JAV 4-Bedroom Townhouse Leasing Market - July & August 2026

Author: Gareth Davies - Award Winning RERA Broker and Property Consultant.

Leasing evidence for Jebel Ali Village’s four-bedroom townhouses indicates a broadly stable market overall during July and August 2026, with slightly lower rents among Mid-position units while End-position townhouses remained comparatively resilient during the period.

The analysis is based on 21 tenancy contracts commencing in July and August, using annualised rent per square foot of built-up area as the principal comparison measure. Four contracts commenced in July and 17 contracts in August.

Type 4A1 Townhouses: Ejari Registered Tenancy Contracts.

The Rental Trend for 4-Bedroom Townhouses across Jebal Ali Village.

Across all transactions during July and August, rents averaged AED 80.33 per sq.ft of BUA, with a median of AED 77.24 per sq.ft.

The monthly average decreased from AED 83.43 per sq.ft in July to AED 79.60 per sq.ft in August, a headline reduction of approximately 4.6%. However, July contained only four contracts and included the highest-priced transaction in the dataset at AED 94.58 per sq.ft. The apparent monthly decline therefore overstates the underlying movement and should not be interpreted as evidence of a general 4.6% fall in market rents.

Type 4A2 Townhouses: Ejari Registered Tenancy Contracts.

Mid and End Townhouse Performance.

A clear distinction emerges between Mid-position and End-position townhouses.

Mid-position units averaged AED 75.44 per sq.ft in August, compared with AED 83.61 per sq.ft for the single Mid transaction recorded in July. Although the apparent 9.8% monthly fall is based on only one July transaction and should not be taken literally, the wider chronological evidence within the dataset also points towards softer pricing for Mid units.

End-position townhouses were considerably more stable. Their average moved from AED 83.37 per sq.ft in July to AED 82.51 per sq.ft in August, a reduction of only approximately 1.0%.

Across the full July–August period, End units averaged AED 82.71 per sq.ft, compared with AED 76.47 per sq.ft for Mid units, indicating an overall End-position premium of approximately 8.2%.

August, which provides the larger and more representative monthly sample, shows a similar pattern: End units averaged AED 82.51 per sq.ft compared with AED 75.44 for Mid units, an End premium of approximately 9.4%.

This suggests that townhouse position within a row is an important leasing consideration, with End units demonstrating greater pricing resilience.

Type 4B1 and 6B1 Townhouses: Ejari Registered Tenancy Contracts.

Internal Road versus External Road.

During August, Internal Road End units averaged AED 85.16 per sq.ft, compared with AED 78.54 per sq.ft for External Road End units (townhouses with external roads at the back). This represents an Internal Road premium of approximately 8.4%.

This consistency suggests a credible rental advantage for townhouses located on roads within the community rather than along its external edge. Nevertheless, the External Road sample remains small, with only five transactions across the two months, so the precise size of the premium should be treated as indicative rather than definitive.

Type 4B2 and 6B2 Townhouses: Ejari Registered Tenancy Contracts.

Layout performance.

Layout-level evidence remains relatively thin. Overall, there is not yet sufficient transaction depth to establish reliable premiums for every individual layout.

Cluster performance.

Where genuinely comparable townhouse types can be matched between clusters, the number of townhouses leased in July and August does not yet provide sufficient evidence to establish an independent rental premium for any particular cluster.

Within clusters the proximity of community pools, parks and childrens’ play areas adds a premium to individual townhouses. The football field in Cluster 1 and the basketball court and park in Cluster 2B have proven to be sought-after locations.

Cluster 7 benefits from convenient access via Gate 1, while Clusters 2A and 2B are set to see enhanced lifestyle appeal following the upcoming construction of the retail area and gymnasium near the Community Hub.

Leasing trends reflect varying tenant location preferences: while community hubs like the mosque draw active interest, some residents prefer quieter perimeters. Similarly, units adjacent to certified telecommunications infrastructure appeal selectively and achieve lower rents, despite operating strictly within international safety standards.

Leasing market assessment.

The July–August evidence is best characterised as a broadly stable four-bedroom townhouse leasing market with differing performance by property position.

The headline overall average fell by approximately 4.6% between July and August, but July’s small four-contract sample and unusually high first transaction materially exaggerate that movement.

The more significant underlying pattern is the divergence between Mid and End units. Mid-position townhouses show evidence of softer pricing, while End-position rents remained broadly stable and achieved an approximately 8–9% premium over Mid units.

Road position also appears relevant. After allowing for the Mid/End mix, Internal Road End units achieved an approximately 8.4% premium over External Road End units in August, closely matching the direction seen in July.

Cluster and layout can also influence individual transactions, but the available sample is not yet large enough to separate these effects reliably in every case.

Thinking of Leasing Your Townhouse?

Tenants are actively searching for homes in Jebel Ali Village. Get expert guidance from Gareth Davies - winner of the Property Monitor Client Transparency - Dubai 2023 Award and the senior member of the specialized 4-broker team at Dacha Real Estate. Established in 2004, Dacha brings over two decades of local expertise and notable accolades from Bayut and Property Finder, including Agency of the Year (SME) at the Bayut Awards.

Sep 4 JAV - 4 Bed Townhouses Rental Market.

JAV 4-Bedroom Townhouse Leasing Market - July & August 2026