Issue 4: The month the estate set its record

Welcome to Issue 4.

As always, every number here comes from registered Dubai Land Department transactions, and every one can be reproduced from an extract I hold. July is fully surfaced now. A late registration can still trickle in, and where that would move a figure I say so.

The short version: July was the busiest month for home resales inside Jumeirah Golf Estates since January, and it carried the largest resale the estate has ever registered. Nineteen homes changed hands in named communities, against ten in June and eight in May. Volume doubled, and the top end led again.

July, exactly as registered

Twenty-seven resale registrations of existing property landed inside JGE in July. Nineteen were home resales in named communities. The other eight were minor or unattributed transfers, the kind I keep out of the community figures, such as parking and store registrations and rows the register writes against the master project with no community line.

Here is every July home resale in a named community, exactly as registered:

Villas did the lifting again: eight villa resales from AED 20 million to 110 million, the second-busiest villa month of the year after January's eleven, and at a far higher price mix. Apartments were the busiest they have been all year, six at Al Andalus, all between AED 1 million and 2.75 million. Townhouses came back from June's single sale to five, split between Jumeirah Luxury Living, Jasmine Lane and Al Andalus.

Al Andalus apartments, by bedroom

An estate median tells an Al Andalus owner very little, so from this issue the apartments are read by bedroom count, exactly as the register writes them. The register counts bedrooms and does not mark a study, so Al Andalus one-bed-plus-study apartments are written as one-beds. That undersells them: the study in these layouts is the size of a second bedroom, and the register's own size field shows it. The study layouts run to about 900 to 1,000 sq ft against roughly 750 to 850 for a plain one-bed, so they are read separately below and priced separately by the market.

July's six, as registered: three one-beds at AED 1,000,000, 1,150,000 and 1,260,000 (768 to 826 sq ft, AED 1,219 to 1,526 per sq ft); one one-bed plus study at AED 1,425,000 (957 sq ft, AED 1,489 per sq ft); one two-bed at AED 1,800,000 (1,371 sq ft, AED 1,313 per sq ft); one three-bed at AED 2,750,000 (1,798 sq ft, AED 1,529 per sq ft).

Over the twelve months to 25 August. Where a layout has eight or more resales the median is the honest number; where it has fewer, the honest number is every registered price, so they are listed:

The smaller samples, every resale as registered. One-bed plus study: AED 1,280,000 and 1,320,000 (September 2025, both 897 sq ft), 1,550,000 (October 2025, 1,022 sq ft) and 1,425,000 (July 2026, 957 sq ft). Three-bed: AED 3,200,000 (September 2025, 1,901 sq ft), 2,950,000 (December 2025, 1,798 sq ft), 3,200,000 (December 2025, 2,360 sq ft) and 2,750,000 (July 2026, 1,798 sq ft). Four-bed: AED 4,750,000 (September 2025, 2,660 sq ft) and 4,200,000 (September 2025, 2,340 sq ft), and none since.

Two more rows deserve a sentence even though they sit outside the table. The register carries a 44 million registration on 23 July and a 19 million registration on 13 July written against the master project with no community line. They are real registered sales inside the estate; the register simply does not say which community, so they stay in the unattributed record rather than being guessed into one.

The rolling picture on the site moves with all this. Across the twelve months to 25 August, the estate stands at 176 registered home resales in named communities, 1,431 all time. The live figures at benjaminbakerjge.com/jumeirah-golf-estates-property-prices/ carry the same basis, so the two will never disagree.

The record, and what sat underneath it

On 27 July a Wildflower villa registered at AED 110,000,000. That is the largest resale of a finished home the estate has ever recorded. The previous record, AED 58 million at Redwood Avenue on 13 October 2025, now sits second, and June's 48 million Redwood sale sits eighth. Three of the ten largest resales in JGE's history have registered in the last ten months.

A number that size is worth putting in its context, and the context is that it did not stand alone. Wildflower registered four resales in July, the other three at AED 49 million, 25.75 million and 25 million, and then a fifth on 6 August at AED 49.86 million. Olive Point registered 32.5 million, The Sundials 27 million and 20 million, Sanctuary Falls 25.4 million. Eight villas at AED 20 million and above in one month is a top end that has been active since June and got busier, and the record sale sits at the head of that run rather than apart from it.

One note on timing, and it runs in the estate's favour. The register records the day a transfer registers, not the day a deal was agreed, and a resale usually registers some weeks after terms are signed. So the deals behind July's registrations were struck through the late spring and early summer, with the region's hardest headlines in full view, and buyers signed anyway. I read that as confidence in this estate, not a footnote against it.

Issue 3 asked why the recovery started at the top. July gives the same answer with more weight behind it. Finished golf-course villas inside the gates are scarce: fewer than a dozen change hands in a normal year, and nothing being built in Phase 2 sits on Phase 1's finished fairways. When confidence returns after a quiet spring, that scarcity is where it shows first, and July was the month it showed most.

