#1 by matching listings
Rahul Manuja
Agency not supplied by feed
31% of observed sale portfolio here
AED 5.4M–6.3M
Mirdif
mixed community
AED 1,093/sqft
Buyer read
A balanced buyer case without one dominant signal
2-bed homes have a median sale price of AED 1.87M. 29% of recent sales are off-plan, while market activity ranks above average. The downside profile is moderate, based on 3 of 5 available inputs.
Entry unit
AED 1.87M
2-bed median · 2026 YTD
Recent sale mix
29% off-plan
Moderate supply-pressure proxy
Market activity
Above average
Relative to Dubai communities
Downside profile
Moderate
3 of 5 risk inputs available
Auto-derived stats. This community's figures were synthesised from the DLD per-slug feeds in this refresh cycle rather than hand-curated; rental yield uses an 800-sqft unit-size proxy until building-level data lands.
Median PSF
AED 1,093
All types
YoY change
+17.7%
5-yr sales
1,666
DLD transactions
Gross yield
4.3%
Ejari, last 12m
DLD records through September 2026FreshYieldFreshForecastFresh
DUBUY VERDICT
Outdoor access is the lifestyle edge
Mirdif offers mapped amenity coverage is still limited with public-transport coverage is unscored. The mapped inventory covers 0 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
—
Outdoor access
80/100
Transit
—
Mapped venues
0
Dining
—
Shopping
—
Health
—
Nightlife
—
DUBUY VERDICT
Reset expectations niche pick only
Both yield and 3-year capital growth sit below median. Reasons to buy here exist — specific schools, family ties, lifestyle — but the headline investment case is weak.
YoY change
+17.7%
3-yr growth
+10%
Gross yield
4.3%
5yr volume
1,666
Median PSF
AED 1,093
All types
YoY change
+17.7%
5-yr sales
1,666
DLD transactions
Gross yield
4.3%
Ejari, last 12m
Mirdif is a mixed apartment-and-villa community in Dubai with 1,666 transactions on record over the last five years. Median price per square foot sits at AED 1,093, up 17.7% year-on-year, outperforming the city-wide 6.3% 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 Mirdif median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 2.17M
Down payment25% · AED 543K
Monthly payment
AED 9K
Loan AED 1.63M · 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.
Explore property types:
PROPERTY CATALOGUE
Homes in Mirdif
Mirdif is led by apartments, with 6 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
1,163 sqft
Community median
Named homes
6
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, 5 B/R, 7 B/R
410–1,964 sqft
Hotel apartments
Studio, 1 B/R
348–972 sqft
Villas
3 B/R, 4 B/R, 5 B/R
Not published
Includes Uptown Mirdif, MIRDIF HILLS- AL MULTAQA AVENUE, MIRDIF HILLS- NASAYEM AVENUE and 3 more.
Explore all homesMarket temperature & historical discussion for Mirdif
Archived discussion themes: Praised for overall excellent residential location with strong living quality. Criticised for flight-path noise audible on higher floors facing runway.
Market temperatureAbove average58th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-25
Historical discussion
Top 5%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 46 on-topic mentions · latest item Jul 20, 2026 · last scored 2026-07-21
Discussion trend
—
Need 2 more quarters
Mostly discussed by
residents
59% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.2 to +0.2); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2026 to Q3 2026 moved from 0.12 to 0.10. Based on 46 mentions across 2 quarters.
What people praise
- +Overall excellent residential location with strong living quality×2
- +AC costs included in DEWA bill, no separate cooling charges×2
- +Ghoroob is a strong choice for apartment seekers×2
- +Peaceful residential setting away from high-rise congestion×1
- +Excellent sports facilities including ice rink nearby×1
What people criticise
- −Flight-path noise audible on higher floors facing runway×3
- −Apartment units tend to have limited space×2
- −Severe traffic congestion during peak hours×2
- −Heavy traffic from Sharjah spillover affects all directions×1
- −Flight path noise makes outdoor conversations difficult×1
Who's talking
Residents 59%Considering a move 28%Agents / brokers 13%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 46 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 20, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
Mirdif is outperforming Dubai's current 6.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+17.7%
3-yr growth
+10%
12m sales
237
Forecast
low
Current PSF
AED 1,021
6-month forecast
+3.7%
Forecast range
921–1,197
AED per sqft
Confidence
Low
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Mirdif is led by apartments, with 6 named developments and home types available to research.
