HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
mixed community
Buyer read
The buyer case comes with higher downside risk
Studios have a median sale price of AED 790K. 2% of recent sales are off-plan, while market activity ranks bottom 30%. The downside profile is elevated, based on 2 of 5 available inputs.
AED 790K
Studio median · 2026 YTD
2% off-plan
Low supply-pressure proxy
Bottom 30%
Relative to Dubai communities
Elevated
2 of 5 risk inputs available
Part of the MBR City master plan, District 7 offers affordable apartments with parks and community amenities.
Median PSF
AED 2,370
All types
YoY change
+3.8%
5-yr sales
4,308
DLD transactions
Gross yield
6.7%
Ejari, last 12m
DUBUY VERDICT
Convenience varies by pocket
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 offers a car-dependent daily routine with public-transport coverage is unscored. The mapped inventory covers 18 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
34/100
Outdoor access
—
Transit
—
Mapped venues
18
Dining
2/100
7 mapped
Shopping
2/100
4 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Solid all-rounder no standout signal
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 sits near the median on every key metric. Liquidity is deep; returns are mid-pack — a reasonable place, no obvious edge.
YoY change
+3.8%
3-yr growth
+21%
Gross yield
6.7%
5yr volume
4,308
Median PSF
AED 2,370
All types
YoY change
+3.8%
5-yr sales
4,308
DLD transactions
Gross yield
6.7%
Ejari, last 12m
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is a mixed apartment-and-villa community in Dubai with 4,308 transactions on record over the last five years. Median price per square foot sits at AED 2,370, up 3.8% year-on-year, tracking below the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
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 49K
Loan AED 8.85M · 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.
PROPERTY CATALOGUE
Homes in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is led by apartments, with 14 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
796 sqft
Community median
Named homes
14
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R
400–2,263 sqft
Villas
Bedroom mix not published
Not published
Includes MAG EYE Phase 1, Keturah Reserve, Club Villas at Dubai Hills and 11 more.
Explore all homesMarket temperature & historical discussion for HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Archived discussion themes: Praised for comprehensive amenities including pools, gyms, courts, and dining options. Criticised for rental costs extremely high with limited affordable family-friendly options.
Historical discussion
Top 15%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 75 on-topic mentions · latest item Jul 21, 2026 · last scored 2026-07-21
Discussion trend
—
Need 2 more quarters
Mostly discussed by
residents
40% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.1 to +0.1); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2026 to Q3 2026 moved from -0.11 to -0.01. Based on 37 mentions across 2 quarters.
What people praise
- +Comprehensive amenities including pools, gyms, courts, and dining options×6
- +Good schools nearby with strong student-teacher ratios×2
- +Calm neighborhood with good connectivity to other areas×2
- +Good for those seeking quieter residential environment×2
- +Multiple one-bedroom options available for both rent and sale×2
What people criticise
- −Rental costs extremely high with limited affordable family-friendly options×6
- −Extreme utility bill spike in May despite moderate temperature increase×2
- −Potential building-wide efficiency or meter issues affecting residents×2
- −Service charges increase significantly, becoming less competitive×2
- −Villa prices increased 30% in just 4 months, making purchases unaffordable×1
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 75 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 21, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+3.8%
3-yr growth
+21%
12m sales
549
Forecast
medium
Current PSF
AED 1,991
6-month forecast
-2.5%
Forecast range
1,787–2,097
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is led by apartments, with 14 named developments and home types available to research.
Named profiles
14
Primary stock
Mixed
Agent evidence
Limited
Off-plan mix
2%
Named profiles
14
complete catalogue
Primary stock
Mixed
54% of observed mix
12m sales
549
DLD transactions
Agent evidence
Limited
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is elevated with 2 of 5 composite inputs available.
Supply pressure
low
Downside
Elevated
Forecast confidence
medium
Mapped greenery
Unavailable
Off-plan share
2%
Recent ready/off-plan sales
Supply pressure
Low
549 sales sampled
Downside profile
Elevated
2 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7 is growing more moderately, which may indicate better value opportunities.
Nearby schools16 schools
View on DubaiSchools.aiBilingual French International School L.L.C-FZ
Published fees: 2026-2027
Hartland International School - FZ
Published fees: 2026-2027
North London Collegiate School Middle East L.L.C - FZ
Published fees: 2026-2027
GEMS Wellington Academy Al Khail L.L.C
Published fees: 2026-2027
Credence High School L.L.C
Published fees: 2026-2027
GEMS Our Own Indian School
Published fees: 2026-2027
Available Curriculums
School locations and ratings from DubaiSchools.ai • Mapping recorded November 2026 • KHDA ratings checked 2026-11-01 • KHDA fee tables checked 2026-11-01
Local amenities
Mapped amenities within a 2.5km straight-line radius • 19 total outlets near HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Limited amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: October 2026
Transport & Lifestyle
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
Agent inventory status
No community-level agent inventory observed for HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
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.
