Property Overview
A 3-bedroom apartment (likely duplex layout based on size) in Janayen Avenue, Mirdif Hills by Dubai Investment Real Estate Company at AED 2,600,000 for 2,861 sqft, equalling AED 909 per sqft. 7.1% below the original price of AED 2,800,000, saving AED 200,000. Vacant and freehold. Ready property (completed 2019 to 2020).
Property Highlights
- Type: 3-bedroom apartment (likely duplex/vertical villa at this size)
- Size: 2,861 sqft
- Asking price: AED 2,600,000
- Original price: AED 2,800,000
- Saving: AED 200,000 (7.1%)
- Rate: AED 909 per sqft
- Status: Vacant
- Tenure: Freehold
- Completion: 2019 to 2020 (ready)
Unit Type Note
The agent describes this as an apartment. At 2,861 sqft, this is almost certainly a duplex (vertical villa). Mirdif Hills uses a vertical villa concept within its low-rise G+4 buildings: standard 3BR flats are 1,593 to 1,960 sqft, while 3BR duplex units range from 2,500 to 3,377 sqft. The 2,861 sqft falls squarely in the duplex range. These units are designed as two-level homes within the low-rise building, with some ground-floor units having private entrances and gardens. Buyers should confirm whether this is a ground-floor unit with a garden or an upper-level duplex.
Below OP Analysis
The asking price of AED 2,600,000 is AED 200,000 (7.1%) below the stated OP of AED 2,800,000. Including the 4% DLD fee paid at purchase (approximately AED 112,000), the seller's total loss is approximately AED 312,000 (10.6% of total investment).
DLD Transaction Context
DLD transactions for 3BR units in Janayen Avenue:
- AED 3,300,000 for 2,563 sqft (Jun 2026, Block B) = AED 1,288 per sqft
- AED 2,794,802 for approximately 2,303 sqft (Nov 2025, Block A) = AED 1,213 per sqft
- AED 2,446,629 for approximately 1,961 sqft (Nov 2025, Block B) = AED 1,247 per sqft
- AED 2,161,110 for approximately 1,590 sqft (Oct 2025, Block B) = AED 1,359 per sqft
At AED 909 per sqft, this listing is 29% below the DLD median of approximately AED 1,250 per sqft. However, larger duplex units typically trade at a lower per sqft rate than smaller standard apartments, and the June 2026 comparable (2,563 sqft at AED 1,288 per sqft) suggests the per sqft rate for larger units may still be well above AED 909.
Active Listings
Two other listings appear to be the same 2,861 sqft unit listed by different agents at approximately AED 2,800,000 (AED 979 per sqft). An upgraded semi-furnished 3BR at 1,822 sqft is listed at AED 2,599,999 (AED 1,427 per sqft). At AED 2,600,000, this listing is AED 200,000 below the other agents' asking prices for what appears to be the same unit.
Low Liquidity Note
Only 10 sales were recorded across all of Janayen Avenue in the past 12 months, a 69.7% year-over-year decline. This is a niche, family-oriented gated community. Buyers should factor in potentially longer resale timelines and limited price transparency when assessing the purchase.
About Janayen Avenue
Janayen Avenue is a cluster of 391 units (359 residential, 32 commercial) in Block A and Block B within Mirdif Hills. Low-rise G+4 buildings. Unit mix: 7 one-bedroom, 181 two-bedroom, 141 three-bedroom and 30 four-bedroom. The mix of standard apartments and duplex vertical villas creates a varied housing stock within a compact community.
About Mirdif Hills
A gated, freehold community by Dubai Investment Real Estate Company (subsidiary of Dubai Investments) in Mirdif, with a total investment of AED 3 billion. French-inspired architecture. Amenities include swimming pools, gymnasium, landscaped gardens, covered walkways, community centre and retail. On-site facilities include a four-star Millennium hotel with serviced apartments, an NMC hospital and 50-plus retail outlets. District cooling by Emicool. Located in Mirdif, a family-friendly area in eastern Dubai, approximately 15 minutes from Dubai International Airport.
Verification Notes
The asking price, OP, size, vacant status and freehold tenure are from the agent brief. The 7.1% saving is verified (200,000 divided by 2,800,000). The 2,861 sqft matches published DXBinteract data and active listings, confirming this as a valid unit size within the duplex range. Floor plans from FAM Properties show two 3BR layouts: 1,593 sqft (standard) and 3,165 sqft (duplex). This unit at 2,861 sqft likely corresponds to a specific duplex variant. Buyers should confirm the exact unit type (standard or duplex), floor position (ground or upper), any private garden or terrace, and outstanding service charges.
