JLT Apartment Prices and Yields by Cluster 2026

JLT is organised into 26 clusters labelled A through Z. Within a cluster, towers share a podium, parking, and lake-side positioning. Across clusters, pricing and yields vary by 30% to 60% based on lake-front status, walkability to JBR, walkability to Metro, and tower vintage.

This guide takes the most-traded clusters in JLT and maps them on consistent metrics: median 2025 sale price per sqft, gross yield by unit type, service charge, parking allocation, 2025 secondary transaction volume, and the practical investor profile each cluster fits. Per DLD registry and RERA service charge index, all numbers are Q1 2026.

Use this as a working comparison sheet. The right cluster depends on hold period, budget, target tenant, and walkability priorities. Past performance does not guarantee future returns.

Cluster A (Goldcrest Views 1, Goldcrest Views 2, Lake Allure): Northernmost cluster, closest to Marina. One-beds AED 1,500,000 to 1,950,000, two-beds AED 2,400,000 to 3,300,000. Median 2025 price AED 1,920 per sqft. Yields: studio 7.0%, one-bed 6.4%, two-bed 5.8%. Service charge AED 22 per sqft. 2025 transactions: 380. Profile: Marina-walkable, premium yield with appreciation.

Cluster X (Mag 214, Indigo Tower, V Tower): Next to Cluster A on the JBR side. Studios AED 720,000 to 920,000, one-beds AED 1,250,000 to 1,650,000. Median 2025 price AED 1,820 per sqft. Yields: studio 7.5%, one-bed 6.9%, two-bed 6.1%. Service charge AED 20 per sqft. 2025 transactions: 460. Profile: highest-yield JLT entry with Marina walkability.

Cluster Y (Park Heights JLT, Tamani Marina, Tiffany Tower): Northern cluster with mature landscaping. One-beds AED 1,400,000 to 1,800,000, two-beds AED 2,300,000 to 3,000,000. Median 2025 price AED 1,780 per sqft. Yields: one-bed 6.6%, two-bed 6.0%. Service charge AED 19 per sqft. 2025 transactions: 320. Profile: balanced mid-tier with Marina access.

Cluster Z (MBL Royal, Madina Tower): Newer Tier 1 cluster, MBL Royal handed over 2024. One-beds AED 1,650,000 to 2,100,000, two-beds AED 2,700,000 to 3,600,000. Median 2025 price AED 1,980 per sqft. Yields: one-bed 6.4%, two-bed 5.7%. Service charge AED 24 per sqft. 2025 transactions: 280. Profile: newest Tier 1 stock, premium finishes.

Cluster J (Lake View Tower, Lake Terrace): Direct lake views, mature 2010-2012 vintage. One-beds AED 1,200,000 to 1,550,000, two-beds AED 1,950,000 to 2,650,000. Median 2025 price AED 1,580 per sqft. Yields: one-bed 6.8%, two-bed 6.1%. Service charge AED 18 per sqft. 2025 transactions: 380. Profile: lake views with strong yield.

Cluster K (Almas Tower, Saba Tower 1): Almas Tower is the tallest in JLT (363m). One-beds AED 1,250,000 to 1,650,000, two-beds AED 2,000,000 to 2,800,000. Median 2025 price AED 1,620 per sqft. Yields: one-bed 6.7%, two-bed 5.9%. Service charge AED 20 per sqft. 2025 transactions: 320. Profile: landmark address with mid-tier yield.

Cluster L (Concorde Tower, Wind Tower 1, Wind Tower 2): Mid-cluster lake-front. One-beds AED 1,150,000 to 1,500,000, two-beds AED 1,850,000 to 2,500,000. Median 2025 price AED 1,540 per sqft. Yields: one-bed 6.9%, two-bed 6.2%. Service charge AED 17 per sqft. 2025 transactions: 290. Profile: yield-led lake-front.

Cluster T (Bonnington-adjacent, MAG 218, Saba Tower 3): Eastern lake-front cluster, near DMCC Metro. One-beds AED 1,100,000 to 1,450,000, two-beds AED 1,800,000 to 2,400,000. Median 2025 price AED 1,500 per sqft. Yields: one-bed 7.0%, two-bed 6.3%. Service charge AED 17 per sqft. 2025 transactions: 410. Profile: highest-yield mid-tier with DMCC walkability.

These ten clusters sit between the lake-front belt and the outer perimeter. Pricing is consistent across the band at AED 1,300 to 1,700 per sqft.

