Dubai market evidence
Al Yelayiss 2 vs Muhaisanah First: Which Costs More?
A side-by-side comparison of Al Yelayiss 2 and Muhaisanah First property prices from the historical DLD transaction record, broken down by property type.
The numbers for Al Yelayiss 2 and Muhaisanah First
| Metric | Al Yelayiss 2 | Muhaisanah First |
|---|---|---|
| Median AED/sqm | 13,439 AED/sqm | 13,700 AED/sqm |
| Median price | AED 1.2M | AED 1.9M |
| Sampled transactions | 7,892 | 180 |
| P25–P75 range | 11,955 AED/sqm – 15,624 AED/sqm | 11,603 AED/sqm – 14,930 AED/sqm |
| Apartment share | 85% | 89% |
What the price gap means
Muhaisanah First runs 2% above Al Yelayiss 2 on median AED/sqm (13,439 AED/sqm in Al Yelayiss 2 against 13,700 AED/sqm in Muhaisanah First). That gap is widest for Apartment — 2 Bed, where Muhaisanah First runs 11% above Al Yelayiss 2. The headline number is driven by that unit type rather than a uniform premium across the board.
Citywide medians mix property types unevenly, so a headline gap can reflect what is being sold rather than a like-for-like premium. The per-type table above compares only the property types with enough sampled sales in both areas.
Beyond price, Al Yelayiss 2 is anchored by Dubai Cycling Course, while Muhaisanah First is anchored by Etisalat Metro Station metro, City Centre Mirdif, Dubai International Airport.
This is sales transaction evidence only and ends 2026-08-13. It covers sales, not rentals, and is market reference, not valuation or investment advice.
Price by property type
| Property type | Al Yelayiss 2 tx | Al Yelayiss 2 AED/sqm | Muhaisanah First tx | Muhaisanah First AED/sqm | Gap |
|---|---|---|---|---|---|
| Apartment — 1 Bed | 879 | 13,896 AED/sqm | 21 | 12,915 AED/sqm | +8% |
| Apartment — 2 Bed | 1,149 | 13,397 AED/sqm | 28 | 15,119 AED/sqm | -11% |
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