By Dr. Pooyan Ghamari

Executive Summary

Mirdif Hills, the flagship residential component of the expansive Mohammed Bin Rashid Al Maktoum Aviation City masterplan, represents one of Dubai's emerging value-driven communities, offering modern apartments, townhouses, and duplexes in a strategically positioned district adjacent to Dubai International Airport. Developed by Dubai Investments Real Estate Company (DIRC), a subsidiary of Dubai Investments PJSC, this freehold project spans 1 million square meters and integrates wellness-focused amenities, green spaces, and direct connectivity to major highways. As of December 2025, Mirdif Hills continues phased deliveries with sub-communities like Al Multaqa Avenue, Janayen Avenue, Nasayem Avenue, and the recently progressing Al Siddra, providing residents with resort-style facilities including pools, gyms, parks, and retail.

Market performance remains solid in the affordable to mid-range segment, with apartment prices ranging from AED 800,000 for one-bedrooms to AED 2.5 million for larger units, and yields averaging 6-8% supported by proximity to employment hubs and schools. The district's evolution benefits from Aviation City's broader vision, encompassing logistics, education, and commercial zones, while enhanced road networks mitigate airport-adjacent concerns. For families and professionals seeking spacious, contemporary living at competitive prices, Mirdif Hills delivers strong investment stability and lifestyle appeal in Dubai's maturing eastern corridor.

Company and Market Background

Dubai Investments PJSC, established in 1995 and listed on the Dubai Financial Market, has grown into a diversified conglomerate with significant real estate holdings through its subsidiary Dubai Investments Real Estate Company (DIRC). Mirdif Hills, launched around 2017-2018 as the residential heart of the larger Mohammed Bin Rashid Al Maktoum Aviation City (formerly Dubai World Central area extension), marks DIRC's focus on integrated, community-oriented developments. The project features low- to mid-rise buildings across avenues, with handovers progressing steadily – many units in Al Multaqa and Janayem delivered, while Nasayem and Al Siddra advance into 2025-2026 completions.

Aviation City's overarching plan integrates residential with aviation-related infrastructure, education (potential campuses), and commercial facilities, positioning Mirdif Hills as a self-contained enclave. Amenities include landscaped parks, walking trails, children's play areas, sports courts, and community retail.

In late 2025, Mirdif Hills aligns with Dubai's suburban and mid-market growth, attracting end-users from diverse nationalities prioritizing affordability and space. Transaction volumes reflect steady demand, with off-plan and ready units appealing through flexible plans. Proximity to Dubai Airport (15-20 minutes), Mushrif Park, and schools like Dubai English Speaking College enhances practicality. Yields of 6-8% outperform some peers in similar segments, bolstered by high occupancy and moderate appreciation amid broader market stabilization.

Detailed Analysis

DIRC's execution in Mirdif Hills emphasizes functional, wellness-oriented design with contemporary architecture, smart-home integrations, and abundant greenery mitigating the district's proximity to aviation zones. Core offerings span apartments (1-3 bedrooms), townhouses, and duplexes across avenues, with features like open-plan layouts, balconies overlooking parks, and communal facilities including infinity pools, fitness centers, and barbecue areas.

Phased developments ensure controlled growth: Al Multaqa Avenue focuses on vibrant mixed-use with retail podiums, Janayen on family duplexes, Nasayem on spacious apartments, and Al Siddra introducing additional residential blocks.

Contrasting asset classes, apartments versus townhouses/duplexes highlight the project's versatility. Apartments, dominant in mid-rise towers, offer 1-3 bedroom configurations (700-2,000 square feet) with shared premium amenities like rooftop pools, gyms, and concierge services. These low-maintenance units suit professionals or smaller families near airport employment, providing strong yields around 7-8% from reliable rentals and quicker liquidity. Prices in ready phases reflect value, with one-beds starting AED 800,000-1.2 million.

