Your area guide to Muhaisnah, an affordable residential community that offers a humble lifestyle packed with amenities
5 January 2020| Last updated on 5 January 2020
Nestled between Al Qusais and the border of Sharjah is Muhaisnah, a budget-friendly district...
Muhaisnah, comprised of Muhaisnah 1, Muhaisnah 2, Muhaisnah 3, and Muhaisnah 4, is a collection of low to mid-cost residences, schools, supermarkets, community parks, mosques, dining, and retail options.
This community has attracted working professionals and families for over two decades due to the convenient and affordable lifestyle it offers.
With this area guide, find out all you need to know about the various properties, amenities, facilities, and the lifestyle that makes up Muhaisnah.
Public transport in Muhaisnah
Muhaisnah is commuter, pedestrian, and driver-friendly. Plenty of public buses run through the district, most of which directly connect to a number of Dubai metro stations such as Al Qusais metro station, Al Nahda metro station, Dubai Airport Freezone metro station, and Airport Terminal metro stations.
While not completely recommended due to the influx of traffic arriving from Sharjah, residents often use bicycles, casual motors, and electric scooters to travel within Muhaisnah and to neighbouring areas.
Government taxis are usually not too difficult to spot and call on the streets.
Car-hailing services Uber and Careem are also used among Muhaisnah residents.
Commute times by car from Muhaisnah
- to Sharjah: 18 minutes
- to Dubai International Airport: 11 minutes
- to Mirdiff: 17 minutes
- to Dubai Academic City: 23 minutes
- to Jumeirah: 24 minutes
- to Downtown Dubai: 24 minutes
- to Dubai Investments Park: 40 minutes
- to Dubai Marina: 33 minutes
Amenities and facilities in Muhaisnah
Muhaisnah is home to the following amenities and facilities:
- Grocery shopping options, including Lulu Village, Carrefour, West Zone supermarket, and smaller corner shops
- Heaps of schools from kindergarten to high school, offering international curriculums such as the UK National curriculum, CBSE Indian curriculum, IB curriculum, and Filipino curriculum
- Hospitals, clinics, pharmacies, and other health centres
- Gas and petrol stations
- A wide selection of dining options, from cheap eats to medium-priced meals. Residents and visitors can choose to dine-in, have it for takeaway, or delivery to your doorstep
- Local community parks
- Shopping centres - the Madina Mall and Lulu Village
- Plenty of mosques for those following the Islamic faith
- Indoor gyms, fitness, and sports centres
- Salons and spas
While Muhaisnah is far from most of Dubai's exciting hotspots, this humble district along the border of Sharjah is home to many residents who seek a convenient lifestyle at a very affordable price. Grocery shopping is easy in Muhaisnah thanks to the abundance of stores around the area, many of which offer grocery delivery.
Parents and students will find accessible education in the neighbourhood, as there are plenty of schools to choose from. Children can follow the British, Indian, IB, or Filipino curriculum in any of the schools nearby. Otherwise, it's easy to reach the Dubai metro station and commute to school.
If you're looking for the most suitable nursery for your little one, have a browse through our guide to Dubai's nurseries.
For more healthcare options, check out our dedicated directory to hospitals and clinics in Dubai, here.
Retail options can also be found in Muhaisnah, from clothes to household items and appliances. Shops are also located in Madina Mall, which has a children's salon, restaurants, and much more.
Keeping active and enjoying a greener environment can be done thanks to the local parks in Muhaisnah. These community parks feature jogging and cycling paths, children's playgrounds, a pond, and plenty of green space for picnics, sports, and other outdoor activities. During the hot summertime, you can find AC-cooled indoor gyms and fitness centres in Muhaisnah.
What's life like in Muhaisnah?
Muhaisnah is located between the border of Sharjah and the mixed-use district of Al Qusais, making it a great location for cost-conscious singles, couples, and families who work or study nearby.
The range of affordable apartments and villas has made Muhaisnah a home for many, and some working residents with families were even brought up in the neighbourhood from infancy. The area is also the staff accommodation site for some Emirates Group workers, which makes commuting to Dubai International Airport, Emirates College, and Emirates Group Headquarters easy.
The wide selection of nurseries, schools, and community parks allows the district to remain a family-friendly environment.
A key thing to note is that Muhaisnah sees daily traffic congestion in the morning and evening rush hour, so for those who prefer to commute using public transport must allocate additional time.
Muhaisnah by day
Come early morning rush hour, Muhaisnah experiences heavy traffic due to cars, public buses, and school buses.
During the rest of day, Muhaisnah can be very quiet. Children are typically away at school and working adults are at their jobs. Stay-at-home parents and nannies can usually be spotted running errands, enjoying a meal out, or a day at the spa or salon.
Muhaisnah by night
During the evening, the rush hour towards Sharjah can lead to long queues on the road. Muhaisnah residents are usually relaxing indoors, running late errands, enjoying a night out at other parts of Dubai, having a night jog or stroll, or dining out.
Who lives in Muhaisnah?
- Expat singles and families
- Low to mid-income households
- Residents who work in Muhaisnah, Deira, Sharjah, or Al Qusais
While not the most exciting neighbourhood in Dubai, Muhaisnah finds popularity among expat singles and families who seek affordable accommodation in a location that is packed with amenities. Most of the residents in Muhaisnah are those who work in the districts nearby, such as Deira, Al Garhoud, Al Qusais, and even the neighbouring emirate of Sharjah.
Properties for rent in Muhaisnah
Average annual rental prices for properties in Muhaisnah are as follows:
- Studio apartment: AED 25,000
- 1 bedroom apartment: AED 36,000
- 2 bedroom apartment: AED 50,000
- 3 bedroom apartment: AED 70,000
- 3 bedroom villa: AED 80,000
- 5 bedroom villa: AED 150,000
- 6 bedroom villa: AED 200,000
What are properties like in Muhaisnah?
Properties in Muhaisnah consist of a mix of apartments and some villas.
The residential complexes are typically low to mid-rise buildings, and are a blend of old structures and new, contemporary apartments. The older, low-rise homes usually do not feature security, are open access, and offer rooms with cheap price tags. The newer buildings tend to have 24/7 security, a swimming pool, an indoor gym, and a hall for activities or prayer.
The villas in Muhaisnah also come with an affordable price tag for larger families with mid to higher income. These houses are incredibly spacious and come in 3 to 6 bedroom units. Regardless of whether you stay in an apartment or a villa, you'll find an abundance of amenities nearby.
Parking in Muhaisnah
Apartments usually have their own basement and outdoor parking lots, whereas villas have up to two parking spaces.
Visitors will find street parking, some of which require a parking fee. Around the commercial sites, shopping malls, and schools, you'll find plenty of places to park.
What are the noise levels like in Muhaisnah?
Muhaisnah is generally quiet, with the occasional noises of traffic and construction from development projects. Depending on the age of the apartment, you might hear the sounds of vacuum cleaning, noises from the TV, raised voices, and parties.