How to sell an unit in Dubai in Mulberry 2 – analysis 2025

How to sell an unit in Mulberry 2 – in this article we analyse real transaction data, prices, rental yields and liquidity for owners and investors.

For clarity, we may refer to the same unit as an apartment, a property, or a home depending on context.

Is a 1-bedroom apartment in Mulberry 2 Dubai a good investment

Is a 1-bedroom apartment in Mulberry 2 Dubai a good investment if you are choosing between short-term and long-term rental strategies? Based on the analysed sales data, Mulberry 2 in Jumeirah Village Circle (JVC) looks like a classic end-user building with investor potential, rather than a “party” holiday-home hotspot. The key for a serious investor is to understand what today’s entry price actually is, how liquid 1-bedroom units are on resale, and whether the building profile supports stable long-term tenants or can justify the extra effort of short-term rentals.

In this article we use a sample of 25 sales transactions for 1-bedroom apartments in Mulberry 2 recorded between February 2023 and January 2026. We will break down price dynamics, liquidity, and realistic rental yield expectations, and discuss how an investor can structure both long-term and potential short-term strategies in this specific tower.

What you must know about the Dubai market before selling

Before looking at Mulberry 2 specifically, it is important to place it in the broader Dubai and JVC context. Since 2021, Dubai’s residential market has been driven by three structural factors: a strong inflow of residents, higher interest rates that keep many tenants in the rental pool, and a clear preference for ready, livable communities over speculative off-plan bets. Mulberry 2 fits into this last trend as a fully ready building with 100% of the analysed sales sample classified as ready units.

Jumeirah Village Circle is a middle-income community with a mix of families, young professionals, and cost-conscious tenants relocating from prime locations. Investors typically choose JVC for three reasons:

Entry prices below prime areas while still within established Dubai.
Relatively strong demand for 1-bedroom units from singles and couples.
Possibility of both standard yearly rentals and selective use of short-stay strategies in certain buildings.

However, not all JVC buildings behave the same. Some are positioned as holiday-home friendly, others are more residential and conservative. For an investor comparing short-term vs long-term rental for a 1-bedroom in Mulberry 2, the building’s character and observed data suggest a more stable, end-user-oriented asset rather than a typical nightly-rental hub. This generally favours long-term rental as your base case, with any short-stay approach considered a tactical, not core, strategy.

Deal history for the building: price and demand dynamics

To answer “Is a 1-bedroom apartment in Mulberry 2 Dubai a good investment” from a capital appreciation and liquidity perspective, we first look at the sale price history for these units.

In our dataset of 25 transactions for 1-bedroom apartments in Mulberry 2 from February 2023 to early January 2026, the overall median sale price stands at around AED 625,000, with a median price per square foot close to AED 667. This already positions Mulberry 2 in the affordable-to-mid segment of JVC, rather than in the premium bracket.

More importantly for an investor, the last 12 months in this dataset show clear price uplift. In our sample of 7 sales over that period:

The 12‑month median price is AED 700,000.
The 12‑month median price per square foot is about AED 750.

This suggests that, based on the analysed sample, 1-bedroom units have moved from the low-to-mid 600k range closer to the 700k+ range over the last year. Individual deals in the recent sample stretch from the mid-500k’s for smaller units to around 900k for larger 1-beds in the 1,200+ sq ft range, with price per sq ft clustering roughly between AED 670 and AED 890 in 2024–2025 transactions.

The period covered (about 1,057 days, or almost three years) gives enough time to see that Mulberry 2 has not been stagnant. The analysed price progression supports the view that this asset has benefited from the broader JVC uplift, with room for selective value growth tied to unit layout, size, and condition.

Official data sources and live market tools

For readers who want to explore the raw data behind this analysis, here are the key open sources:

Recent sales in this building

Transaction Date	Price	Property Size	Price Psf	Status
2026-01-05	625000	767	815	Ready
2025-08-14	900000	1284	701	Ready
2025-06-25	855000	1277	670	Ready
2025-06-20	575000	767	750	Ready
2025-05-28	750000	905	829	Ready
2025-04-07	645000	952	677	Ready
2025-03-13	700000	929	754	Ready
2024-12-25	570000	841	678	Ready
2024-12-16	810000	911	889	Ready
2024-08-19	715000	1072	667	Ready

Current listings and liquidity: what apartments are really asking now

At the time of this analysis, our dataset does not contain any active sales or rental listings for 1-bedroom apartments in Mulberry 2 itself. That may initially look like a data gap, but for an investor it is an important signal when combined with the transaction history.