30-DAY REPRICING
Collecting repricing evidence for HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 2.7% while sales rose 24% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 2,257
Q3 2026
3m price change
-2.7%
vs prior completed quarter
Quarter sales
510
Q3 2026
3m sales change
+24.1%
vs prior completed quarter
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 1,768/sqft
10,137 sales
Off-plan (developer)
AED 2,132/sqft
17,484 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 630K | 1,536 | 1,076 |
| 1 B/R | AED 1.53M | 2,127 | 9,696 |
| 2 B/R | AED 2.32M | 2,093 | 8,920 |
| 3 B/R | AED 3.54M | 2,075 | 3,740 |
| 4 B/R | AED 4.00M | 1,290 | 1,091 |
| 5 B/R | AED 4.10M | 1,279 | 294 |
Ejari rental records
Government-filed · 36,246 rental records
6-month forecast
From 2026Q4 · 8 quarters of data
AED 1,991/sqft → AED 1,942/sqft
Range AED 1,787 – 2,097· -2.8 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
2% off-plan share — low incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.2 years — strong investment case
See the year-by-year buy-vs-rent cashflow for HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+1.0 pp vs Dubai median
By bedroom type
AED 55K/yr ÷ AED 630K
AED 90K/yr ÷ AED 1.53M
AED 145K/yr ÷ AED 2.32M
AED 245K/yr ÷ AED 3.54M
AED 290K/yr ÷ AED 4.00M
AED 430K/yr ÷ AED 4.10M
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
Indicative estimate from Ejari medians; verify the official DLD index.
Published increase bands (Decree 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% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Offer guide
Build an opening reference for HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
29 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,622. Add the asking price and internal area to scale the evidence to a home.
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
-10.7%
6 months
-12.1%
1 year
-14.0%
2 years
+4.8%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,991 | 32 | -10.7% |
| 2026Q3 | AED 2,230 | 87 | -1.6% |
| 2026Q2 | AED 2,266 | 100 | -9.0% |
| 2026Q1 | AED 2,491 | 226 | +7.6% |
| 2025Q4 | AED 2,316 | 152 | -0.9% |
| 2025Q3 | AED 2,338 | 211 | -9.3% |
| 2025Q2 | AED 2,578 | 358 | +27.2% |
| 2025Q1 | AED 2,027 | 258 | +6.7% |
| 2024Q4 | AED 1,900 | 214 | -0.2% |
| 2024Q3 | AED 1,903 | 179 | +5.3% |
| 2024Q2 | AED 1,808 | 144 | -5.0% |
| 2024Q1 | AED 1,903 | 235 | +12.3% |
| 2023Q4 | AED 1,695 | 172 | +9.1% |
| 2023Q3 | AED 1,553 | 159 | +4.2% |
| 2023Q2 | AED 1,491 | 200 | +2.7% |
| 2023Q1 | AED 1,452 | 231 | -5.7% |
| 2022Q4 | AED 1,540 | 332 | +22.1% |
| 2022Q3 | AED 1,261 | 176 | +1.1% |
| 2022Q2 | AED 1,247 | 299 | +6.6% |
| 2022Q1 | AED 1,170 | 342 | +3.4% |
| 2021Q4 | AED 1,132 | 201 |
Property Mix
By Type
Room Distribution
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsReal Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
Featured Agents
Registration details from the latest available Dubai Land Department broker export
Rental market in HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7
13,524 Ejari rental records · DLD official data
Median annual rent
AED 137K
Registered Ejari contracts
Monthly equivalent
AED 11,375
Annual median divided by 12
Gross yield
1.2%
Before service charges and costs
New / renewed
8,660 / 4,864
Record counts
Rent by Bedroom Type
6 Bedrooms
96 rental records
AED 2000K/yr
AED 166,667/mo
studio Bedrooms
919 rental records
AED 55K/yr
AED 4,583/mo
1 Bedroom
4386 rental records
AED 90K/yr
AED 7,500/mo
2 Bedrooms
3831 rental records
AED 145K/yr
AED 12,083/mo
3 Bedrooms
2171 rental records
AED 245K/yr
AED 20,417/mo
4 Bedrooms
1532 rental records
AED 290K/yr
AED 24,167/mo
5 Bedrooms
589 rental records
AED 430K/yr
AED 35,833/mo
Rental market by bedrooms
Source: DLD Ejari property rental records
Off-plan risk
29/100
Moderate
Headline risk for HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain HADAEQ SHEIKH MOHAMMED BIN RASHID - DISRICT 7's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •DLD market temperature trending negative
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. 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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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 11,800,000, with a median price per square foot of AED 2,370. Prices have changed +3.8% year-over-year as of November 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 4,308 property transactions over the past 5 years. The current year-over-year price change is +3.8%, with 549 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 property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.