Named profiles
6
Primary stock
Mixed
Agent evidence
Available
Off-plan mix
29%
Named profiles
6
complete catalogue
Primary stock
Mixed
0% of observed mix
12m sales
237
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
No single downside signal dominates
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is moderate with 3 of 5 composite inputs available.
Supply pressure
moderate
Downside
Moderate
Forecast confidence
low
Mapped greenery
Unavailable
Off-plan share
29%
Recent ready/off-plan sales
Supply pressure
Moderate
237 sales sampled
Downside profile
Moderate
3 of 5 inputs
Forecast confidence
Low
Scenario confidence
Market Context
Dubai Property Index
153.7
+6.3% YoY (citywide DLD)
This Area vs Market
Outperforming
+17.7% vs +6.3%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. Mirdif is growing faster than the citywide average, indicating strong local demand.
Schools nearby
8 schools · US · UK · Other · …
KHDA inspector notes
“Students’ outcomes in the KG and Elementary as a result of effective teaching, learning and use of assessment.”
“The health and safety and the pastoral care and support for students”
School fee inflation
Index normalised to 100 in 2014. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
Uptown International School (Br. of Taaleem Management LLC)
IB · ECC (0-1) - GRADE 12 · AED 72K/yr · Selective entry
Very goodDS 86/100
American Academy for Girls
US · Pre primary - GRADE 12 · AED 59K/yr · Selective entry
GoodDS 70/100
Chinese School Dubai
Other · GRADE 1 - GRADE 9 · AED 30K/yr · Selective entry
GoodDS 66/100
Star International School (Branch)
UK · FS 1 - YEAR 13 · AED 53K/yr · Selective entry
GoodDS 71/100
Arab Unity School L.L.C
UK · FS 2 - YEAR 13 · AED 8K/yr · Moderate entry
AcceptableDS 72/100
KHDA-licensed nurseries nearby(9 within range)
Chubby Cheeks Early Learning Center (Branch) - Uptown Mirdif0.1 km
Super Kids Nursery0.1 km
CHUBBY CHEEKS EARLY LEARNING CENTER BRANCH0.4 km
Step By Step Nursery Branch0.5 km
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Transport & Lifestyle
Outdoor access score
80/100
Based on the known parks, cycle tracks and local-access inventory; not pedestrian routing
Cycle Track
Parks & Recreation
Mushrif Park
Equestrian center • World Village • Swimming pool • Train ride
Travel times from Mirdif
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Mirdif City Centre
1.2 km
15 min
walk
5 min
peak
3 min
off-peak
Mediclinic Mirdif
1.2 km
15 min
walk
5 min
peak
3 min
off-peak
Mushrif Park
5 km
10 min
peak
7 min
off-peak
GGICO Metro
6 km
10 min
peak
7 min
off-peak
AIR
Dubai Airport T3
8 km
12 min
peak
8 min
off-peak
Dubai Festival City
10 km
15 min
peak
10 min
off-peak
Dubai Mall
18 km
25 min
peak
18 min
off-peak
Walkable Destinations
Mirdif City Centre(15 min)Mediclinic Mirdif(15 min)
What's Reachable by Car
10 min drive
Mirdif City CentreMushrif ParkDubai AirportAl Warqa
15 min drive
Silicon OasisFestival CityRashidiyaInternational City
30 min drive
Downtown DubaiDIFCBusiness BayDeira
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Mirdif
Parks & Beaches
Mushrif Park
Mirdif
Equestrian centerWorld VillageSwimming poolTrain rideBBQ areas
Cycling Infrastructure
Mushrif Track
9 segments • RTA Certified
Airport access
Drive times from Mirdif to Dubai airports
DXBNearest
Dubai International
7.2 km
Off-peak9 min
Normal11 min
Peak hour21 min
Via Dubai-Al Ain Road (E66) or direct via Airport Road
~1 Salik toll gate
DWCFuture Hub
Al Maktoum International
44.3 km
Off-peak53 min
Normal1h 11m
Peak hour2h 7m
Via Emirates Road (E611) → Expo Road
~2 Salik toll gates
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
116.8 km
Off-peak2h 20m
Normal3h 7m
Peak hour5h 36m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsStable outlook
Area Outlook
Established community with mature infrastructure. No major new developments announced, indicating a settled neighborhood.
