Shams 2
Jumeirah Beach Residence (JBR), Dubai · 42 floors
138 advertisements are live in Shams 2 — 66 for sale and 72 to rent. Sellers ask a median of 1,636 AED per square foot. The Dubai Land Department registered 12 sales here in the last twelve months at a median of 1,611 AED per square foot — what buyers actually paid, beside what is being asked today. 56 Ejari tenancy contracts put registered rent at 109 AED per square foot per year.
Advertised now
138
66 for sale · 72 to rent
Asking AED/sqft
1,636
median of the sale listings
Registered AED/sqft
1,611
12 DLD sales, to September 2026
Registered rent AED/sqft/yr
109
56 Ejari contracts
What each third of the tower asks
A high floor in a 42-storey building is a range, not a word.
| Band | Floors | Advertised | Asking AED/sqft |
|---|---|---|---|
| high | 29–42 | 14 | 2,172 |
| mid | 15–28 | 18 | 1,793 |
| low | 1–14 | 39 | 1,588 |
What the register recorded, month by month
Median registered price per square foot, by the month the sale was registered. A month with no sale is absent rather than zero — a building sells a handful of flats a year, and a line drawn to the axis on a quiet month reads as a collapse.
| Month | Registered sales | Median AED/sqft |
|---|---|---|
| 2025-08 | 2 | 1,746 |
| 2025-09 | 2 | 1,804 |
| 2025-10 | 3 | 1,784 |
| 2025-11 | 3 | 1,557 |
| 2026-02 | 1 | 1,665 |
| 2026-03 | 1 | 1,862 |
| 2026-04 | 1 | 1,391 |
| 2026-09 | 2 | 1,309 |
The last registered sales
Each with its own date, because the register lags. These are prices buyers paid, not asking prices — and they carry no unit number: which flat sold is not ours to publish.
- 2026-09-02AED 1,850,0001,398/sqft2 BR
- 2026-09-01AED 2,430,0001,221/sqft3 BR
- 2026-04-29AED 1,792,9351,391/sqft2 BR
- 2026-03-11AED 2,400,0001,862/sqft2 BR
- 2026-02-02AED 2,100,0001,665/sqft1 BR · low floor
- 2025-11-24AED 8,740,0001,557/sqft4 BR · high floor
- 2025-11-18AED 2,600,0001,329/sqft3 BR · mid floor
- 2025-11-06AED 2,500,0001,940/sqft2 BR · high floor
- 2025-10-30AED 2,500,0001,940/sqft2 BR · high floor
- 2025-10-24AED 2,300,0001,784/sqft2 BR · high floor
Registered sales by segment
Room count against the third of the tower, over twelve months. A sale the register did not place on a floor is counted apart rather than folded into the low band.
| Rooms | Band | Sales | AED/sqft |
|---|---|---|---|
| 2 | no floor | 3 | 1,398 |
| 2 | high | 3 | 1,940 |
| 3 | mid | 2 | 1,329 |
| 1 | low | 1 | 1,665 |
| 2 | mid | 1 | 1,824 |
| 4 | high | 1 | 1,557 |
| 3 | no floor | 1 | 1,221 |
Registered tenancies by segment
Ejari contracts, per square foot per year — what tenants signed, not what landlords are asking.
| Rooms | Band | Contracts | AED/sqft/yr |
|---|---|---|---|
| 2 | high | 17 | 109 |
| 2 | mid | 14 | 99 |
| 2 | low | 8 | 111 |
| 3 | low | 8 | 91 |
| 3 | mid | 5 | 87 |
| 1 | low | 2 | 79 |
| 1 | high | 1 | 112 |
| 4 | high | 1 | 107 |
Questions about Shams 2
- How many flats are for sale in Shams 2?
- 66 of the 138 advertisements we currently hold in Shams 2 are for sale, and 72 are to rent. The same flat can be advertised by several agencies, so the number of distinct flats is lower.
- What does Shams 2 cost per square foot?
- Sellers are asking a median of 1,636 AED per square foot across the sale listings in Shams 2. That is what is being asked today, not what buyers have paid.
- What has actually sold in Shams 2?
- 12 sales were registered with the Dubai Land Department in the twelve months to September 2026, at a median of 1,611 AED per square foot, which puts today's asking prices 1.5% above the last recorded prices.
- What does a flat in Shams 2 rent for?
- 56 tenancy contracts registered with Ejari have a median of 109 AED per square foot per year.
- How many floors does Shams 2 have?
- The listings report 42 floors. Floors 29 to 42 are its top third, and they hold 14 of the advertisements.
- How much does a flat in Shams 2 cost?
- Asking prices on the sale listings run from AED 2M to AED 3.60M. That is the range of what is being asked in the building right now, not an estimate of what a particular flat is worth.
- Is a high floor in Shams 2 worth more?
- Floors 29–42 ask a median of 2,172 AED per square foot against 1,588 on floors 1–14 — 36.8% more. Both are asking prices, and the gap is what sellers believe the view is worth rather than what a buyer paid for it.
- What yield does Shams 2 give?
- Registered rent of 109 AED per square foot per year against today's asking 1,636 AED per square foot is a gross yield of 6.6%. Gross means before service charge, agency fee, vacancy and everything else a real return subtracts.
- When was the last sale registered in Shams 2?
- The most recent registration we hold is dated September 2026 at AED 1.85M (1,398 AED per sqft) for a 2-bedroom flat. The register lags the market by weeks, so this is the newest fact rather than today's price.
- What layouts does Shams 2 have?
- The advertisements in Shams 2 cover 1-bedroom flats, 2-bedroom flats, 3-bedroom flats.
Other buildings in Jumeirah Beach Residence (JBR)
About Jumeirah Beach Residence (JBR)
What it is like to live in Jumeirah Beach Residence (JBR) — schools, commute, what the area is known for — is a different question from what this tower costs, and it has its own page.
Read the Jumeirah Beach Residence (JBR) property guideWhich flat, on which floor, and who is selling it
This page is about the building. The unit numbers, the floor each listing is on, the agency behind it and our valuation of every flat are in the Refty workspace.
Open Shams 2 in Refty