Muhaisnah

Muhaisnah is a large residential district in the northeast of Dubai, between Al Qusais and the Sharjah border. It is dense, affordable and practical, and with well over 230,000 residents it is Dubai's single most populous community.

It splits into Muhaisnah 1 to 4, and they are genuinely different places. Muhaisnah 4, often called Lulu Village after the supermarket at its centre, is the busiest and cheapest. Other sectors hold villas and villa compounds on quieter streets.

Boundaries and a short history

Muhaisnah covers around 13 square kilometres and borders Al Qusais to the west, Al Twar to the west and southwest, Al Mizhar to the east and Mirdif to the south. Muhaisnah 1 and 2 sit between Sheikh Mohammed Bin Zayed Road and Al Rashidiya Road to their east; Muhaisnah 3 and 4 continue the same corridor further along. Parts of Muhaisnah 2, 3 and 4 were historically burial ground before the district grew into dense collective labour accommodation supporting the construction and industrial projects nearby, a history that still shapes the mix of housing on offer today.

That history is also why Muhaisnah looks and feels different from its neighbour Al Qusais, even though the two sit back to back: Al Qusais grew around a smaller residential core alongside its own numbered industrial zones, while Muhaisnah grew largely to house the workforce for industry across the wider corridor, which is reflected in the much higher share of shared and staff accommodation here.

Who does Muhaisnah suit?

People who want the lowest rents within reach of central Dubai, and anyone commuting to Al Qusais, Deira, the airport, or across to Sharjah. Households sharing accommodation are a large part of the market here, and so are families who want a villa at a rent that would not buy an apartment in the marina.

It suits people who want amenities, landscaping or a short Downtown commute less well. This is a working district, not a marketed community.

What can you rent here?

What is nearby?

• Madina Mall and Lulu Village for everyday shopping, plus large supermarkets, clinics, laundries and low cost restaurants throughout the district.
• Aster Medical Clinic and DocIB among the local clinics.
• International schools including Russian International School, the Philippine School and Indian Academy Dubai.
• Mushrif Park and Al Qusais parks a short drive away.
• The Green Line's eastern terminus, on Al Nahda Street between Al Qusais and Al Twar, reached from Muhaisnah mainly by RTA bus routes rather than on foot, plus dense bus routes generally.
• Al Qusais, Al Nahda and Al Warqa as neighbours.

What should you check before renting?

• Which sector, because the difference between Muhaisnah 2 and Muhaisnah 4 is larger than the difference between many separate communities.
• The specific building, its management, lifts and cleanliness, which vary sharply street to street.
• Parking, which is tight across most of the district.
• Air conditioning age, which on older blocks decides your summer and your bills.
• Ejari registration, which protects you and is not optional. See Ejari explained.

Can you buy here?

Largely no, since this is not a freehold district. Investors drawn to the low entry point and strong rental demand in this corridor generally look at International City or Liwan instead, where freehold apartments are available at comparable prices.

Frequently asked questions

What is available now?

Use the form on this page to tell us what you are looking for and we will come back to you. You can also browse what we currently hold to rent, or read our tenant guide.