Cluster F (Lake Terrace, Madina Tower): Inner cluster with partial lake views. One-beds AED 1,050,000 to 1,400,000, two-beds AED 1,750,000 to 2,300,000. Yields: one-bed 6.9%, two-bed 6.2%. Service charge AED 16 per sqft. 2025 transactions: 240.

Cluster G, H (Goldcrest Executive, Saba Tower 2): Inland clusters with strong rental absorption. One-beds AED 1,000,000 to 1,350,000, two-beds AED 1,650,000 to 2,200,000. Yields: one-bed 7.0%, two-bed 6.3%. Service charge AED 15 per sqft. Combined 2025 transactions: 380.

Cluster N, O, P (V Tower, Lake City Tower, Goldcrest Dreams): Mid-band inland. One-beds AED 950,000 to 1,300,000, two-beds AED 1,600,000 to 2,150,000. Yields: one-bed 7.1%, two-bed 6.4%. Service charge AED 14 per sqft. Combined 2025 transactions: 460.

Cluster B, C, D, E (Diamond Towers, JBC towers): Inland mid-band. Pricing AED 1,300 to 1,600 per sqft. Yields: one-bed 6.8% to 7.0%. Service charge AED 14-16 per sqft. Combined 2025 transactions: 540.

These six clusters sit at the southern and western perimeter, furthest from Marina. Pricing is the lowest in JLT at AED 1,100 to 1,500 per sqft.

Cluster Q, R, S (ICON Tower 1, ICON Tower 2, Reef Tower): Southern outer perimeter. One-beds AED 850,000 to 1,150,000, two-beds AED 1,400,000 to 1,900,000. Yields: studio 7.5%, one-bed 7.2%, two-bed 6.5%. Service charge AED 13 per sqft. Combined 2025 transactions: 480. Profile: highest-yield JLT entry, lowest pricing.

Cluster U, V, W (Tiffany Tower, MAG 218 mid-tier, Wind Tower): Western outer perimeter. One-beds AED 900,000 to 1,200,000, two-beds AED 1,500,000 to 2,000,000. Yields: one-bed 7.0%, two-bed 6.3%. Service charge AED 14 per sqft. Combined 2025 transactions: 420.

Marina-walkability priority, AED 1.5 to 3 million: Cluster A or X. Walking to JBR Beach in 18 to 25 minutes, premium yield with capital appreciation upside. Cluster X (Mag 214) is the value pick for walkability with maximum yield.

Lake-front views, AED 1.2 to 2.5 million: Cluster J, K, L, or T. Direct lake views, mature landscaping, balanced yield-to-appreciation. Cluster T has DMCC Metro walkability advantage.

Yield-led entry, sub-AED 1 million: Cluster Q, R, S, U, V, or W. Studios at AED 720,000 to AED 950,000, one-beds at AED 850,000 to AED 1,200,000. Highest gross yields in JLT, lowest entry. Trade-off is no Marina or lake walkability.

DMCC corporate let target: Cluster T or X. Walking distance to DMCC Authority offices and to DMCC Metro. Strong employer-paid tenant base.

Newest finishes, AED 1.7 to 3 million: Cluster Z (MBL Royal) or recent 2024-2025 launches. Premium finishes, lower yield, capital appreciation focus.

Service charge variance is meaningful. Outer clusters (Q-W) at AED 13-14 per sqft are roughly 35% below premium clusters (A, Z) at AED 22-24. Pull RERA service charge index for the specific tower before pricing.

Master community fee applies in addition to tower service charge. AED 1.50 to 3.50 per sqft per year, charged separately by DMCC. On a 1,000 sqft two-bed, the additional fee is AED 1,500 to 3,500 per year.

Parking allocation per unit varies. Older 2008-2010 stock (clusters W, X, Y, Z, A inner) allocates one parking space regardless of bedroom count. Two-bed and three-bed rental ceilings face AED 6,000 to AED 12,000 compression with single parking.

Office floor mix in mixed-use towers. Most JLT towers have 2 to 4 office floors at the podium level. Confirm the residential vs commercial split in tower governance to understand shared facility cost allocation.

Ongoing podium refurbishment in older clusters. Some 2008-2010 clusters (Q, R, V) have imposed special assessments for podium retail and lake-side landscape repairs. Review master community AGM minutes and special levy history.

Oliva lists JLT apartments cluster-by-cluster with verified service charge data, master community fee breakdown, parking allocation, 2025 transaction volume, walkability score, and an Oliva Score that compares each unit against cluster median and zone median. Title verification, escrow, and post-purchase rental management are handled in-house.