Townhouses and duplexes, more prevalent in avenue clusters, deliver 2-4 bedroom layouts (often 2,000-3,500 square feet) with private gardens, maid's quarters, and dedicated parking. These horizontal homes appeal to larger families valuing outdoor space and community privacy, often achieving stable long-term appreciation and yields of 6-7% from family-oriented tenants. While apartments leverage vertical convenience and income focus, townhouses/duplexes excel in spacious livability and scarcity within the affordable segment, fostering higher retention.

This asset diversity – compact efficiency versus expansive comfort – positions Mirdif Hills as a balanced new zone, with DIRC's timely deliveries and aviation-adjacent growth driving sustained interest.

Pros and Cons

Mirdif Hills offers a refreshing blend of modern suburban living and practical connectivity, making it attractive for families and budget-conscious professionals in Dubai's eastern expansion. The abundance of green spaces, walking paths, and wellness facilities creates a serene, resort-like atmosphere amid maturing landscaping. High-quality finishes, smart technologies, and thoughtful layouts ensure contemporary comfort, while community retail and planned expansions support daily needs. Affordability relative to central areas, combined with solid yields and appreciation, enhances investment merit.

Strategic location near Mushrif Park, schools, and highways balances tranquility with access, ideal for airport workers or those seeking value without compromise. The freehold status and diverse unit mix cater to varied profiles effectively.

Challenges include occasional aircraft noise for airport-proximate units (though mitigated by design and distance in most phases), reliance on private vehicles due to limited public transport (buses available, future enhancements possible), and temporary construction in ongoing avenues. Service charges reflect extensive amenities, and the emerging status means some facilities still maturing compared to established districts.

Overall, the compelling advantages of space, value, and lifestyle integration outweigh drawbacks for those aligned with its practical, family-focused profile.

Buyer Recommendations

Investors prioritizing yields should target ready or near-completion apartments in delivered avenues like Al Multaqa, leveraging high occupancy and 7-8% returns.

End-users seeking family space would excel in townhouses or duplexes in Janayen or Nasayem, benefiting from private outdoors and green views for long-term residency.

Investor Profile 1: Value Yield Investor Professionals or expats near aviation hubs. Focus on 1-2 bedroom apartments for minimal maintenance and strong rental demand.

Investor Profile 2: Spacious Family Buyer Multigenerational households desiring affordability and comfort. Choose 3+ bedroom townhouses/duplexes with gardens, emphasizing parks and school proximity.

Checklist for Potential Buyers:

• Assess phase completion and handover timelines.
• Test aircraft noise levels during site visits at varied times.
• Review communal amenities and retail maturity.
• Analyze rental comparables for yield projections.
• Confirm highway access and commute to key areas.
• Evaluate service charges against facilities.
• Inspect build quality and smart integrations.
• Verify escrow and developer track record.
• Budget for potential future infrastructure benefits.
• Prioritize park or avenue views for lifestyle.

ALand

ALand FZE operates under a valid Business License issued by Sharjah Publishing City Free Zone, Government of Sharjah (License No. 4204524.01). Under its licensed activities, ALand provides independent real estate consulting, commercial intermediation, and investment advisory services worldwide. Through a structured network of cooperation with licensed developers, brokers, and real estate firms in the UAE and internationally, ALand assists clients in identifying suitable opportunities, evaluating conditions, and navigating transactions in a secure and informed manner. ALand’s role is to support clients in finding the best available offers under the most appropriate conditions, using professional market analysis, verified partner connections, and transparent advisory processes designed to protect client interests and reduce execution risk. All regulated brokerage, sales, and transaction execution are carried out exclusively by the relevant licensed entities in each jurisdiction. In addition, ALand is authorized to enter consultancy and cooperation agreements with real estate corporations, developers, and professional advisory firms across multiple countries, enabling the delivery of cross-border real estate consulting and intermediation services tailored to the needs of international investors and institutions.

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