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Mudon

Residentialمدن
Dubai, Dubai
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AED / sqft
1,439
Rental Yield
5.72%
1Y Appreciation
+15.63%
3Y Appreciation
+15.29%
Occupancy
—
Score
5.5/10
Emerging OpportunityLimited data or below-average signal — see history below.

At a glance

Avg Price
AED 1,372/sqft
Based on 66 sales
Rental Yield
5.72% gross
≈ AED 57,200/yr on AED 1M
5Y Growth
+29% since 2021
AED 1,144 → AED 1,376/sqft
Avg Rent
AED 192,497/yr
≈ AED 16,041/month
Active Supply
0 buildings
Low — limited new supply
Ownership
See land registry
Foreign-ownership status

Source: Dubai Land Department · live snapshot

Is this area right for you?

Income InvestorLower fit

Yield 5.72% — Dubai avg is 6.98%. Great for monthly cash-flow focus.

Calculate my ROI
Growth InvestorLower fit

+29% over 5 years. 66 sales/yr means good exit liquidity.

See price history
End User / FamilyGood fit

Rent ~AED 16,041/month here. +10.7% YoY rent.

Find a broker
Foreign InvestorLimited data

Land-registry coverage incomplete for this area.

Learn about visas

What can you buy here?

Per-bedroom benchmarks · 25 DLD transactions

BedroomAvg priceSales
1BRMost popularAED 940.2K11
2BRAED 1.56M8
3BRAED 1.77M6
Source: DLD bedroom benchmarks. Sale prices are averaged at the (bedroom, year) level across registered transactions.

Community Profile

Sector 6 · Digital Dubai Official Statistics 2024

Low Density (Spacious)
Population
18,179
Residents living here
Area size
8.1 km²
Community footprint
Density
2,246 / km²
People per square km
Density rank
#93 of 126
Across Dubai communities

Spacious — typically larger plots / villa-led, slower turnover.

Population, area size, and density are official Digital Dubai 2024 community-level figures. Joined to Floxcy via DLD community code 683.

AI InsightsChartsOverviewFactsMap

Floxcy Insight

DLD-derived
Investment grade
B+
Solid investor pick with one weaker signal (53/100)

Best for

Families (villa-leaning area)

Market timing

Mudon is mid-cyclelow confidence

Areas like Mudon

vs 5.72% yield · 1,439 AED/sqft
Dubai Sports City95% match
5.68% yield · 1,343 AED/sqft
Near-identical yield (5.68% vs 5.72%) and price
Jumeirah Village Circle95% match
5.95% yield · 1,495 AED/sqft
Near-identical yield (5.95% vs 5.72%) and price
Town Square94% match
5.59% yield · 1,328 AED/sqft
Near-identical yield (5.59% vs 5.72%) and price
Lifestyle proximity scoring (metro / retail / landmarks) isn't currently sourced — we'll add it once integrated with public POI data, rather than fabricate it from coordinates alone.
Dubai Land Department · live benchmark66 sales · 245 rents · confidence high
Median price / sqft
AED 1,439
DLD 2026 YTD
Median annual rent
AED 190,000
DLD 2026 YTD
Rental yield
5.72%
Capped at 25%
YoY rent growth
+10.7%
vs 2025
Source: Dubai Land Department Open Data. Updated 2026-06-01. Mapped DLD area: Mudon.
10-Year Price History · Al Hebiah Sixth · 2017–202610 years · DLD Sales-of-Unit
5-year growth
+29.0%
2021 → 2026 · cumulative
Annual growth rate
+5.23%
5y CAGR
3-year growth
+15.3%
2023 → 2026
Last year
+15.6%
2025 → 2026

Series: average AED/sqft per year, ready stock preferred (off-plan launches blended only when no ready trades cleared). Source: DLD registered Sales-of-Unit transactions 2017–2026.

True Returns — Net yield

estimate
Gross yield5.7%
− Service charge (est. AED 5/sqft)−0.3%
− Vacancy (5%)−0.3%
✅ Net yield5.1%

What actually hits your account after costs.

⚙️ Adjust service chargeAED/sqft

Estimated — service charges vary by building. Verify exact figures via the DLD Service Charge Index / Mollak. Gross is advertised; net is your real return (typically 1.5–2.5 points lower).

Residence visa eligibility

How it works →
🟢Golden Visa Eligible (10-yr)on the median sale (AED 2.7M)
99.6%
qualify for investor visa (≥750K)
90.2%
qualify for Golden Visa (≥2M)

Share of 2,557 residential sales in this area. Indicative — verify current visa rules with DLD / ICP / GDRFA.

