documents and a developer e-NOC (no-objection certificate), which is obtained through the Dubai REST app. A non-resident foreigner shows a valid passport, and a resident shows an Emirates ID for identification. The DLD page states that a transaction is completed at a Real Estate Registration Trustee centre or through Dubai Now, with payment by ePay, Dubai Pay, Noqodi Wallet or a manager’s cheque.

See also our pages on freehold and leasehold in Dubai, the rules for buying property in Dubai and buying property in Dubai from the USA. Whether a given building stands on land inside a designated freehold area is a fact the DLD holds for each plot, which is one reason the checklist below asks for the registration documents and not only the marketing name.

Ready or off-plan: why the status of a project changes the paperwork

For apartments in Jumeirah Village Circle, as elsewhere, the status of the building changes the paperwork. The listing’s “Year Built” field reads 2025, and the page does not say whether the building is complete. The distinction matters because Dubai records the two cases in different registers. A completed unit has a title deed in the main Property Register. A unit sold before completion is recorded in the Interim Property Register, known in the market as Oqood, and moves to the main register when the project is complete and the buyer has met the contract’s obligations.

Dubai Law No. 13 of 2008 regulates the Interim Property Register. Article 2 defines it as the Land Department’s record in which sale contracts and other dispositions of off-plan real property are entered before they go into the main register. Article 3 makes registration mandatory and states that unregistered sales or dispositions that transfer or restrict ownership are void. Article 4 sets conditions for off-plan sales, including that the project is designated “under development”, and Article 10 makes contracts concluded before project approval null and void. Article 8 covers the move to the main register on completion.

Dubai Law No. 8 of 2007 on escrow accounts adds the money side. Buyers’ payments for off-plan units, and project financiers’ payments, go into an account opened in the project’s name (Articles 2 and 7). Each project has its own escrow account (Article 9(2)), and the funds are dedicated exclusively to constructing that project and cannot be seized by the developer’s creditors (Article 9(1)). Article 14 provides that the escrow agent retains 5% of the account’s total value after the developer obtains the completion certificate, and releases it one year after the units are registered in the purchasers’ names. The English text notes that the Arabic text prevails if the two differ.

The DLD’s Dubai REST page adds that the app shows an off-plan project’s percentage of completion, project photographs and the escrow account number. For a longer treatment of buying before completion, see our off-plan property in Dubai buyer’s guide, and for the protections in the law see how buyer protection works in Dubai.

Buyer-side costs on apartments in Jumeirah Village Circle

The DLD’s property sale registration page, which states it was last updated on 14 October 2026, lists the fees below. It lists 2% for the seller and 2% for the buyer, which together make the 4% of the sale value that Dubai buyers often quote as one cost. The page does not say who pays the flat fees, and the sale contract states which party bears each share of the 2% fees. The table follows the DLD page.

The DLD’s FAQ page refers to a 5% VAT, which gives a trustee fee of AED 4,200 ($1,144) on a sale of AED 500,000 or more (AED 4,000 + AED 200). A mortgage adds its own registration charges. The DLD’s mortgage registration page lists 0.25% of the mortgage value, AED 250 for title deed issuance, AED 10 each for the knowledge and innovation fees, and a service partner fee of AED 4,000 plus VAT, or AED 5,000 ($1,361) plus VAT for a provisional (Oqood) registration. For a financed purchase the fees on the DLD page should be added to the bank’s own charges, which each bank sets and which are not part of the DLD schedule.

Brokerage commission, if any, is agreed in the brokerage contract and is outside the DLD schedule. Law No. 13 of 2008 includes a provision (Article 9) on the use of licensed real estate brokers for off-plan sales. The DLD publishes e-service lists of licensed brokerage companies and licensed developers. See also our guide to the cost of buying an apartment in Dubai.

Worked cost example on a hypothetical price

The listing shows no price, so this example uses an invented figure for arithmetic only: a completed apartment bought for AED 1,000,000 ($272,294). It is an illustration of the DLD fee lines and not a quote or an estimate for any unit. The example uses the DLD lines in the table above and follows the same layout as the worked example in our Dubai Golden Visa guide.

