HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
mixed community
Part of the MBR City master plan, District 7 offers affordable apartments with parks and community amenities.
DUBUY VERDICT
Yield play if cashflow is the goal
Gross yield clears 7.5% — comfortably above the city median. Capital growth has been modest; this is a hold-for-income market, not a flip-for-capital market.
YoY change
+39.4%
3-yr growth
+25%
Gross yield
7.5%
5yr volume
2,557
Median PSF
AED 1,988
All types
YoY change
+39.4%
3-yr growth
+25%
PSF growth to 2026
Gross yield
7.5%
Ejari, last 12m
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is a mixed apartment-and-villa community in Dubai with 2,557 transactions on record over the last five years. Median price per square foot sits at AED 1,988, up 39.4% year-on-year, outperforming the city-wide 13.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 13K
Loan AED 2.32M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
What residents say about HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Praised for multiple one-bedroom options available for both rent and sale. Criticised for rents and property prices have increased significantly recently.
Resident sentiment
Top 15%
vs all tracked Dubai communities
“Attractive family-friendly atmosphere with strong community bonds”
“Developer built identical cheaper project nearby, harming earlier investors' value”
Reddit r/dubai, r/UAE, r/expats · 41 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- resale70%
- investment61%
- family friendly39%
- commute39%
- community35%
Sentiment trend
—
No quarterly data yet
Mostly discussed by
people considering a move
42% of mentions
What people praise
- +Multiple one-bedroom options available for both rent and sale×2
- +Qualifies for Golden Visa investment requirements×2
- +Attractive family-friendly atmosphere with strong community bonds×1
- +Quality green spaces and parks supporting active lifestyle×1
- +Good schools and modern amenities in area×1
What people criticise
- −Rents and property prices have increased significantly recently×2
- −Developer built identical cheaper project nearby, harming earlier investors' value×1
- −One-bedroom units lost capital appreciation potential due to newer competition×1
- −Poorly strategized project launches created buyer regret and missed opportunities×1
- −New bus route has only one vehicle with hourly intervals×1
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Attractive family-friendly atmosphere with strong community bonds”
“Enclosed dog parks allow off-leash running for pets”
“Rental prices within budget range available”
“Developer built identical cheaper project nearby, harming earlier investors' value”
“New bus route has only one vehicle with hourly intervals”
“Villa prices increased 30% in just 4 months, making purchases unaffordable”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 41 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is growing faster than the citywide average, indicating strong local demand.
Nearby schools17 schools
View on DubaiSchools.ai0
7
5
100/100
Rashid and Latifa School
Dewvale School L.L.C
Bilingual French International School L.L.C-FZ
Hartland International School - FZ
North London Collegiate School Middle East L.L.C - FZ
GEMS Wellington Academy Al Khail L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Amenities within 2.5km walking distance • 12 total outlets near HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7• Click a category to explore
Almost All Errands Require a Car
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Nearby Landmarks & Transport
Based on DLD transaction records for properties in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Metro Stations
Khalid Bin Al Waleed Metro
Nearest
BurJuman Metro
Baniyas Square Metro
Shopping Malls
BurJuman Centre
Nearest
Al Ghurair Centre
City Centre Deira
Landmarks
Gold Souk
Nearest
Dubai Frame
Museum of the Future
Travel times from HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Active listings in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 620K | 1,478 | 1,156 |
| 1 B/R | AED 1.48M | 2,063 | 10,430 |
| 2 B/R | AED 2.22M | 2,000 | 9,965 |
| 3 B/R | AED 3.24M | 1,702 | 4,734 |
| 4 B/R | AED 2.98M | 984 | 2,049 |
| 5 B/R | AED 3.50M | 1,086 | 576 |
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 1,813/sqft → AED 1,962/sqft
Range AED 1,707 – 2,217· +3.5 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
77% off-plan share — high incoming supply