Rent & Yield History · Al Hebiah Sixth · 2021–2026Yield Rising
Latest gross yield
5.91%
2026 · sample 11
Yield change since 2021
+2.09pp
rising
Latest avg rent/sqft
AED 81
DLD Ejari
Latest avg annual rent
AED 193,224
244 contracts

Yields expanded 2.09pp since 2021 — rents outran prices.

Series: gross yield = avg rent/sqft ÷ avg sale PPSF × 100, display-capped at 20%. Source: DLD Ejari rents (2021–2026) + registered Sales-of-Unit (2009–2026).

Property Breakdown9 properties total
1
Buildings
8
Villas
→
Communities
Rolled up from the synthetic building dim (dld_buildings_derived) built from DLD Ejari rent contracts 2021–2026. Click any tile to filter Property Intelligence by this area.
Lifestyle scoresOverall: 1.7/10
🚇 Metro access
0.0/10
—
🛒 Retail
0.0/10
—
📍 Landmarks
5.0/10
Dubai Cycling Course
Derived from the most-frequent nearest_* values in DLD Ejari contracts for this area. Metro score uses distinct stations (≥10 contracts each).
🏗️ Active development in this areaSee all
1 projects with at least one under-construction building under their master plan.
Upcoming availability · 90 dayshorizon: 2026-08
167 Person residential contracts expire by 2026-08 — roughly 63 units likely to come back on the market (39% non-renewal blend).
TypeExpiringEst. availableAvg last rentRenewal prob.
3BR9034AED 197,78451%
4BR5120AED 238,46055%
2BR124AED 118,77658%
5BR+83AED 262,30350%
1BR62AED 74,34647%
Source: DLD Ejari lease end dates. Estimated availability uses a blended 39% non-renewal rate; per-row renewal probability blends historical Person+Renew (61%) vs Person+New (45%).
Top buildings in Al Hebiah Sixth · DLD EjariSee all →
Mudon Al Ranim 3
93 active rents · Building
Income: AED 10M – 50M/year
Arabella 3
73 active rents · Building
Income: AED 10M – 50M/year
MUDON PHASE 3 _ NEIGHBOURHOOD I- ARABELLA
51 active rents · Building
Income: AED 1M – 10M/year
Mudon Al Ranim 2
49 active rents · Building
Income: AED 10M – 50M/year
Mudon Al Ranim 1
34 active rents · Building
Income: AED 1M – 10M/year
Mudon Al Ranim 4
30 active rents · Building
Income: AED 1M – 10M/year
Source: Dubai Land Department · Ejari rent contract registry.
Generating AI insight…
Opportunity classificationvs all 70 areas →
44/100
Value OpportunityConfidence: 72%
Why
  • AED/sqft trades at a 14% discount to the cohort median.
Risks
  • Thin liquidity (66 tx) — exit timing matters.
Best for

Value investors seeking discounted entry with margin of safety.

Strategy

Wait for clear catalyst (infrastructure, supply absorption) before scaling exposure.

Nearby — 3 closest

No comparable areas with coordinates yet.

See methodology for the full scoring formula. Not investment advice.
AI Investment AnalysisGenerated · 2026-06-15
Strong opportunity

Mudon offers a strong growth-led setup

The combination of 5.72% yield and 15.63% 1Y appreciation lands above the UAE benchmark on at least one axis. Position sizing reflects moderate risk.

  • Yield 5.72% -0.8pp vs UAE benchmark (6.5%)
  • 1Y appreciation 15.63% +9.6pp vs benchmark
  • 3Y appreciation 15.29% — multi-year price trend
  • Moderate risk · risk score 3.1/10
Risk Interpretation
Moderate risk3.1/10

Mainstream investor demand with stable fundamentals. Suitable for core allocations.

Opportunity Drivers

Drivers: yield trails the benchmark by 0.8pp; capital appreciation outpaces the market by 9.6pp YoY.

Analysis is rules-derived from latest market snapshot. Not investment advice. Methodology v0.1.
Price & Yield · 12-month history10 snapshots
About this area

Dubai Properties villa and townhouse community near Mira. Family-oriented; matured demand fundamentals.

Avg sale price
AED 90
Annual rent
AED 190K
Occupancy
—
Demand score
0.7/10
Risk score
3.1/10
Transaction volume
66
Quick facts
Type
Residential
City
Dubai
Emirate
Dubai
Arabic
مدن
Coordinates
25.0398, 55.2552
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