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Al Muhaisnah
A guide to living in Al Muhaisnah, Dubai — what it sells for, what it rents for, the buildings, and who to ask. Every figure is drawn from the Dubai Land Department’s registers: sales through September 2026, rents through September 2026.
What Al Muhaisnah actually sells for — every building, ranked by recorded price →
What Al Muhaisnah rents for — recorded tenancies by layout, and the yield →
At a glance
Al Muhaisnah in numbers
- Made of
- 11 buildings with a recorded sale history
- Sales on record
- 859 since 2020 — the latest registered 6 Aug 2026
- Tenancies
- 364 registered with Ejari in the last twelve months — 59% new leases, 41% renewals
The guide
Living in Al Muhaisnah
Al Muhaisnah is a working district on the eastern side of the city between Mirdif and the airport's industrial quarters, and most of its homes are let, not sold. A small number of freehold buildings on its edges are open to everyone, and they trade as some of the cheapest homes in Dubai within a short run of the airport.
The place
The district lies inland from the airport with Mirdif and Al Mizhar on one side, the industrial quarters and the labour districts on another and the older city a short run. Its residential quarters are mid-rise buildings on a grid with retail at street level; its freehold buildings sit at its edges near the main roads.
What you get
Apartments from studios to family layouts in a small number of freehold buildings, plainly built and well let. The rest of the district's flats are let, not sold.
Who it suits
Tenants and first-time buyers who work at the airport or on the eastern side of the city and want a flat at the lowest price near it. Investors, whose yields here have been among the higher in the city.
It suits people less well who want a neighbourhood, green, or a short run to the Marina end of the city.
Buying and renting here
The freehold buildings are few enough that each trades on its own record, and the tables on this page should be read building by building; every building has its own page with what its layouts actually fetched. There is little off-plan here. For tenants, the official index caps a renewal while a new lease follows the market.
What it costs to buy
What Al Muhaisnah sells for
Completed resales over the last three years, by layout — the registered price and the registered floor area. Off-plan launches are counted separately and never folded in.
| Layout | Typical size | Median price | Mean price | Per sq ft | Sales |
|---|---|---|---|---|---|
| 1 B/R | 911 sqft | 1,225,000 | 1,218,973 | 1,298 | 57 |
| 2 B/R | 1,447 sqft | 2,000,000 | 2,038,858 | 1,381 | 69 |
| 3 B/R | 2,161 sqft | 2,900,000 | 3,007,085 | 1,306 | 11 |
Over the last 12 months, 44 completed homes changed hands in Al Muhaisnah at a median of AED 1,950,000 — AED 1,380 a square foot, up 6% on the year before.
Every Al Muhaisnah building ranked by recorded price, and every sale as registered →
What it costs to rent
What Al Muhaisnah rents for
Every residential tenancy registered with Ejari in Al Muhaisnah in the last twelve months. Annual rents, medians. A renewal is capped by the RERA index; a new lease is the market.
| Layout | Typical size | Median rent | New lease | Renewal | Contracts |
|---|---|---|---|---|---|
| 1 B/R | 903 sqft | 80,000 | 80,000 | 78,000 | 146 |
| 2 B/R | 1,393 sqft | 118,000 | 120,000 | 112,000 | 152 |
| 3 B/R | 2,168 sqft | 170,000 | 170,000 | 157,679 | 35 |
| 5 B/R | 10,375 sqft | 185,000 | 210,000 | 185,000 | 13 |
364 tenancies were registered in Al Muhaisnah in the last twelve months, 59% of them new leases. A two-bedroom let for a median AED 118,000 a year — AED 120,000 on a new lease against AED 112,000 on a renewal.
The full rental report — rents by year, and the buildings the register names →
What it returns
Gross yield in Al Muhaisnah, by layout
Recorded rent per square foot a year over what the same layouts sold for, in the same twelve months. Gross — before service charges and empty months.
| Layout | Rent per sq ft, a year | Resale per sq ft | Gross yield | Tenancies | Sales |
|---|---|---|---|---|---|
| 1 B/R | 84 | 1,331 | 6.3% | 146 | 17 |
| 2 B/R | 82 | 1,405 | 5.8% | 152 | 22 |
A two-bedroom in Al Muhaisnah returns a gross 5.8% on the two registers — what tenants paid over what buyers paid, for the same layouts in the same year.
The buildings
Al Muhaisnah, building by building
Median price per square foot of completed resales over the last two years, dearest first — too few sales in the last ninety days to rank by activity.
The 10 dearest of the 11 with five or more completed resales in two years. 11 buildings in Al Muhaisnah carry a recorded history, and each has its own page. The full table →
Questions people ask
Al Muhaisnah, answered from the register
How much does it cost to buy in Al Muhaisnah?
Over the last 12 months, 44 completed homes changed hands in Al Muhaisnah at a median of AED 1,950,000 — AED 1,380 a square foot, up 6% on the year before. Every figure is a transfer registered at the Dubai Land Department, not an asking price.
How much is a two-bedroom in Al Muhaisnah?
Completed two-bedroom homes in Al Muhaisnah sold for a median AED 2,000,000 over the last three years — typically 1,447 sq ft, or AED 1,381 a square foot — across 69 recorded sales.
What does a two-bedroom rent for in Al Muhaisnah?
A two-bedroom in Al Muhaisnah let for a median AED 118,000 a year across 152 Ejari contracts registered in the last twelve months — AED 120,000 on a new lease against AED 112,000 on a renewal, which the RERA index caps.
What is the rental yield in Al Muhaisnah?
A two-bedroom in Al Muhaisnah returns a gross 5.8% — AED 82 of rent per square foot a year over the AED 1,405 a square foot the same layouts sold for, before service charges and empty months. It is measured on 152 tenancies and 22 sales, both registered at the DLD.
How many buildings are there in Al Muhaisnah?
11 buildings in Al Muhaisnah carry a recorded sale history. Each has its own page with every registered price, and 11 of them have enough recent resales to be ranked by price per square foot.
Is Al Muhaisnah still being built?
Of the 50 sales registered in Al Muhaisnah in 2025, 0 were off-plan purchases from a developer and 50 were resales of finished homes — an established community trading hands. The register has 859 sales for Al Muhaisnah since 2020.