Mudon
villa community
Buyer read
A balanced buyer case without one dominant signal
Apartments have a median sale price of AED 1.35M. 29% of recent sales are off-plan, while market activity ranks above average. The downside profile is moderate, based on 2 of 5 available inputs.
AED 1.35M
Apartment median · 5-year DLD sample
29% off-plan
Moderate supply-pressure proxy
Above average
Relative to Dubai communities
Moderate
2 of 5 risk inputs available
A family-oriented villa community in Dubailand with Arabic-inspired architecture and a community center with pool and gym.
Median PSF
AED 1,575
Villas
YoY change
+20.8%
5-yr sales
2,999
DLD transactions
Median price
AED 3.6M
All property types
DUBUY VERDICT
Convenience varies by pocket
Mudon offers workable local convenience with public-transport coverage is unscored. The mapped inventory covers 25 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
52/100
Outdoor access
—
Transit
—
Mapped venues
25
Dining
1/100
6 mapped
Shopping
5/100
12 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Thin but strong school coverage
1 school sits in the mapped catchment; 1 currently has a KHDA inspection rating, including 1 rated Very Good or Outstanding. Families can choose across 1 curriculum; check actual drive times and admissions availability below.
Schools nearby
1
Top-rated
1
Curricula
1
Best rating
Outstanding
Schools nearby
1
Within the mapped catchment
Curriculum
UK
Median fees
AED 80K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Mudon has compounded 77% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+20.8%
3-yr growth
+77%
Gross yield
—
5yr volume
2,999
Current PSF
AED 1,490
6-month forecast
+4.8%
Forecast range
1,437–1,687
AED per sqft
Confidence
Medium
Model confidence
Mudon is a primarily villa-based community in Dubai with 2,999 transactions on record over the last five years. Median price per square foot sits at AED 1,575, up 20.8% year-on-year, outperforming the city-wide 8.3% 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 Mudon median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 15K
Loan AED 2.69M · 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 Mudon
Mudon is led by villas, with 19 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
964 sqft
Community median
Named homes
19
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Villas
1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R
Not published
Apartments
1 B/R, 2 B/R, 3 B/R
689–1,913 sqft
Townhouses
3 B/R, 4 B/R
1,814–3,496 sqft
Includes Mudon Views, Mudon Al Ranim 6, Mudon Al Ranim 2 and 16 more.
Explore all homesMarket temperature & historical discussion for Mudon
Archived discussion themes: Praised for townhouse sizes generous compared to new builds in similar price range. Criticised for recent flooding caused significant home damage in the area.
Historical discussion
Top 30%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 40 on-topic mentions · latest item Jun 26, 2026 · last scored 2026-07-21
Discussion trend
—
Need 3 more quarters
Mostly discussed by
people considering a move
40% of mentions
What people praise
- +Townhouse sizes generous compared to new builds in similar price range×1
- +Excellent amenities including pools, parks, and sports courts for families×1
- +Good highway connectivity to Emirates Road, Hamdan Road, and other major routes×1
- +Newer villa construction compared to Victory Heights×1
- +Townhouse layout is appealing to residents×1
What people criticise
- −Recent flooding caused significant home damage in the area×6
- −Rental prices have increased dramatically compared to previous summers×2
- −Raises concerns about flood vulnerability in villa communities×2
- −High noise and traffic pollution near Emirates Road outer perimeter×1
- −Active construction causing dust and noise on community perimeter×1
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 40 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jun 26, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Mudon is growing faster than the citywide average, indicating strong local demand.
Schools nearby
1 school · UK
KHDA inspector notes
“Improved outcomes for primary, secondary, and post-16 students in Arabic and Islamic Education”
“Students' outstanding performance across all phases in English, mathematics, and science”
School fee inflation
Index normalised to 100 in 2017. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
KHDA-licensed nurseries nearby(5 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.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 20 total outlets near Mudon
Moderate amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
High mapped greenery · #18 of 75 mapped Dubai communities The 23 figure counts OpenStreetMap park-tagged features within 2.0km of the community centre. It does not mean 23 distinct named parks or confirm walking access.
Airport access
Drive times from Mudon to Dubai airports
Future: Expanding to become world's largest airport by 2040
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 28 min drive vs 45 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsDeveloping outlook
Area Outlook
Some infrastructure improvements planned. Area is maturing with ongoing development.
Planned & Ongoing Projects (1)
Emirates Road (E311) Capacity Upgrade
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
- Reduced commute times
- Better connectivity to Dubai South
- Supports residential growth
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 Mudon
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.
Market history
Prices fell 7.5% while sales fell 13% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 1,515
Q2 2026
3m price change
-7.5%
vs prior completed quarter
Quarter sales
90
Q2 2026
3m sales change
-12.6%
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.
The headline median blends ready resale with off-plan (developer) sales — about 29% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,490/sqft → AED 1,562/sqft
Range AED 1,437 – 1,687· +3.2 pp vs Dubai forecast (+1.6%)
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=40)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
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
-1.7%
6 months
-9.0%
1 year
-1.1%
2 years
+18.6%
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 1,490 | 32 | -1.7% |
| 2026Q2 | AED 1,515 | 90 | -7.5% |
| 2026Q1 | AED 1,638 | 103 | -0.9% |
| 2025Q4 | AED 1,653 | 167 | +9.8% |
| 2025Q3 | AED 1,506 | 104 | +10.1% |
| 2025Q2 | AED 1,368 | 92 | +4.8% |
| 2025Q1 | AED 1,305 | 96 | +1.0% |
| 2024Q4 | AED 1,292 | 84 | +2.9% |
| 2024Q3 | AED 1,256 | 91 | +0.2% |
| 2024Q2 | AED 1,254 | 81 | -9.5% |
| 2024Q1 | AED 1,385 | 462 | +18.7% |
| 2023Q4 | AED 1,167 | 80 | -3.3% |
| 2023Q3 | AED 1,207 | 412 | +8.6% |
| 2023Q2 | AED 1,111 | 162 | +7.8% |
| 2023Q1 | AED 1,031 | 63 | -3.6% |
| 2022Q4 | AED 1,069 | 534 | +11.7% |
| 2022Q3 | AED 957 | 129 | +11.3% |
| 2022Q2 | AED 860 | 64 | +4.9% |
| 2022Q1 | AED 820 | 44 | -7.4% |
| 2021Q4 | AED 886 | 50 | +3.6% |
| 2021Q3 | AED 855 | 59 |
Property Mix
By Type
Room Distribution
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Off-plan risk
36/100
Moderate
Headline risk for Mudon. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Mudon's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •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.
Mapped greenery
High mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.0km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Flood exposure
Severe flooding reported (2024)April 2024: Among the worst-hit communities; residents relocated to hotels, prolonged standing water.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
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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Compare & explore
All guides & rankingsFrequently asked questions about Mudon
What is the average property price in Mudon?
The median property price in Mudon is AED 3,580,000, with a median price per square foot of AED 1,575. Prices have changed +20.8% year-over-year as of July 2026.
What types of properties are available in Mudon?
Mudon is primarily a villa community with approximately 5% apartments and 85% villas. The most common property types include Villa (2,290), Flat (190).
How is the real estate market performing in Mudon?
Mudon has seen 2,999 property transactions over the past 5 years. The current year-over-year price change is +20.8%, with 474 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 July 2026.How we built this.