Districtالمشرف
Al Mushrif
A green, established mainland district on Abu Dhabi island: villas, Mushrif Mall, Umm Al Emarat Park and mid-rise flats close to downtown without the tower density.
establishedgreencentralvillas
8.3
1BR rentReport
AED 55k/yr
Bayut annual / quarterly market reports · 2025-06
3BR villa rentReport
AED 180k/yr
Bayut annual / quarterly market reports · 2025-06
Sale priceEstimate
AED 900/sqft
Editorial estimate · 2025-06
Price trend (YoY)Estimate
+6%
Editorial estimate · 2025-06
Commute to hubEditorial
10 min
Where to Live editorial assessment · 2025-10
Top-rated schoolsOfficial
3
ADEK Irtiqa'a school ratings · 2025
All data
Estimate 7Report 4Official 6Editorial 10— hover a row for the note; the methodology page explains each kind.
People & place
| Population | 40,000 | Estimate | Editorial estimate · 2024 |
| Area | 8 km² | Estimate | Editorial estimate · 2023 |
| Ownership | Nationals | Official | Abu Dhabi Law No. 13 of 2019 (investment zones) · 2025 |
Renting
| Studio rent | AED 40k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 1BR rent | AED 55k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 2BR rent | AED 80k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 3BR villa rent | AED 180k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| Cost of living | AED 3,900/mo | Estimate | Editorial estimate · 2025-09 |
Buying
| Sale price | AED 900/sqft | Estimate | Editorial estimate · 2025-06 |
| Price trend (YoY) | +6% | Estimate | Editorial estimate · 2025-06 |
| Gross yield | 6.5% | Estimate | Editorial estimate · 2025-06 |
| Service charge | AED 8/sqft | Estimate | Editorial estimate · 2025 |
Getting around
| Metro / tram | No | Official | RTA Dubai Metro / Tram network · 2025 |
| Commute to hub | 10 min | Editorial | Where to Live editorial assessment · 2025-10 |
| Traffic | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Jobs access | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Walkability | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Schools & health
| Schools nearby | 8 | Official | ADEK Irtiqa'a school ratings · 2025 |
| Top-rated schools | 3 | Official | ADEK Irtiqa'a school ratings · 2025 |
| Hospitals | 4 | Official | Department of Health Abu Dhabi facility list · 2025 |
Environment
| Beach | 1/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Parks | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Noise | 2/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Density | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Safety | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| August high | 42 °C | Official | National Center of Meteorology climate normals · 2024 |
| Humidity | 4/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Pros & cons
- +Umm Al Emarat Park, mature trees
- +Central, 10 minutes to the Corniche
- +Established schools and clinics
- −Older stock; expats rent rather than buy
- −Airport Road traffic
- −Limited new supply
Residents say
Long-term Arab and Western families; villa compounds here are among the most stable rentals in the city.
Expat communities: Jordanian, Egyptian, Indian, British, Lebanese (editorial, largest first)