No major new developments announced for this area.
This indicates a mature, established community.
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Observed listing specialists
Agents with real choice in Mirdif
7 matching sale adverts across 4 agents. Ranked by unique listings, not paid placement or a claim of service quality.
4
View agent
#2 by matching listings
Sviatlana Khodan
Agency not supplied by feed
100% of observed sale portfolio here
AED 2.8M
#3 by matching listings
Svitlana Gozhulenko
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.5M
Observed 21 Sept 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
Active listings in Mirdif
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 Mirdif
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
28
Minimum release
4 runs
Audit sample
0
State
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices rose 3.6% while sales fell 10% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,075
Q2 2026
3m price change
+3.6%
vs prior completed quarter
Quarter sales
43
Q2 2026
3m sales change
-10.4%
vs prior completed quarter
1,146915683
Sales
23Q324Q225Q226Q2
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 1,002/sqft
1,580 sales
Off-plan (developer)
AED 1,350/sqft
132 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 617K | 1,204 | 130 |
| 1 B/R | AED 1.16M | 1,238 | 230 |
| 2 B/R | AED 1.68M | 1,157 | 533 |
| 3 B/R | AED 2.43M | 1,024 | 339 |
| 4 B/R | AED 3.53M | 1,021 | 131 |
Ejari rental contracts
Government-filed · 84,617 contracts
+12%2020–2026
AED 80K
AED 80K
AED 78K
AED 82K
AED 88K
AED 90K
AED 90K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q3 · 8 quarters of data
+3.7%over 6mo
AED 1,021/sqft → AED 1,059/sqft
Range AED 921 – 1,197· +2.3 pp vs Dubai forecast (+1.4%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
29% off-plan share — moderate incoming supply
Discussion momentum
Historical discussion trend +0.00 over last 4q (dated 2021–2026 Reddit archive, n=46)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
1.9yuntil buying beats renting
Buying breaks even in ~1.9 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Mirdif
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
4.3%
-1.6 pp vs Dubai median
By bedroom type
Studiohigh
6.8%
AED 42K/yr ÷ AED 617K
1 B/Rhigh
4.5%
AED 52K/yr ÷ AED 1.16M
2 B/Rhigh
4.2%
AED 70K/yr ÷ AED 1.68M
3 B/Rhigh
4.3%
AED 105K/yr ÷ AED 2.43M
4 B/Rhigh
3.7%
AED 130K/yr ÷ AED 3.53M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
Mortgage LTV
Median loan-to-value · DLD-registered mortgages
60.1%
-7.9 pp vs Dubai
Avg LTV
60.1%
2026Q3
Sample
28
financed sales
Trend (3y)
-10.0 pp
12 quarters
LTV trend (last 12 quarters)
2023Q4 · 70%2026Q3 · 60%
Building-level LTV
NASAYEM AVENUE 2
AED 1.12M loan ÷ AED 1.66M sale · 19 financed
JANAYEN AVENUE 2
AED 1.84M loan ÷ AED 3.44M sale · 19 financed
NASAYEM AVENUE 3
AED 1.44M loan ÷ AED 2.95M sale · 17 financed
NASAYEM AVENUE 1
AED 1.26M loan ÷ AED 1.80M sale · 15 financed
JANAYEN AVENUE
AED 1.16M loan ÷ AED 1.89M sale · 13 financed
Multaqa Avenue 3
AED 1.04M loan ÷ AED 1.39M sale · 12 financed
DLD-registered mortgages only — foreign / private-bank financing not captured. Sanity-bounded to LTV ∈ [20%, 100%]. Reasonable for trends, not absolute totals.
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
AED
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.
