officially Al Hebiah Sixth
AED 1,770/sqft
+51.1%
+5%
83%
4.6%
99
A typical residential sale here is AED 2,700,000 for about 1,863 sqft, from 2,774 recorded sales.
Prices here have moved +51.1% across the 111 months (May 2017 – Aug 2026) of Land Department records we hold — a pace of +5% a year if it continued.
That is the whole 111 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
Off-plan
AED 1,228/sqft
2,292 recorded sales
Ready
AED 1,519/sqft
482 recorded sales
Off-plan trades 19% below completed homes here. A single blended figure would sit between the two and describe neither.
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate.
Rent is matched by size here, not bedroom count, so the column is what homes of that sizeactually let for — the question behind the question, answered from real contracts. Ejari does also carry a bedroom count on most tenancies, and the rent-by-bedroom figures on this page read that field directly.
| Size | Typical home | Typical price | Per sqft | Typical rent | Sales |
|---|---|---|---|---|---|
| 1 bed | 689 sqft | AED 800,000 | AED 1,172/sqft | AED 65,000/yr 24 tenancies | 114 |
| 2 beds | 1,140 sqft | AED 1,375,000 | AED 1,125/sqft | AED 120,000/yr 21 tenancies | 141 |
| 3 beds | 1,814 sqft | AED 2,511,000 |
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
181
In Al Hebiah Sixth, from the Land Department's register of flats.
Freehold
100%
Every unit in Al Hebiah Sixth with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
965 sqft
Median of the 181 units that record one.
By size of home
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
From 1,238 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 190,000/yr
for ~2,099 sqft
Rent per sqft
AED 81/sqft
per year
Renewals
34%
of contracts
Contracts
1,238
last 12 months
What it costs to rent here
Median annual rent, by size of home.
A year’s rent against what that size of home actually sold for in Mudon over the same twelve months — both from registered records.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| 2 beds | AED 1.56M | AED 120,000/yrby bedroom · 21 new lets | 7.7% | 10 |
| 3 beds | AED 3.35M | AED 180,000/yrby bedroom · 501 new lets | 5.4% | 259 |
| 4 beds | AED 4.3M | AED 240,000/yrby bedroom · 264 new lets | 5.6% | 174 |
The best gross yield here is on a 2 beds at 7.7%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 2 beds here reads 8.7% instead of 7.7%, because it prices the home at AED 1.38M — the median across every sale on record — rather than the AED 1.56M it costs today. Every figure above uses the same twelve months on both sides.
a 1-bedroom rents for a median AED 65,000/yr, a 2-bedroom for AED 120,000/yr, a 3-bedroom for AED 180,000/yr, a 4-bedroom for AED 240,000/yr. These are medians of tenancy contracts registered with Ejari in Mudon over the last twelve months — what tenants agreed to pay, not advertised asking rents. This table matches rent to homes by floor area, which every Ejari contract records. Ejari carries a bedroom count on most contracts too, and the rent-by-bedroom figures on this page read that field rather than inferring it from size.
Closest to Al Hebiah Sixth on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Arabella 2 - Townhouses At Mudon
Mdn Real Estate L.L.C
Arabella 3
Mdn Real Estate L.L.C
Mudon
DUBAI LAND RESIDENCES (L.L.C)
Mudon Al Ranim 1
Mdn Real Estate L.L.C
Mudon Al Ranim 2
Mdn Real Estate L.L.C
Mudon Al Ranim 3
Unknown developer
Mudon Al Ranim 4
Unknown developer
Mudon Al Ranim 5
Mdn Real Estate L.L.C
Mudon Al Ranim 6
Unknown developer
| AED 1,370/sqft |
| AED 180,000/yr 501 tenancies |
| 1,528 |
| 4 beds | 2,831 sqft | AED 3,200,000 | AED 1,090/sqft | AED 240,000/yr 264 tenancies | 991 |
Matched to tenancies by floor area, so this is what homes of each size actually let for. Ejari does also record a bedroom count on most contracts — the rent-by-bedroom table below reads that field directly. Renewing tenants pay about 14% less per sqft than someone signing a new lease here.
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 2 beds | AED 17,103 | AED 102,897 | 7.7% | 6.6% |
| 3 beds | AED 27,212 | AED 152,788 | 5.4% | 4.6% |
| 4 beds | AED 42,460 | AED 197,540 | 5.6% | 4.6% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
The median residential sale price in Mudon is AED 1,770/sqft, which works out at about AED 2.7M for a typical 1,863 sqft home. That is a median of 2,774 sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields in Mudon run about 7.7% on a 2-bedroom, 5.4% on a 3-bedroom, 5.6% on a 4-bedroom, dividing a year of registered rent by what that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Yes. Every unit in Mudon whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 181 units for the area.
83% of the 2,774 registered sales in Mudon were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
AED 1,706/sqft
-4%