EXECUTIVE SUMMARY
Investment Analysis for Nasayem Avenue - Block 2
This property is a distressed asset, offering potential buyers an opportunity to acquire a 2-BR unit at Nasayem Avenue - Block 2 at a reduced rate. The original price of AED 1,925,040 has been discounted by 14.5%, bringing the asking price to AED 1,645,000.
Price Per Sq. Ft. Calculation
The property has a size of 1,527 sq.ft. The calculation for the price per square foot is as follows:
Price per sq. ft.: AED 1077.92
Capital Appreciation and Yield Considerations
Given the distressed nature of this asset, there is potential for capital appreciation should the market rebound. Investors should also consider the possible rental yield from this unit, particularly due to the discount applied to the original price. This opportunity allows for a cost-effective entry point into the Dubai property market.
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PROJECT DESCRIPTION
Nasayem Avenue Overview
Nasayem Avenue is a residential sub community within the wider Mirdif Hills master development located in Mirdif, Dubai. The project forms part of a mixed use neighbourhood delivered by Dubai Investments Real Estate Company. Situated near the centre of the Mirdif Hills master plan, Nasayem Avenue consists primarily of mid rise residential buildings containing a range of apartments and duplex units. Construction of the development began in November 2016 and the project reached completion in December 2019 following an originally estimated completion target of December 2018. According to records published by the Dubai Land Department, the development was valued at approximately AED 373,246,000 at the time of construction. The area functions as a residential enclave integrated within a broader community framework that includes commercial outlets, education facilities, leisure spaces and green areas.
Location Within Mirdif Hills
Nasayem Avenue forms one of the residential clusters inside Mirdif Hills, a master planned development positioned in the north eastern region of Dubai. The locality lies within close proximity to Mushrif Park and is a short distance from residential areas such as Al Khawaneej and Al Mizhar. Mirdif itself is known as an established residential district consisting mainly of villas and family oriented communities. The introduction of apartment projects such as Nasayem Avenue represents a shift toward mixed housing formats in the area. Mirdif Hills is located close to Emirates Road and Tripoli Street, two major road corridors that allow access to other districts across the emirate. Nearby areas include Dubai International City approximately 7 kilometres away, Warsan Village roughly 8 kilometres away and Dubai Festival City around 8.7 kilometres from the development.
Architectural Typology And Residential Units
The residential offering in Nasayem Avenue includes a variety of apartment layouts designed for medium and large household sizes. Units within the development range from two bedroom and three bedroom flats to larger three and four bedroom duplex apartments. The design concept emphasises integrated residential living within a planned neighbourhood environment. Buildings in the cluster incorporate residential floors above podium and parking levels and provide internal courtyards and communal circulation spaces typical of mid density projects in the Mirdif district. The layout configuration supports a community oriented development pattern where residential blocks are arranged around landscaped spaces and walkways connecting to amenities throughout the greater Mirdif Hills master plan.
Development History And Construction
The planning timeline for Nasayem Avenue can be traced back to at least October 2014 when the project was first identified in early development records. Construction formally commenced in November 2016 as part of the first phases of the Mirdif Hills master development. The project progressed through several stages of structural works and architectural completion during the following three years. Although the initial estimated completion date was December 2018, final delivery and completion were recorded in December 2019. The project was developed by Dubai Investments Real Estate Company, a development subsidiary of Dubai Investments, which has delivered multiple residential and commercial projects in the United Arab Emirates.
Transport Connectivity And Road Access
Nasayem Avenue benefits from road connectivity through surrounding arterial routes serving the Mirdif district. Travel time estimates calculated using typical traffic conditions indicate that Dubai Mall in Downtown Dubai can be reached in approximately 23 minutes by car. Palm Jumeirah lies roughly 35 minutes away, while Burj Al Arab can be accessed in around 33 minutes and The Walk at Jumeirah Beach Residence within approximately 38 minutes. Dubai International Airport is particularly close, with driving times averaging around 12 minutes under normal traffic conditions. The Al Maktoum International Airport located in Dubai South is approximately 52 minutes by road. These access conditions position Nasayem Avenue within reasonable commuting distance of central employment districts and airport infrastructure.
Local Amenities And Attractions
The surrounding Mirdif district features several recreational and lifestyle destinations located within short driving distance of Nasayem Avenue. Mushrif Park is situated less than one kilometre away and provides extensive green spaces, cycling paths, picnic areas and recreational facilities. Additional nearby parks include Uptown Mirdif Park and Mirdif Park located within a radius of roughly 1.5 to 2.4 kilometres from the development. Entertainment venues in the vicinity include Cinema City at Arabian Centre approximately 1.3 kilometres away and Vox Cinemas at City Centre Mirdif around 3.5 kilometres away. Other attractions in the broader area include Quran Park located roughly 3.5 kilometres from the site and Dubai Safari Park roughly 5.1 kilometres away. Retail and leisure activities are also accessible through nearby shopping centres such as Arabian Centre and City Centre Mirdif.
Education Facilities Near Nasayem Avenue
Several education institutions operate within a short distance of Nasayem Avenue, supporting the family oriented profile of the community. Dar Al Marefa School is located approximately 1 kilometre away in Mirdif and provides an International Baccalaureate curriculum. Chinese School Dubai is also roughly 1 kilometre from the development and operates under UAE Ministry of Education guidelines. Al Mawakeb School Al Khawaneej is located approximately 1.2 kilometres away and follows an American curriculum framework. GEMS Royal Dubai School situated around 1.4 kilometres from Nasayem Avenue follows the British education system and has received a government inspection rating of Very Good. Uptown International School in the wider district also holds a Very Good inspection rating, offering additional educational options within a short commuting distance.
Market Transactions And Distressed Asset Context
Transaction data published by the Dubai Land Department indicates ongoing residential sales activity within Nasayem Avenue since its completion. Recent registered transactions include two bedroom flats measuring approximately 1,358 square feet sold for around AED 1,600,000 and three bedroom units measuring around 1,720 square feet with values recorded close to AED 960,000 under mortgage registration documentation. Other transactions include a four bedroom flat measuring about 3,730 square feet with a recorded transaction value of AED 3,846,350. Analysis of transaction history within the development shows notable price variation between units depending on registration type, property size and sale conditions. Certain units currently appearing in secondary market listings are being marketed at prices that sit below average transactional benchmarks within the local sub market. As a result, these units may be characterised as distressed assets due to below market pricing relative to recorded sales within the same development.
Nearby Districts And Urban Context
The wider area surrounding Nasayem Avenue includes several residential and mixed use districts that contribute to the broader urban context of northeastern Dubai. Mirdif is located approximately 1.8 kilometres from the project and consists primarily of low density villa neighbourhoods that have historically served as a family oriented residential district. Dubai International City, located roughly 7.3 kilometres away, contains themed residential clusters and retail facilities oriented around affordable housing. Additional nearby communities include Warsan Village and Culture Village along the Dubai Creek corridor. These adjacent areas provide supplementary retail, entertainment and employment opportunities that support residential developments within the vicinity of Mirdif Hills.
Investment Perspective
From an investment perspective, Nasayem Avenue represents a completed residential component within an established suburban district close to Dubai International Airport. The project provides apartment products within a neighbourhood that historically consisted mostly of villas, thereby adding diversity to the housing inventory in Mirdif. Accessibility to arterial road networks, proximity to educational institutions and the presence of large public parks contribute to the practical residential appeal of the development. Units currently offered at below average transactional benchmarks may also attract investor attention due to the distressed asset classification created by pricing that undercuts prevailing market comparisons recorded by the Dubai Land Department.