Based on our sample, over the last 12 months Mulberry 2 recorded 7 sale transactions for 1-bedroom units, which corresponds to an estimated monthly turnover of about 0.58 deals. At the same time, the pre-computed stats show months of inventory at or near zero for these units in the analysed dataset. In practical terms, this means:

Units that are reasonably priced around recent transaction levels tend to be absorbed quickly.
Owners are generally holding rather than flooding the market with inventory.
There is no obvious oversupply signal in this particular tower for 1-bedroom units.

The absence of visible listings and the presence of completed deals indicate that Mulberry 2 behaves like a low-visibility, steady-turnover building. For a seller, this is supportive: competitively priced, well-presented units are not competing with a large number of direct neighbours. For a buyer, it means patience is required to secure the right layout at the right price, but it also reduces the risk of sharp downward price pressure coming from a wave of distressed listings.

The liquidity profile is typical of a mature JVC building: not hyper-liquid like some Downtown or Marina towers, but sufficiently active to give an investor realistic exit options within a reasonable time horizon, assuming correct pricing and presentation.

Rent and yields: detailed view for investors

The central question for most buyers is still “Is a 1-bedroom apartment in Mulberry 2 Dubai a good investment from a rental yield perspective?” Our dataset does not include direct rental transaction records for Mulberry 2 or for the broader parent community in this specific extract, so we cannot quote building-level rent contracts. However, we can use current sale prices and typical JVC rental benchmarks to build an informed framework for long-term vs short-term strategies.

1. Estimating long-term rental yield

Using the recent 12-month median purchase price of AED 700,000 for a 1-bedroom in Mulberry 2, an investor would look at JVC-wide rents for comparable 1-bedroom units. While exact rents vary by layout, size, and fit-out, many 1-bedroom apartments in JVC that trade around AED 700,000 tend to command annual rents in a broad indicative range of approximately AED 55,000–70,000, depending on building quality and specifications.

If Mulberry 2 performs roughly in line with solid mid-tier JVC stock, an investor could tentatively frame gross yields as follows:

Conservative scenario: AED 55,000 annual rent on a AED 700,000 purchase ≈ 7.9% gross yield.
Mid-range scenario: AED 60,000 annual rent ≈ 8.6% gross yield.
Optimistic scenario in a strong rental year: AED 65,000–70,000 annual rent ≈ 9.3–10% gross yield.

These are framework estimates based on community patterns, not registered Mulberry 2 lease contracts in this dataset. Net yield after service charges, leasing costs, and maintenance would naturally be lower, often by 1.5–2.5 percentage points depending on your cost structure.

2. Short-term vs long-term: which makes more sense here?

For short-term rentals (holiday homes or serviced-style stays), the investor’s logic is usually higher headline yield in exchange for more operational complexity and income volatility. However, three factors in Mulberry 2 and JVC need to be considered:

The sales data and ready-only profile suggest a more residential, end-user type tower rather than a typical tourist address.
The building is in JVC, which is more of a residential community with growing but still secondary tourist appeal compared with coastal or Downtown areas.
The absence of a large and constant flow of highly transient guests in the pricing sample suggests the building is not behaving like a “party tower.”

In such a context, long-term rentals usually offer:

Higher occupancy stability and lower vacancy risk.
Less wear-and-tear compared with nightly stays.
Predictable cash flow aligned with annual leases.

Short-term rental can still be viable if regulations and building management policies allow licensed holiday homes in Mulberry 2, but the risk profile is different:

Revenue depends on seasonality and platform performance.
Operational costs (cleaning, furnishing, management) are significantly higher.
The building’s quieter residential profile may limit price premiums achievable compared with beachfront or Downtown holiday markets.

For many investors focused on risk-adjusted returns in this tower, the base case is a well-managed long-term rental, with any decision to pursue short-term stays requiring a detailed feasibility study, confirmation of building rules, and realistic occupancy assumptions rather than optimistic projections.

Seller strategy: how to prepare and sell this type of apartment in Dubai

If you already own a 1-bedroom in Mulberry 2 and are considering an exit, your strategy should rely on how this building trades in reality, not on generic JVC averages. In our sample of 25 transactions, all were ready units, and the recent 12-month median sales price reached AED 700,000 with price per square foot around AED 750. Individual deals ranged significantly based on size and specifications, which means that presentation and pricing precision matter.

Key strategy points for sellers:

Pricing: Anchor your asking price to the latest completed deals in this tower’s recent history, not just broad portal listings in JVC. Smaller 1-bed layouts have closed anywhere from the mid-500k’s to around 700k, while larger 1-beds above 1,200 sq ft in our sample reached up to around 900k.
Positioning: Emphasise the building’s residential, non-party character, which appeals to end-users and long-term investors seeking stable tenancy, rather than speculative short-stay plays.
Timing: With approximately 0.58 deals per month in our dataset over the last 12 months and no visible bulk of listings, a realistically priced unit should attract attention without lengthy overexposure.
Condition: Since yields for buyers are built at current price levels, renovating kitchens, bathrooms, and flooring to a modern standard can justify a higher price per square foot and attract yield-focused investors prepared to pay a premium for a “ready-to-rent” product.