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Years until buying beats renting · 25% down · 4% nominal growth
Buying breaks even in ~1.1 years — strong investment case
Median price
AED 3.09M
Annual rent
AED 232K
7.5% gross yield
Net @ 5y vs renting
+AED 992K
Net @ 10y vs renting
+AED 2.65M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.3 pp vs Dubai median
By bedroom type
AED 56K/yr ÷ AED 620K
AED 90K/yr ÷ AED 1.48M
AED 150K/yr ÷ AED 2.22M
AED 250K/yr ÷ AED 3.24M
AED 300K/yr ÷ AED 2.98M
AED 393K/yr ÷ AED 3.50M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-25.5%
6 months
-31.0%
1 year
+3.3%
2 years
+29.1%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 1,910 | 5 | +5.4% |
| 2025Q4 | AED 1,813 | 44 | -25.5% |
| 2025Q3 | AED 2,434 | 100 | -7.3% |
| 2025Q2 | AED 2,626 | 281 | +36.8% |
| 2025Q1 | AED 1,920 | 168 | +9.4% |
| 2024Q4 | AED 1,755 | 91 | -4.7% |
| 2024Q3 | AED 1,842 | 54 | +2.5% |
| 2024Q2 | AED 1,797 | 45 | +14.7% |
| 2024Q1 | AED 1,567 | 48 | +11.6% |
| 2023Q4 | AED 1,404 | 70 | -1.6% |
| 2023Q3 | AED 1,427 | 35 | +2.6% |
| 2023Q2 | AED 1,391 | 37 | -4.6% |
| 2023Q1 | AED 1,458 | 71 |
Property Mix
By Type
Room Distribution
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsReal Estate Agents in Dubai
DLD-licensed agents • 39,463 registered brokers from 12,135 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
8,858 Ejari contracts · DLD official data
Median Annual Rent
AED 140K
Monthly Equivalent
AED 11,667
Gross Yield
4.5%
New vs Renewed
5,360 new
3,498 renewed
Rent by Bedroom Type
6 Bedrooms
64 contracts
AED 1861K/yr
AED 155,067/mo
studio Bedrooms
667 contracts
AED 56K/yr
AED 4,667/mo
1 Bedroom
2889 contracts
AED 90K/yr
AED 7,541/mo
2 Bedrooms
2408 contracts
AED 150K/yr
AED 12,500/mo
3 Bedrooms
1421 contracts
AED 250K/yr
AED 20,833/mo
4 Bedrooms
1033 contracts
AED 300K/yr
AED 25,000/mo
5 Bedrooms
376 contracts
AED 393K/yr
AED 32,750/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Average
AED 20/sqft
Source: RERA / DLD (2025)
Off-plan projects in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
21 registered with DLD
Palace Residences Hillside B
DUBAI HILLS ESTATE L.L.C
Bassment + Ground Floor + Podum + 1Residential Building + 5Townhouses G+ 1 Tower: B + G + P + 18 floors, 282 Residential Units Townhouses: 5 Residential Units
Palace Residences Dubai Hills Estate
Park Lane
MAG EYE Phase 1
Vida Residences Club Point
Address Residences l Dubai Hills Estate
Rosehill
PARK RIDGE
Club Place
Socio
+ 11 more projects registered with DLD
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| Studio | ~42 sqm | AED 899K | AED 53K | 9% | 7.6% |
| 1 B/R | ~68 sqm | AED 1455K | AED 79K | 8.3% | 7.1% |
| 2 B/R | ~98 sqm | AED 2097K | AED 105K | 7.4% | 6.3% |
Pro feature
See which bedroom type gives the best yield in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Try Pro free for 7 daysOff-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Per-building projection
97 buildings · ≥40 sales eachWithin HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
399 Hills Park B
+24.1%±7.5pp- Building PSF
- AED 2,150/sqft
- vs community
- -13.1%
- 36m horizon
- Calibrated
- •Market-behavior sentiment trending negative
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, sentiment proxy, and off-plan share. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
Watch HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
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Data updated June 2026 · DLD Official Records
Highlights
Frequently asked questions about HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
What is the average property price in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7?
The median property price in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is AED 3,089,090, with a median price per square foot of AED 1,988. Prices have changed +39.4% year-over-year as of March 2026.
What types of properties are available in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7?
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is a mixed-use community with approximately 54% apartments and 41% villas. The most common property types include Flat (1,391), Villa (1,051).
How is the real estate market performing in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7?
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 has seen 2,557 property transactions over the past 5 years. The current year-over-year price change is +39.4%, with 836 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of March 2026.How we built this.