Mudon
villa community
A family-oriented villa community in Dubailand with Arabic-inspired architecture and a community center with pool and gym.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Mudon has compounded 64% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+8.8%
3-yr growth
+64%
Gross yield
—
5yr volume
3,863
Median PSF
AED 1,367
Villas
YoY change
+8.8%
3-yr growth
+64%
PSF growth to 2026
Gross yield
—
Mudon is a primarily villa-based community in Dubai with 3,863 transactions on record over the last five years. Median price per square foot sits at AED 1,367, up 8.8% year-on-year, tracking below 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 Mudon median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 13K
Loan AED 2.34M · 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 Mudon
Praised for townhouse sizes generous compared to new builds in similar price range. Criticised for recent flooding caused significant home damage in the area.
Resident sentiment
Top 30%
vs all tracked Dubai communities
“Townhouse sizes generous compared to new builds in similar price range”
“Area experienced severe flooding in April last year”
Reddit r/dubai, r/UAE, r/expats · 36 on-topic mentions · updated 2026-04-24
What they talk about
- build quality100%
- price57%
- investment57%
- safety50%
- traffic43%
- commute43%
Sentiment trend
—
No quarterly data yet
Mostly discussed by
people considering a move
42% 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
- +Road extension will improve connectivity and reduce commute times for residents×1
- +Town Square offers newer construction with developed community feel×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
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.
“Townhouse sizes generous compared to new builds in similar price range”
“Road extension will improve connectivity and reduce commute times for residents”
“Offers better apartment layouts compared to alternatives”
“Area experienced severe flooding in April last year”
“Excessive dust accumulation inside villas despite daily cleaning”
“Construction progress appears slower compared to nearby phases”
Who's talking
Based on 36 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. Mudon is growing more moderately, which may indicate better value opportunities.
Schools nearby
1 school · UK
Schools
1
UK
Outstanding
1
KHDA top tier
Median fee
AED 80K
per year
DS Score
75/100
composite avg
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.
Nearby schools4 schools
View on DubaiSchools.ai0
1
2
32/100
GEMS Metropole School - Al Waha
Ranches Primary School
Fairgreen International School L.L.C
South View School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Amenities within 2.5km walking distance • 20 total outlets near Mudon• Click a category to explore
Somewhat Walkable
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 Mudon
Metro Stations
Burj Khalifa / Dubai Mall
Nearest
Financial Centre Metro
Emirates Towers Metro
Shopping Malls
Dubai Mall
Nearest
Mercato Mall
BurJuman Centre
Landmarks
Burj Khalifa
Nearest
Museum of the Future
La Mer
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.
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 1,637/sqft → AED 1,720/sqft
Range AED 1,582 – 1,858· +0.4 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
Demand pull
Sentiment trend +0.00 over last 4q (Reddit, n=36)
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Proximity premiums
Highest-psf POIs vs area median · 8,129 transactions
Metro stations
First Abu Dhabi Bank Metro Station
AED 503/sqft · 596 sales
Sharaf Dg Metro Station
AED 463/sqft · 817 sales
Malls / shopping
Mall of the Emirates
AED 483/sqft · 1461 sales
Landmarks
Global Village
AED 582/sqft · 3251 sales
Motor City
AED 555/sqft · 4874 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
+9.4%
6 months
+18.4%
1 year
+28.7%
2 years
+40.4%
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 1,596 | 40 | -2.5% |
| 2025Q4 | AED 1,637 | 203 | +9.4% |
| 2025Q3 | AED 1,497 | 146 | +8.2% |
| 2025Q2 | AED 1,383 | 129 | +5.2% |
| 2025Q1 | AED 1,315 | 114 | +3.4% |
| 2024Q4 | AED 1,272 | 103 | +2.3% |
| 2024Q3 | AED 1,244 | 114 | -0.3% |
| 2024Q2 | AED 1,248 | 100 | -9.8% |
| 2024Q1 | AED 1,384 | 549 | +18.7% |
| 2023Q4 | AED 1,166 | 95 | -2.6% |
| 2023Q3 | AED 1,197 | 507 | +7.0% |
| 2023Q2 | AED 1,119 | 189 | +12.2% |
| 2023Q1 | AED 997 | 81 |
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 • 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
Service charges
RERA-registered rates for Mudon
Average
AED 5/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 Mudon
6 buildings with DLD transaction data
MUDON PHASE 3 _ NEIGHBOURHOOD I- ARABELLA
ResidentialMedian/sqft
AED 1,278
Median Price
AED 3.9M
Avg Size
299.1 sqm
ARABELLA 2 - TOWNHOUSES AT MUDON
ResidentialMedian/sqft
AED 1,488
Median Price
AED 3.4M
Avg Size
187.2 sqm
Mudon Views
Flat2 B/R, 1 B/R, 3 B/R
Median/sqft
AED 1,502
Median Price
AED 1.4M
Avg Size
90 sqm
Arabella 3
ResidentialMedian/sqft
AED 1,472
Median Price
AED 2.9M
Avg Size
179.2 sqm
MUDON
ResidentialMedian/sqft
AED 1,498
Median Price
AED 5.0M
Avg Size
309.4 sqm
Mudon-Phase 2
ResidentialMedian/sqft
AED 1,028
Median Price
AED 5.8M
Avg Size
524 sqm
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.
Green coverage
High green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 2.0km walking radius of the community centroid. Weighted score privileges named parks + established woods over generic grass strips. v2 will add ESA WorldCover 10m satellite NDVI for actual % canopy coverage — captures everything green including private gardens, road verges, and golf courses.
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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Similar to Mudon
Data updated June 2026 · DLD Official Records
Highlights
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 3,118,500, with a median price per square foot of AED 1,367. Prices have changed +8.8% year-over-year as of March 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 3,863 property transactions over the past 5 years. The current year-over-year price change is +8.8%, with 1,498 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.