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Mirdif

Residentialمردف
Dubai, Dubai
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AED / sqft
1,239
Rental Yield
4.07%
1Y Appreciation
+6.07%
3Y Appreciation
+20.48%
Occupancy
—
Score
4.3/10
Emerging OpportunityLimited data or below-average signal — see history below.

At a glance

Avg Price
AED 1,114/sqft
Based on 79 sales
Rental Yield
4.07% gross
≈ AED 40,700/yr on AED 1M
5Y Growth
+22% since 2021
AED 1,380 → AED 1,323/sqft
Avg Rent
AED 93,524/yr
≈ AED 7,794/month
Active Supply
0 buildings
Low — limited new supply
Ownership
Mostly leasehold
5.1% of parcels are freehold

Source: Dubai Land Department · live snapshot

Is this area right for you?

Income InvestorLower fit

Yield 4.07% — Dubai avg is 6.98%. Great for monthly cash-flow focus.

Calculate my ROI
Growth InvestorLower fit

+22% over 5 years. 79 sales/yr means good exit liquidity.

See price history
End User / FamilyGood fit

Rent ~AED 7,794/month here. +3.4% YoY rent.

Find a broker
Foreign InvestorLower fit

Mostly leasehold — limited freehold. Properties from AED 750K qualify for an investor visa.

Learn about visas

What can you buy here?

Per-bedroom benchmarks · 59 DLD transactions

BedroomAvg priceSales
StudioAED 582.9K8
1BRMost popularAED 1.29M20
2BRAED 2M19
3BRAED 2.67M5
4BRAED 3.44M7
Source: DLD bedroom benchmarks. Sale prices are averaged at the (bedroom, year) level across registered transactions.

Community Profile

Sector 2 · Digital Dubai Official Statistics 2024

Medium Density
Population
74,135
Residents living here
Area size
9.4 km²
Community footprint
Density
7,929 / km²
People per square km
Density rank
#45 of 126
Across Dubai communities

Balanced — established residents, steady demand.

Population, area size, and density are official Digital Dubai 2024 community-level figures. Joined to Floxcy via DLD community code 251.

AI InsightsChartsOverviewFactsMap
Confidence 87% · highUpdated unknown
Sample size
4,067 transactions
Data delay
unknown
Sources
Dubai Land Department Open Data

Floxcy Insight

DLD-derived
Investment grade
B
Average market profile (44/100)

Best for

Families (villa-leaning area)

Market timing

Mirdif is mid-cyclehigh confidence
  • •yield trendfalling (-1.49pp over 6y)
  • •price position6% below peak
  • •supply pressuremedium

Areas like Mirdif

vs 4.07% yield · 1,239 AED/sqft
Dubai Land Residence Complex88% match
4.33% yield · 1,450 AED/sqft
Similar yield (4.33% vs 4.07%)
Dubai Investment Park Second86% match
4.45% yield · 1,486 AED/sqft
Similar yield (4.45% vs 4.07%)
Jumeirah Park85% match
3.44% yield · 1,410 AED/sqft
Similar price band (~1410 vs 1239 AED/sqft)
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 benchmark79 sales · 3,988 rents · confidence high
Median price / sqft
AED 1,239
DLD 2026 YTD
Median annual rent
AED 87,150
DLD 2026 YTD
Rental yield
4.07%
Capped at 25%
YoY rent growth
+3.4%
vs 2025
Freehold parcels
5.1%
of 3,110 registered parcels
Land use (dominant)
86% Commercial
7% Public Facilities · 3% Government Authorities
Registered parcels
100.0%
DLD registration status
Source: Dubai Land Department Open Data. Updated 2026-06-01. Mapped DLD area: Mirdif.
📍 Map · Mirdif0 verified buildingsView on full map
Loading map…
13-Year Price History · Mirdif · 2014–202613 years · DLD Sales-of-Unit
10-year growth
-2.0%
2016 → 2026 · cumulative
Annual growth rate
-0.21%
10y CAGR
5-year growth
+22.0%
2021 → 2026
Last year
+6.1%
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 2014–2026.