Offer guide
Build an opening reference for Mirdif
24 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,052. 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
-5.0%
6 months
-2.3%
1 year
-4.0%
2 years
-10.9%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 1,021 | 53 | -5.0% |
| 2026Q2 | AED 1,075 | 43 | +2.9% |
| 2026Q1 | AED 1,045 | 48 | -8.8% |
| 2025Q4 | AED 1,146 | 80 | +7.8% |
| 2025Q3 | AED 1,063 | 93 | +14.5% |
| 2025Q2 | AED 928 | 56 | +35.9% |
| 2025Q1 | AED 683 | 49 | -37.9% |
| 2024Q4 | AED 1,100 | 67 | -4.0% |
| 2024Q3 | AED 1,146 | 70 | +0.5% |
| 2024Q2 | AED 1,140 | 117 | -0.3% |
| 2024Q1 | AED 1,143 | 109 | -0.3% |
| 2023Q4 | AED 1,147 | 128 | +12.2% |
| 2023Q3 | AED 1,022 | 52 | +15.9% |
| 2023Q2 | AED 882 | 67 | -21.7% |
| 2023Q1 | AED 1,126 | 141 | +49.1% |
| 2022Q4 | AED 755 | 248 | -33.0% |
| 2022Q3 | AED 1,127 | 103 | +26.2% |
| 2022Q2 | AED 893 | 69 | -10.8% |
| 2022Q1 | AED 1,001 | 31 | +142.4% |
| 2021Q4 | AED 413 | 40 | -58.7% |
| 2021Q3 | AED 1,001 | 2 |
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Healthcare facilities1 facilities
Loading air quality data...
Land valuations (official)
Avg. Residential Land Value
AED 6,493/sqm
Based on 28 official government valuations
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Mirdif
22,199 Ejari contracts · DLD official data
Median annual rent
AED 90K
Registered Ejari contracts
Monthly equivalent
AED 7,500
Annual median divided by 12
Gross yield
4.1%
Before service charges and costs
New / renewed
5,436 / 16,763
Contract counts
Rent by Bedroom Type
6 Bedrooms
291 contracts
AED 187K/yr
AED 15,563/mo
studio Bedrooms
503 contracts
AED 42K/yr
AED 3,500/mo
1 Bedroom
4195 contracts
AED 52K/yr
AED 4,331/mo
2 Bedrooms
5897 contracts
AED 70K/yr
AED 5,857/mo
3 Bedrooms
6599 contracts
AED 105K/yr
AED 8,750/mo
4 Bedrooms
3689 contracts
AED 130K/yr
AED 10,833/mo
5 Bedrooms
1025 contracts
AED 145K/yr
AED 12,083/mo
Rental market by bedrooms
Studio/1BR
AED 51,975/yr(4195 contracts)
2 Bedrooms
AED 70,288/yr(5897 contracts)
3 Bedrooms
AED 105,000/yr(6599 contracts)
4 Bedrooms
AED 130,000/yr(3689 contracts)
5 Bedrooms
AED 145,000/yr(1025 contracts)
6 Bedrooms
AED 186,750/yr(291 contracts)
studio Bedrooms
AED 42,000/yr(503 contracts)
Source: DLD Ejari rental contracts
Off-plan risk
34/100
Moderate
Headline risk for Mirdif. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Mirdif's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Moderate fragility · 3/5 inputs
- •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 Mirdif
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Compare & explore
All guides & rankingsFrequently asked questions about Mirdif
What is the average property price in Mirdif?
The median property price in Mirdif is AED 2,172,433, with a median price per square foot of AED 1,093. Prices have changed +17.7% year-over-year as of September 2026.
What types of properties are available in Mirdif?
Mirdif is a mixed-use community with approximately 0% apartments and 0% villas. The most common property types include .
How is the real estate market performing in Mirdif?
Mirdif has seen 1,666 property transactions over the past 5 years. The current year-over-year price change is +17.7%, with 237 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
What healthcare facilities are in Mirdif?
Mirdif has access to 1 DHA-licensed healthcare facilities, including S I L SILKOR LASER COSMETIC CENTER.
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of September 2026.How we built this.