The first scenario has the buyer paying only the buyer’s 2%. The second has the buyer carrying the full 4%, as it would if the sale contract allocated both shares to the buyer. The financed variants assume an expatriate buying a first home and borrowing the 80% maximum that the Central Bank sets for a property under AED 5,000,000, so the loan is AED 800,000 ($217,835) and the down payment is AED 200,000 ($54,459). Mortgage registration is 0.25% of AED 800,000, which is AED 2,000 ($545), plus AED 250 title deed issuance, AED 20 in knowledge and innovation fees and AED 4,200 for the trustee fee with VAT: AED 6,470 ($1,762). Bank valuation and arrangement charges are excluded because each bank sets its own.

The fees in the first column come to 2.47% of the price, and those in the last column to 5.12% of the price when the loan’s registration charges are counted against the full price. The loan itself is repaid to the bank over its term and is not a fee. If the same price applied to an off-plan unit, the 50% cap would raise the minimum equity to AED 500,000 ($136,147), and the registration lines would follow the DLD’s provisional-registration schedule for that transaction.

Mortgage limits on apartments in Jumeirah Village Circle

The Central Bank’s mortgage rules, published in the CBUAE Rulebook under Article 3, “Important Ratios”, set the maximum loan as a share of the property’s value (loan-to-value, LTV). The figures below are the ones shown on the rulebook page on 28 October 2026. The rulebook also caps the debt burden ratio at 50% of gross income and the loan term at 25 years, and it requires the down payment to come from the borrower’s own funds and not from other borrowing such as a personal loan or credit card.

For UAE nationals the rulebook uses higher ratios (85% on a first home up to AED 5,000,000), but they do not apply to a foreign buyer. The off-plan cap of 50% is stated in the rulebook for every borrower, regardless of purpose, value or category. The rulebook explains the cap by the long development process and the higher risk to completion. A bank applies its own credit policy within these ceilings, so the ceilings are the most a bank may lend, not what it will lend. See also our pages on mortgages in Dubai for foreigners and buying in Dubai without a down payment.

Service charges and the Service Charge Index

Owners of apartments in a shared building pay service charges for the common parts: the lobbies, lifts, pool, gym and landscaping that the listing description mentions. The DLD’s FAQ page states that the landlord is responsible for service fees on a property, and that where units are not individually metered for air conditioning, a contribution may apply that the developer or the owners’ association normally collects.

The Real Estate Regulatory Agency (RERA) publishes approved service charges through the Service Charge Index, available on the DLD website, in the Mollak system and in the Dubai REST app. The DLD’s e-service page describes it as a way to look up the approved service fees for jointly owned properties: the user selects the project name, the use and the year and sees the information. The service is immediate, and the page states that the index covers all residency statuses. A buyer who knows the project’s registered name can therefore read the approved rate for that building before signing, and compare years.

The index is stated as an amount per square foot, so an owner’s annual charge is the approved rate multiplied by the unit’s area. The table uses an assumed 750 sq ft apartment and three assumed rates, chosen for arithmetic only; the real rate for a building comes from the index and may sit outside this range.

A difference of AED 3 per sq ft changes the yearly charge on this size by AED 2,250 ($613), which compounds over a holding period. This is the reason the checklist below asks for service charge history and not only the current rate.

Residency routes for apartments in Jumeirah Village Circle by property value

A property purchase does not itself give a residence permit. Each route has conditions that the authority checks, and they differ by route. The DLD publishes two investor routes on its e-service pages, both last updated on 14 October 2026, and the u.ae portal lists a five-year real estate investor permit. The table sets out the conditions as each page states them.

For the hypothetical AED 1,000,000 example, a single unit at that price falls below the Golden Visa line, and the DLD page’s wording of “one or more properties” is what allows several units to be counted together. The applicant has to attend in person, and the DLD page lists a passport, the title deed or e-Certificate of Title and a photograph among the documents. Family members have their own fees on the page, and our Dubai Golden Visa guide compares the DLD, GDRFA and ICP wording line by line, including the validity difference between the pages and the position on off-plan units.

Documents to request for a project whose developer and handover are not stated

When a page for apartments in Jumeirah Village Circle names a project but not its developer, completion date or registration, the documents below let a buyer establish those facts from official records. They are the items that the DLD pages and the Dubai laws above refer to. Each can be requested from the seller or sales party before a reservation is paid, and several can be checked directly on Dubai REST or the DLD’s e-services.

