Mirdif
mixed community
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
+26.1%
3-yr growth
+2%
Gross yield
4.4%
5yr volume
1,825
Median PSF
AED 614
All types
YoY change
+26.1%
3-yr growth
+2%
PSF growth to 2026
Gross yield
4.4%
Ejari, last 12m
Mirdif is a mixed apartment-and-villa community in Dubai with 1,825 transactions on record over the last five years. Median price per square foot sits at AED 614, up 26.1% 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 Mirdif median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 2K
Loan AED 368K · 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.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Mirdif is growing faster than the citywide average, indicating strong local demand.
Education Quality Overview
5
Schools nearby
64/100
Quality score
AED 39K
Avg annual fee
5,259
Total students
Available Curriculums
Source: KHDA School Ratings
Schools nearby
8 schools · US · UK · Other · …
Schools
8
US · UK…
Outstanding
1
KHDA top tier
Median fee
AED 40K
per year
DS Score
61/100
composite avg
KHDA inspector notes
“Students’ outcomes in the KG and Elementary as a result of effective teaching, learning and use of”
“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 · Pre Primary-G12 · AED 62K/yr · Selective entry
American Academy for Girls
US · Pre Primary-G12 · AED 58K/yr · Selective entry
Chinese School Dubai
Other · KG1-G8 · AED 30K/yr · Selective entry
Star International School (Branch)
UK · FS1-Y12 · AED 54K/yr · Selective entry
Dubai Modern Education School
US · KG1-G12 · AED 15K/yr · Moderate entry
KHDA-licensed nurseries nearby(10 within range)
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
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Parks & Recreation
Travel times from Mirdif
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Walkable Destinations
What's Reachable by Car
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Mirdif
Parks & Beaches
Cycling Infrastructure
Airport access
Drive times from Mirdif to Dubai airports
Future: Expanding to become world's largest airport by 2040
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.
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.
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 596K | 1,150 | 162 |
| 1 B/R | AED 1.13M | 1,160 | 274 |
| 2 B/R | AED 1.58M | 1,088 | 631 |
| 3 B/R | AED 2.35M | 984 | 440 |
| 4 B/R | AED 3.33M | 921 | 139 |
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2026Q1 · 8 quarters of data
AED 1,138/sqft → AED 1,142/sqft
Range AED 994 – 1,290· -4.3 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
0% off-plan share — low 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 ~1.8 years — strong investment case
Median price
AED 491K
Annual rent
AED 22K
4.4% gross yield
Net @ 5y vs renting
+AED 77K
Net @ 10y vs renting
+AED 247K
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-2.3 pp vs Dubai median
By bedroom type
AED 42K/yr ÷ AED 596K
AED 52K/yr ÷ AED 1.13M
AED 70K/yr ÷ AED 1.58M
AED 104K/yr ÷ AED 2.35M
AED 130K/yr ÷ AED 3.33M
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
-9.6 pp vs Dubai
Avg LTV
62.1%
2026Q2
Sample
20
financed sales
Trend (3y)
-4.6 pp
12 quarters
LTV trend (last 12 quarters)
Building-level LTV
NASAYEM AVENUE 3
AED 1.47M loan ÷ AED 2.23M sale · 29 financed
JANAYEN AVENUE
AED 1.19M loan ÷ AED 1.83M sale · 28 financed
NASAYEM AVENUE 2
AED 1.27M loan ÷ AED 1.66M sale · 27 financed
NASAYEM AVENUE 1
AED 1.40M loan ÷ AED 1.79M sale · 26 financed
Multaqa Avenue 3
AED 1.04M loan ÷ AED 1.35M sale · 25 financed
JANAYEN AVENUE 2
AED 1.78M loan ÷ AED 3.28M sale · 24 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?
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.
Proximity premiums
Highest-psf POIs vs area median · 3,505 transactions
Metro stations
Etisalat Metro Station
AED 687/sqft · 450 sales
Rashidiya Metro Station
AED 600/sqft · 2999 sales
Malls / shopping
City Centre Mirdif
AED 631/sqft · 3449 sales
Landmarks
Dubai International Airport
AED 631/sqft · 3449 sales
Source: DLD Pulse (CC0). Premium = transactions tagged with this POI vs area median. Reflects buyer choice, not pure proximity value.
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
-0.1%
6 months
-3.2%
1 year
+54.2%
2 years
-0.6%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q1. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 1,138 | 39 | -0.1% |
| 2025Q4 | AED 1,139 | 99 | -3.1% |
| 2025Q3 | AED 1,176 | 109 | +26.2% |
| 2025Q2 | AED 932 | 75 | +26.3% |
| 2025Q1 | AED 738 | 56 | -36.7% |
| 2024Q4 | AED 1,166 | 102 | +1.7% |
| 2024Q3 | AED 1,146 | 103 | +0.4% |
| 2024Q2 | AED 1,141 | 151 | -0.3% |
| 2024Q1 | AED 1,145 | 135 | -0.3% |
| 2023Q4 | AED 1,149 | 153 | +12.4% |
| 2023Q3 | AED 1,022 | 63 | +14.8% |
| 2023Q2 | AED 890 | 84 |
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Healthcare facilities1 facilities
Land valuations (official)
Based on 28 official government valuations
Real 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 Mirdif
17,520 Ejari contracts · DLD official data
Median Annual Rent
AED 90K
Monthly Equivalent
AED 7,500
Gross Yield
18.3%
New vs Renewed
4,129 new
13,391 renewed
Rent by Bedroom Type
6 Bedrooms
200 contracts
AED 183K/yr
AED 15,250/mo
studio Bedrooms
388 contracts
AED 42K/yr
AED 3,500/mo
1 Bedroom
3354 contracts
AED 52K/yr
AED 4,331/mo
2 Bedrooms
4674 contracts
AED 70K/yr
AED 5,833/mo
3 Bedrooms
5101 contracts
AED 104K/yr
AED 8,667/mo
4 Bedrooms
3001 contracts
AED 130K/yr
AED 10,833/mo
5 Bedrooms
802 contracts
AED 140K/yr
AED 11,667/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Mirdif
Average
AED 11/sqft
Source: RERA / DLD (2025)
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in Mirdif
3 buildings with DLD transaction data
Mirdif Hills - Asayel Avenue
Off-PlanFlat2 B/R, 3 B/R, 1 B/R · Near Rashidiya Metro Station
Median/sqft
AED 1,350
Median Price
AED 2.1M
Avg Size
138.9 sqm
Nearest Mall
City Centre Mirdif
MIRDIF HILLS- NASAYEM AVENUE
Flat2 B/R, Shop, 3 B/R · Near Rashidiya Metro Station
Median/sqft
AED 1,209
Median Price
AED 2.1M
Avg Size
156.3 sqm
Nearest Mall
City Centre Mirdif
MIRDIF HILLS- AL MULTAQA AVENUE
FlatStudio, 1 B/R · Near Rashidiya Metro Station
Median/sqft
AED 1,238
Median Price
AED 720K
Avg Size
53.3 sqm
Nearest Mall
City Centre Mirdif
Per-building projection
15 buildings · ≥40 sales eachWithin Mirdif, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
Courtyard Residence 1
+11.1%±11.5pp- Building PSF
- AED 710/sqft
- vs community
- -37.6%
- 36m horizon
- Calibrated
- •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.
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Similar to Mirdif
Data updated June 2026 · DLD Official Records
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 491,200, with a median price per square foot of AED 614. Prices have changed +26.1% year-over-year as of the latest DLD data.
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 1,825 property transactions over the past 5 years. The current year-over-year price change is +26.1%, with 322 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 early 2026.How we built this.