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Dubai · Areas · Mudon

Mudon Dubai: villas and townhouses for sale

Mudon villas start at ~AED 3.2M, 3-bed townhouses at ~AED 3.1M, and off-plan Mudon Al Ranim launched from AED 2.06M. Gross yield runs 5.5–7%. A finished, gated family community in Dubailand built around a 1.8M sq.ft central park — and it has no metro station.

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AED 2.06M
Al Ranim off-plan from
~AED 1,449
average sale, per sq.ft
5.5–7%
gross yield
8
Al Ranim phases
Updated 8 July 2026
In short

Mudon is a completed, gated family community in Dubailand, developed by Dubai Properties around Mudon Central Park — 1,800,000 sq.ft, the largest park in Dubailand. Ready 3-bed townhouses start at ~AED 3.1M, 3-bed villas at ~AED 3.2M, and 5-bed villas run AED 9.5M–12.5M. Off-plan Mudon Al Ranim launched from AED 2.06M. Gross yield is 5.5–7%; the average recorded sale is about AED 3.53M (~AED 1,449 per sq.ft, late 2025). There is no metro — bus F32 reaches Jumeirah Golf Estates station in roughly 15 minutes.

Sources: DLD, Bayut, Property Finder, Dubai Properties · 2026
The area

What is Mudon like?

Mudon sits in Dubailand off D63, with links to E611 (Emirates Road), E311 and E44. It is a villa-and-townhouse community: Arabella 1–3 townhouses, Rahat and Al Naseem villas, Al Salam 4-beds, and one small apartment cluster — Mudon Views. The streets are quiet and gated, and everything orbits Mudon Central Park: cycling loops, sports courts, lawns and the community pool.

The buyer here is a family. Prices sit near AED 1,449 per sq.ft on recorded sales (late 2025), with villa listings asking AED 1,700–2,200 — mid-market money for a big plot, well below the waterfront. Transaction volume was up about 45% at mid-2025 and prices roughly +14% year on year, per broker data. What Mudon does not offer is a metro station, a walkable high street or meaningful apartment stock.

Villas and townhouses in a gated family community, DubaiVilla-and-townhouse community, Dubai
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Mudon vs the alternatives

Mudon competes with Dubai's other established villa communities rather than with towers. Arabian Ranches is older and dearer per sq.ft; Town Square undercuts it on price with smaller plots; DAMAC Hills adds a golf course and a large apartment component. To compare across the whole market, see our guide to villas for sale in Dubai, the Dubai rental market overview, or browse all Dubai areas.

Prices & yield · 2026

How much do Mudon villas and townhouses cost in 2026?

TypeFromTypical rangeGross yield
Al Ranim (off-plan, 3–4 bed)~AED 2.06MAED 2.06M–3.6M5.5–6.5%
Townhouse, 3 bed~AED 3.1MAED 3.1M–3.48M5–6.5%
Townhouse, 4 bed~AED 4MAED 4M–4.95M5–6%
Villa, 3 bed~AED 3.2MAED 3.2M–4.25M4.5–6%
Villa, 4 bed~AED 4.1MAED 4.1M–5.2M5.5–7%
Villa, 5 bed~AED 9.5MAED 9.5M–12.5M—

Average recorded sale ~AED 3.53M (~AED 1,449/sq.ft, late 2025); villa listings ask AED 1,700–2,200/sq.ft. Yields are gross, computed from the sale prices above and the rent ranges below — the area band is 5.5–7%. Five-bed villas trade too rarely to quote a rental yield. Sources: DLD, Bayut, Property Finder.

Mudon rents and yield

TypeAnnual rentGross yield
Apartment, 2 bed (Mudon Views)AED 125k–143kup to 7%
Townhouse, 3 bedAED 160k–200k5–6.5%
Townhouse, 4 bedAED 240k–255k5–6%
Villa, 3 bedAED 165k–200k4.5–6%
Villa, 4 bedAED 265k–350k5.5–7%

Asking rents rose about 5% over six months. Net yield is lower after service charges and agency fees. Sources: Bayut, Property Finder · 2026.