True Returns — Net yield

estimate
Gross yield4.1%
− Service charge (est. AED 14/sqft)−1.1%
− Vacancy (5%)−0.2%
✅ Net yield2.7%

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 →
🔵Investor Visa Eligible (2-yr)on the median sale (AED 1.74M)
90.6%
qualify for investor visa (≥750K)
37.4%
qualify for Golden Visa (≥2M)

Share of 1,464 residential sales in this area. Indicative — verify current visa rules with DLD / ICP / GDRFA.

Rent & Yield History · Mirdif · 2021–2026Yield Falling
Latest gross yield
4.36%
2026 · sample 46
Yield change since 2021
-1.49pp
falling
Latest avg rent/sqft
AED 59
DLD Ejari
Latest avg annual rent
AED 90,586
3,493 contracts

Yields compressed 1.49pp since 2021 — prices outran rents.

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 Breakdown4 properties total
4
Buildings
→
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: 7.7/10
🚇 Metro access
8.0/10
Rashidiya Metro Station · 2 stations
🛒 Retail
8.0/10
City Centre Mirdif
📍 Landmarks
7.0/10
Dubai International Airport
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
2,408 Person residential contracts expire by 2026-08 — roughly 936 units likely to come back on the market (39% non-renewal blend).
TypeExpiringEst. availableAvg last rentRenewal prob.
2BR782304AED 88,33256%
3BR628244AED 123,89552%
1BR481187AED 67,81153%
4BR362140AED 163,19355%
5BR+9136AED 155,99456%
Studio6425AED 43,02352%
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 Mirdif · DLD EjariSee all →
MIRDIF HILLS- AL MULTAQA AVENUE
67 active rents · Building
Income: AED 1M – 10M/year
MIRDIF HILLS- NASAYEM AVENUE
60 active rents · Building
Income: AED 1M – 10M/year
MIRDIF HILLS- JANAYEN AVENUE
48 active rents · Building
Income: AED 1M – 10M/year
MIRDIF TULIP
22 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: 99%
Why
  • 1Y appreciation +6.1% beats the UAE average of ~6% YoY.
  • AED/sqft trades at a 26% discount to the cohort median.
Risks
  • Thin liquidity (79 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
Nad Al Hamar
4.4 km · 896 AED/sqft · 6.5%
50
Al Kheeran
5.6 km · 1,343 AED/sqft · —
35
Ras Al Khor Industrial First
5.8 km · 2,415 AED/sqft · —
14
See methodology for the full scoring formula. Not investment advice.
AI Investment AnalysisGenerated · 2026-06-17
Below market

Mirdif screens below the market

Underperformance versus the market on both yield and growth. Consider only with a specific thesis — e.g. infrastructure catalyst or distressed pricing.

  • Yield 4.07% -2.4pp vs UAE benchmark (6.5%)
  • 1Y appreciation 6.07% +0.1pp vs benchmark
  • 3Y appreciation 20.48% — multi-year price trend
  • Elevated risk · risk score 6.3/10
Risk Interpretation
Elevated risk6.3/10

Higher beta to market cycles. Position sizing matters; suitable as satellite allocation.

Opportunity Drivers

Drivers: yield trails the benchmark by 2.4pp.

Analysis is rules-derived from latest market snapshot. Not investment advice. Methodology v0.1.
Price & Yield · 12-month history13 snapshots
About this area

Established eastern Dubai family district with compounds and villas. Schools-rich; long-term resident base. Modest appreciation, stable demand.

Avg sale price
AED 140
Annual rent
AED 87.2K
Occupancy
—
Demand score
5.4/10
Risk score
6.3/10
Transaction volume
79
Quick facts
Type
Residential
City
Dubai
Emirate
Dubai
Arabic
مردف
Coordinates
25.2167, 55.4192
Open in Google Maps

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