The middle of the market followed rather than led. Townhouses at AED 4 million to 8 million recovered to five sales, in line with a normal month. Apartments had their busiest month of the year, but at prices inside the range of the last twelve months rather than above it.

August, to the register's edge of 25 August, shows four home resales in named communities, including the Wildflower 49.86 million and two at Sanctuary Falls, plus one AED 23.5 million registration the register leaves without a community line. Half a month is not a trend and I will not read it as one. Issue 5 will have the whole of it.

Registered rents

From this issue the letter carries the register's other half. Eighty-one home tenancies started inside JGE in July, the busiest month of the year for lettings, against 54 in June and 46 in May. Sixty-one were new tenancies and 20 were renewals.

Al Andalus carried 29 of them, and by bedroom they read like this. One-beds: 15 new lets at a median of AED 90,000 (72,000 to 104,000) and three renewals between roughly AED 60,000 and 105,000. Two-beds: six new lets between AED 105,000 and 125,000 and three renewals between 120,000 and 140,000. One three-bed and one four-bed let new. Over the twelve months to 19 August, where the samples carry a median: one-beds 74 new at AED 90,000 and 32 renewals at AED 80,750; two-beds 73 new at AED 135,000 and 63 renewals at AED 133,000; three-beds 25 new at AED 189,775 and eight renewals at AED 185,000; four-beds five new between AED 220,000 and 350,000, and two renewals. Townhouses registered 18, led by Jasmine Lane and Al Andalus with six each; the 15 new townhouse lets carry a median of AED 270,000. Villas registered eight, seven of them new lettings, and with seven the honest number is each one as registered: AED 2,500,000 at Sienna Lakes and 2,500,000 at Sanctuary Falls (both six-bed), 2,100,000 at Redwood Avenue and 1,800,000 at Flame Tree Ridge (five-bed), 1,200,000 at The Sundials (four-bed), and 618,583 and 610,000 at Orange Lake; the one renewal was a five-bed at Sanctuary Falls at AED 850,000. Twenty-six of the 81 carry no community name in the register at all; they count in the estate total and nowhere else.

The longer view: 747 home tenancies started in the twelve months to 19 August, 483 new at a median of AED 235,000 and 264 renewals at AED 179,250. A new letting registers about 31 percent above a renewal, which is the rent decree showing up in the register. Every community page on the site now carries its own registered rent record, new and renewal never blended.

What you can get, and what it costs

Everything on this site is one of the following. Each is bought once, tax inclusive, no subscription, and delivered by email within 24 hours unless it says download.

Your community's page. Free. The last twelve months of registered resales and the registered rents for every JGE community. Start at benjaminbakerjge.com/jumeirah-golf-estates-property-prices and pick yours.

Line Snapshot. AED 49. One community, the last twelve months, every registered resale row by row with date, price, size and price per square foot, and the current rents. Nothing older.

Line Extract, the full record. AED 149. One community, every registered resale since the first in 2013, year by year, the twenty largest sales, and the full rent history.

Owner's Pack. AED 249. For one home. Your community, your layout (bedrooms, and study where the register hides one), the last twelve months of comparable units on your line, your price per square foot against the line, the rent your layout lets for, and the registered yield. The document to hand your agent before you talk numbers.

The estate, one year. AED 199 for 2026, AED 99 for any earlier year. Every community's registered resales in that year, with count, median, range and price per square foot, and the top sales of the year, dated. Pick the year.

The Full Record, 2013 to date. AED 499. All fourteen years of the whole estate in one document.

The buttons are on each community's price page and on the report page.

The Dubai Desk is open

The same discipline now runs across the city. The Dubai Desk covers eleven districts: Emirates Hills, Palm Jumeirah, Tilal Al Ghaf, Victory Heights, Dubai Sports City, Motor City, Dubai Hills Estate, Jumeirah Village Circle, Jumeirah Village Triangle, Arabian Ranches and Jumeirah Golf Estates, each broken down to the individual building, street or community line.

Why use it? Because everywhere else publishes asking prices. The Desk publishes what actually registered, line by line, sales and rents, from the same Dubai Land Department register this letter is built on, with a weekly tape of the notable resales and a monthly refresh. If you are buying, selling or letting anywhere in Dubai, read the registered record on that line before you talk to anyone.

It sells the same things at the same prices, district by district: the line pages free, the Line Snapshot at AED 49, the Line Extract at 149, the Owner's Pack at 249, a district's current year at 199 or any earlier year at 99, and a district's full record at 499. Members, at AED 79 a month or 790 a year, get the current-year report for every district as it refreshes, the Desk's own editions, and the six-month window on every line page.

Every figure in this letter and on both sites traces to the register, and the extract behind each one is archived on the day of the pull.

Until next month.

Benjamin