2BR Plus Study Apartment in Nasayem Avenue, Mirdif Hills, Distress Sale with Open View

Property Overview

A 2BR plus study apartment is available in Nasayem Avenue, Mirdif Hills, Mirdif, Dubai. The unit offers 1,500 sqft of built-up area with an open view and is priced at AED 1,650,000 (AED 1,100 per sqft). The agent describes this as a distress sale. The property is in a ready, completed building developed by Dubai Investments.

Deal Analysis

The agent has not provided an original purchase price or a specific market benchmark for this listing. The distress classification is agent-stated and is assessed below against available transaction and listing data.

DLD Transaction Context

Property Finder records 24 sales transactions in Nasayem Avenue. Recent 2BR transactions include:

• Nasayem Avenue 2: 1,528 sqft at AED 1,450,000 (AED 949 per sqft), August 2026
• Nasayem Avenue 2: 1,603 sqft at AED 1,430,000 (AED 892 per sqft), July 2026
• Nasayem Avenue 1: 1,390 sqft at AED 1,600,000 (AED 1,151 per sqft), July 2026

This listing at AED 1,100 per sqft sits between the Nasayem Avenue 2 transactions (892 to 949 per sqft) and the Nasayem Avenue 1 transaction (1,151 per sqft). The per-sqft comparison depends on which building this unit is in. The agent has not specified which Nasayem Avenue building.

It is worth noting that DLD-recorded sizes on Property Finder appear under the plot column rather than the BUA column for these apartments. If these represent gross or super built-up areas rather than net BUA, the effective per-sqft prices would be higher than shown, which would make this listing's AED 1,100 per sqft more competitive.

Active Listing Comparisons

Active 2BR listings in Nasayem Avenue include:

• Nasayem Avenue 1: 2BR at 1,447 sqft for AED 1,670,000 (AED 1,154 per sqft)
• Nasayem Avenue Block A: 2BR plus maid at 1,582 sqft for AED 1,889,999 (AED 1,195 per sqft), furnished and tenanted
• Nasayem Avenue 3: 2BR at 2,017 sqft for AED 2,170,000 (AED 1,076 per sqft), motivated seller
• Nasayem Avenue 3: 2BR at 2,314 sqft for AED 2,280,000 (AED 985 per sqft), motivated seller

This listing at AED 1,650,000 for 1,500 sqft (AED 1,100 per sqft) is priced below the smallest active 2BR comp at AED 1,670,000 for 1,447 sqft, while offering 53 sqft more space plus a study room. It is significantly below the furnished 2BR plus maid listing at AED 1,889,999. However, the larger 2BR units in Nasayem Avenue 3 from motivated sellers are listed at lower per-sqft rates (985 to 1,076 per sqft), reflecting the typical price scaling where larger units carry a lower rate.

Assessment

Without a stated original purchase price, the distress basis cannot be independently confirmed. The asking price is competitive against the nearest active comp (AED 1,670,000 for a smaller 2BR without a study room) and notably lower than the furnished 2BR plus maid at AED 1,889,999. Buyers should request the seller's purchase documentation to verify the actual investment cost and determine the true discount level.

About Nasayem Avenue and Mirdif Hills

Nasayem Avenue is part of Mirdif Hills, a master-planned community developed by Dubai Investments (through Dubai Investment Real Estate Company). The development sits at the centre of the Mirdif Hills masterplan and is surrounded by a gated community garden. Nasayem Avenue comprises multiple residential buildings (Avenue 1, 2 and 3) offering studios through 3BR apartments and duplexes. Nasayem Avenue 2 alone contains 134 units, predominantly 2BR layouts (100 units) ranging from 1,210 to 1,882 sqft.

The Mirdif Hills community includes swimming pools, a gym, landscaped gardens with covered walkways, children's play areas, 24/7 security and concierge services. Retail, a nursery and a clinic are integrated within the development. The community is within walking distance of Mirdif Avenue Mall and close to Mushrif Park.

Layout and Views

The apartment provides 1,500 sqft across 2 bedrooms and a study room. The study offers additional enclosed space that can serve as a home office or ancillary room. This layout is comparable to 2BR plus maid configurations found in other Nasayem Avenue listings. The agent states an open view, which in the Mirdif Hills context typically refers to an unobstructed outlook over community gardens, parks or the surrounding Mirdif landscape rather than a specific landmark view.

Location and Connectivity

Mirdif is an established residential area in eastern Dubai. Mirdif Hills is located with access to Emirates Road and Al Khawaneej Road. Nearby destinations include Mushrif Park, City Centre Mirdif and Mirdif Avenue Mall. Schools within 5 km include 24 institutions with a predominantly American curriculum. Public transport includes bus routes along 78th Street, though the area is primarily car-dependent. Dubai International Airport is approximately 15 to 20 minutes by road.

Verification Notes

• The distress classification is agent-stated. No original purchase price or market benchmark has been supplied by the agent.
• The specific Nasayem Avenue building (1, 2, 3 or Block A) has not been identified by the agent. Price comparisons vary significantly between buildings.
• DLD 2BR transactions in Nasayem Avenue range from AED 892 to 1,151 per sqft. This listing at AED 1,100 per sqft sits within that range.
• The nearest active 2BR comp at AED 1,670,000 for 1,447 sqft (without study) is AED 20,000 more expensive for 53 sqft less space, suggesting this listing is competitively priced.
• DLD-recorded sizes appear in the plot column, which may represent gross area rather than net BUA. If so, effective per-sqft transaction prices would be higher than listed figures.
• BUA of 1,500 sqft is agent-stated. The specific building is unknown, so the size cannot be verified against official floor plans at this time.
• Open view is agent-stated and should be confirmed on inspection.
• Freehold status is confirmed for the Mirdif Hills community.