Projects

What you can actually buy in Mudon

Ready — all Dubai Properties

  • Arabella 1–3 — 3 and 4-bed townhouses
  • Rahat and Al Naseem — 3 to 5-bed villas
  • Al Salam — 4-bed villas
  • Mudon Views — the only apartments in Mudon (1–3 bed, few listings)

Off-plan — Mudon Al Ranim, phases 1–8

  • Phases 1 to 3.5 complete or completing by April 2026
  • Phase 6 due around July 2026 — AED 3.1M–3.6M
  • Phase 7 was about 61% built at mid-2026
  • Launch prices AED 2.06M–2.49M; payment plans 60/40 and 10/50/40

Al Ranim resells at roughly 15% more per sq.ft than Arabella — the newest phases carry the premium. Handover dates are the developer's targets, not guarantees. Off-plan purchases carry no buyer commission; resale carries the standard 2%, and total buyer costs run up to ~7%.

Location & schools

Getting around Mudon — and the metro question

There is no metro in Mudon. The community sits off D63 in Dubailand with links to E611 (Emirates Road), E311 (Sheikh Mohammed Bin Zayed Road) and E44. Bus F32 reaches Jumeirah Golf Estates metro station in about 15 minutes. Downtown Dubai is roughly 30 minutes by car, Al Maktoum airport (DWC) about 28 minutes and JBR about 26. Plan for a car — ideally two.

Schools are why most families come. Blossom Nursery and Ash Mount School are inside the community; Jebel Ali School is roughly 8 minutes away, with South View and JESS a short drive further. Retail is community-scale: a supermarket, clinics and cafés on the park, with the big malls a drive away.

Who Mudon suits

  • Families who want a plot, a park and schools inside the gates
  • Investors in family long-lets at 5.5–7% gross
  • Off-plan buyers who want a 60/40 or 10/50/40 plan

Who it does not

  • Anyone who needs the metro or a walkable high street
  • Single buyers and apartment hunters — Mudon Views aside, there is nothing
  • Short-term holiday-let operators; this is a long-let community
Investment view

Is Mudon right for you?

In favour

  • Ready, gated and family-first — nursery and school inside
  • Mudon Central Park, 1.8M sq.ft — the largest in Dubailand
  • 5.5–7% gross on family long-lets; Mudon Views to ~7%
  • Off-plan entry from AED 2.06M with staged payment plans
  • Volume up ~45% at mid-2025; prices ~+14% year on year (broker data)

Worth knowing

  • No metro — bus F32 to Jumeirah Golf Estates, ~15 min
  • Almost no apartments; car-dependent by design
  • Downtown ~30 min; no nightlife, no waterfront
  • Five-bed villas jump to AED 9.5M–12.5M — a different market
  • Al Ranim phases 6–8 are still a building site
Calculator

Estimate your return

Currency
2M12.5M AED

Gross estimate from Mudon's 5.5–7% yield band; net is lower after service charges. Rent varies by phase, plot size and finish.

Monthly rent—
Annual income—
Gross yield—
Payback—

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FAQ

Mudon: common questions

How much is a villa or townhouse in Mudon, Dubai?

Ready 3-bedroom townhouses start around AED 3.1M and 4-bedroom townhouses around AED 4M. Three-bedroom villas start near AED 3.2M and 5-bedroom villas run AED 9.5M–12.5M. Off-plan Mudon Al Ranim launched from AED 2.06M.

What rental yield does Mudon give?

About 5.5–7% gross. A 3-bedroom townhouse rents for AED 160k–200k a year and a 4-bedroom villa for AED 265k–350k; Mudon Views apartments sit at the top of the range.

Does Mudon have a metro station?

No. There is no metro in Mudon. Bus F32 reaches Jumeirah Golf Estates metro station in about 15 minutes, and Downtown Dubai is roughly a 30-minute drive.

What is being handed over in Mudon in 2026?

Mudon Al Ranim. Phases 1 to 3.5 are complete or completing by April 2026, phase 6 is due around July 2026, and phase 7 was about 61% built at mid-2026.

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New projects

New Mudon projects & off-plan

Mudon Al Ranim · phases 1–8 · from AED 2.06MAl Ranim phase 6 · handover ~July 2026 · AED 3.1M–3.6MAl Ranim phase 7 · ~61% built

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