Owners who have been operating their unit as a long-term rental should document rental history, occupancy, and any recent upgrades. Sharing this with prospective buyers converts your apartment from a generic listing into a proven income-generating asset, which is exactly what serious investors are looking for in Mulberry 2.

Investor scenarios: risks, exit strategies and upside

For a buyer evaluating whether a 1-bedroom apartment in Mulberry 2 is a good investment, the decision should integrate purchase price, expected rent, building profile, and liquidity. Our sample-driven view is that Mulberry 2 is a relatively low-volatility, residential JVC asset with a clear bias towards long-term tenancy, rather than a high-yield, high-risk short-stay play.

1. Core long-term hold

Entry point: Recent 12‑month median around AED 700,000 for 1-bed units.
Yield framework: Indicative gross yields in the high single digits, using JVC rental benchmarks.
Tenant base: Young professionals and couples seeking value-for-money in a residential community.
Risk profile: Moderate – subject to broader JVC supply trends, but without indications of heavy speculative off-plan pressure in this tower (our sample shows 100% ready stock).

This scenario suits investors targeting stable cash flow over 5–7+ years, with exit flexibility via resale to either new investors or end-users.

2. Value-add investor

Strategy: Acquire a unit closer to the lower end of recent transaction prices (where available) and invest in targeted upgrades.
Goal: Lift achievable rent or resale price per square foot, narrowing the gap with the tower’s best-performing 1-beds that approached 800–890 AED/sq ft in recent deals from our sample.
Risk: Renovation cost overruns and tenant voids during works, partially mitigated by choosing cosmetic, fast-execution upgrades.

3. Selective short-stay approach

An investor might consider a hybrid strategy, using short-term stays during peak months and long-term leases otherwise. This is only feasible if:

Building management and community rules clearly allow licensed holiday home operations.
You partner with a professional operator who can manage occupancy, pricing, and guest quality in a predominantly residential building.

The upside is potentially higher gross yield in strong tourism periods, but with occupancy and operational risks that are structurally higher than in a pure long-term scenario. In a building like Mulberry 2, which does not exhibit the behaviour of a party or purely transient tower, the conservative assumption is that long-term rentals remain your anchor strategy, with short-term only as a supplementary or tactical approach for niche units and highly experienced operators.

On exit, the liquidity data (around 0.58 completed transactions per month for 1-beds in the last year in our sample and no apparent build-up of inventory) suggests that, if you price in line with recent evidence, you should be able to sell within a reasonable timeframe. This supports the case for capital preservation and an orderly exit rather than a forced sale scenario.

Summary and answers to common questions

Bringing everything together, is a 1-bedroom apartment in Mulberry 2 Dubai a good investment right now? Based on our analysed sample of 25 transactions since early 2023, Mulberry 2 offers:

Recent median purchase prices around AED 700,000 over the last 12 months.
A clear ready-only profile, with no off-plan stock in the analysed sample for this tower.
Steady, not speculative, transaction activity of roughly 0.58 1-bed deals per month in our dataset, without visible inventory overhang.
A residential, non-party character that supports stable long-term tenants rather than purely touristic turnover.

For a yield-focused investor who values stability and a predictable exit route, this combination is attractive. Long-term rental should be seen as the default strategy, with short-term or hybrid approaches considered only after confirming building policies and running a detailed feasibility analysis.

FAQ

Can I rely on these numbers as the full market picture?
No. All figures in this article are based on a defined sample of recorded transactions and pre-computed stats for Mulberry 2 and its surroundings. They represent a useful guide, not the entirety of the market.

What gross yield can I realistically target?
Using recent median prices around AED 700,000 and typical JVC rental ranges for comparable 1-beds, many investors would frame expectations around high single-digit gross yields, with exact figures depending on unit quality and leasing strategy.

Is Mulberry 2 suitable for a pure holiday-home strategy?
The building profile and price behaviour in our dataset suggest a predominantly residential tower. While a licensed holiday-home setup may be possible if regulations and building rules allow, it should be approached cautiously and treated as a higher-complexity strategy compared with straightforward annual leases.

Who is the ideal buyer for a 1-bedroom in Mulberry 2?
An investor seeking a balance of reasonable entry price, solid long-term rental demand, and manageable liquidity on exit, rather than an ultra-high-risk, speculative return profile.

If you are considering buying or selling a 1-bedroom apartment in Mulberry 2, Jumeirah Village Circle, a tailored analysis of your specific unit’s layout, size, and condition versus the latest transactions can refine these conclusions into a concrete investment plan.