The sequence matters. The registration records and the escrow details can be read before any money moves, while the completion certificate and the service charge history may come later in the process. A seller or sales party that holds the records can usually provide the identifiers (project name, plot or unit number) that the DLD tools need. The documents above also show why a marketing name alone does not identify a project: the DLD tools search by registered project and unit identifiers. For the wider picture of what developers disclose and how they are listed, our directory of Dubai developers shows how we describe each developer, and the Dubai real estate market guide covers the market background.

Frequently Asked Questions

Who is the developer of this project?

The listing does not name a developer, and this page does not name one. The developer appears on the registered documents: on the title deed’s project details for a completed unit, or on the Oqood registration and the sale and purchase agreement for an off-plan unit. The DLD also publishes a list of licensed developers that can be searched once the developer’s name is known.

Is the building complete?

The listing’s “Year Built” field reads 2025, and the page does not say whether the building is finished. A completed building has title deeds in the main register. For a project still under construction, the Dubai REST app shows the percentage of completion and the escrow account number, according to the DLD.

Can a foreign buyer own an apartment in Jumeirah Village Circle?

Dubai Law No. 7 of 2006, Article 4, allows non-UAE nationals to hold freehold property in areas designated by the Ruler. Khaleej Times described Jumeirah Village Circle in June 2017 as a freehold master development by Nakheel. The DLD sale registration page requires the developer’s e-NOC for freehold areas, obtained through Dubai REST.

What does the DLD charge on a purchase?

The DLD page lists 2% of the sale value for the buyer and 2% for the seller, AED 250 for title deed issuance, AED 250 for the apartment map, AED 10 each for the knowledge and innovation fees, and a trustee fee of AED 4,000 plus VAT for sales of AED 500,000 or more. The sale contract states who bears each share.

How much can a bank lend on apartments in Jumeirah Village Circle?

Under Article 3 of the Central Bank’s rulebook, an expatriate buying a first home worth under AED 5,000,000 can borrow up to 80% of the value, and 70% above that value. A second or later home is capped at 60%, and any off-plan purchase at 50%. A bank’s own policy applies within those ceilings.

What is Oqood and when does it apply?

Oqood is the market name for registration in the Interim Property Register, which Dubai Law No. 13 of 2008 sets up for off-plan units. Under Article 3, unregistered dispositions that transfer or restrict ownership are void. When the project completes and the buyer has met the contract, the unit moves to the main Property Register under Article 8.

How are service charges set and where can they be checked?

RERA approves service charges and publishes them in the Service Charge Index, which the DLD offers on its website, in Mollak and in the Dubai REST app. The user picks the project, the use and the year. The annual charge for a unit is the approved rate per square foot multiplied by the unit’s area.

Does buying one of these apartments qualify for the Golden Visa?

The DLD Golden Visa (investor) page states a condition of property worth AED 2,000,000 ($544,588) or more at the time of purchase, wholly owned in the applicant’s name, with one or more properties counted and a mortgage accepted on a bank letter. A single unit priced below that figure does not meet the condition on its own. The applicant must be in the UAE to file.

How far is Jumeirah Village Circle from the main parts of Dubai?

Nakheel’s project page states drive times of 18 minutes to Dubai Marina, 15 minutes to Palm Jumeirah and 22 minutes to Downtown Dubai, with 12 minutes to Al Khail Metro Station. These are Nakheel’s approximate figures, and actual times depend on traffic and the starting point.

What does “Price on request” mean for budgeting?

It means the listing shows no price figure. A budget needs a stated price for a named unit, after which the DLD fee lines, the mortgage limits and the service charge formula on this page can be applied. The worked example above uses a hypothetical AED 1,000,000 only to show the arithmetic.

Last checked: 28 October 2026. Sources: DLD property sale registration, DLD mortgage registration, DLD FAQ, DLD Golden Visa (investor), DLD investor residence (Taskeen), DLD Service Charge Index, DLD Dubai REST, CBUAE Rulebook, Article 3, Dubai Law No. 7 of 2006, Dubai Law No. 8 of 2007, Dubai Law No. 13 of 2008, Nakheel, Jumeirah Village Circle, Nakheel, Circle Mall press release, Khaleej Times, 28 June 2017, u.ae Golden visa.