Al Mushrif
Al Mushrif is a central residential district on Abu Dhabi Island, along Airport Road and Al Karamah Street, about 9 minutes by car from the Corniche (OpenStreetMap contributors, October 2026). With villas, apartments, Umm Al Emarat Park and Mushrif Mall, it suits households seeking city living near shopping and outdoor space.
Homes for sale and for rent in Al Mushrif
The homes we list in Al Mushrif right now. Open a home for its details, or open the full list.
We have no homes for sale in Al Mushrif at the moment. Open the full list, or tell us what you need below.
We have no homes for rent in Al Mushrif at the moment. Open the full list, or tell us what you need below.
Source: Masterpiece Property listings, November 2026
Prices, rents and yields in Al Mushrif
ADREC records villa and townhouse as well as apartment and duplex supply in Al Mushrif. When we have homes for sale or rent here, they show above with their asking prices. The prices section also shows ADREC district median rents where available; the index is indicative and does not set the rent of an individual home.
What the regulator shows for rent
| Home | Median yearly rent |
|---|---|
| 3 bedroom villa or townhouseAbout AED 11,440 a month | AED 137,291 |
| 4 bedroom villa or townhouseAbout AED 14,530 a month | AED 174,350 |
| 5 bedroom villa or townhouseAbout AED 16,280 a month | AED 195,357 |
The yearly median runs from AED 137,291 for a 3 bedroom villa or townhouse to AED 195,357 for a 5 bedroom villa or townhouse, about 42% more across the range (ADREC Rental Index, Q2 2025).
Source: ADREC Rental Index, Interactive Map: median yearly rent, all contract types, Q2 2025 (read September 2026)
About Al Mushrif
Al Mushrif is a residential district of Abu Dhabi City. Its local reference points include Umm Al Emarat Park, on 15th Street, flanked by Airport Road and Al Karamah Street, and Mushrif Mall, which combines shops, food and entertainment (Experience Abu Dhabi, October 2026). Al Bateen Beach is about 3 minutes by car and Al Rabeeh School about 5 minutes (OpenStreetMap contributors, October 2026).
ADREC recorded 3,413 homes in the district at the end of June 2026: 1,860 villas and townhouses and 1,553 apartments and duplexes (ADREC Interactive Map, read October 2026).
Umm Al Emarat Park was first built as Mushrif Park in 1982 and later renovated (Experience Abu Dhabi, October 2026). The park has a botanic garden, a lawn and an animal barn, while Mushrif Mall has a Lulu Hypermarket and a fresh food market. Al Mushrif Coop has a supermarket with a bakery, butchery and fishery.
Nearby Al Rabeeh School offers a British curriculum, while International Community School Mushrif teaches an American curriculum with UAE Ministry of Education subjects. For longer journeys, the passenger station is in Mohamed bin Zayed City, and Etihad Rail operates trains between Abu Dhabi and other UAE destinations.
Landmarks around Al Mushrif
These landmarks help orient a home search across the district and its surrounding streets.
Umm Al Emarat Park
The park sits between Airport Road and Al Karamah Street in Al Mushrif. It began as Mushrif Park in 1982, before renovation and its current name. It has a botanic garden, animal barn and lawn.
Source: Experience Abu Dhabi, October 2026.
Mushrif Mall
Mushrif Mall is a shopping and dining destination in Al Mushrif, with a Lulu Hypermarket and an indoor fresh food market. The market sells produce, meat and seafood, while restaurants and a food court add places to eat. Abu Dhabi Mobility lists the mall on bus route 43.
Source: Experience Abu Dhabi and Abu Dhabi Mobility, October 2026.
Al Mushrif Cooperative
The cooperative is headquartered in Al Mushrif and traces its establishment to 1985. Its present building replaced an older one, and its supermarket includes a bakery and fresh food counters. The building also has pharmacies, banking services and other shops.
Source: Al Mushrif Cooperative Society, October 2026.
School connections
Al Rabeeh School offers British curriculum years from FS1 to Year 7 and is about 5 minutes by car. International Community School Mushrif teaches an American curriculum with UAE Ministry of Education subjects.
Source: Al Rabeeh School, International Community School Mushrif and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Al Mushrif, October 2026.
Who Al Mushrif suits
Families
The park has a garden and animal barn, while Al Rabeeh School and International Community School Mushrif offer different curricula.
City commuters
The Corniche is about 9 minutes, Al Maryah Island about 13 minutes and Zayed International Airport about 25 minutes by car (OpenStreetMap contributors, October 2026). Bus routes 43 and 44 stop on Sheikh Rashid Bin Saeed Street and Al Karamah Street (Abu Dhabi Mobility, October 2026).
Renters
Most homes are villas and townhouses (1,860 against 1,553 apartments and duplexes in June 2026, ADREC Interactive Map, read October 2026). Mushrif Mall and the Coop are in the district, and bus routes 43 and 44 run through it (Abu Dhabi Mobility, October 2026).
Buyers seeking variety
Homes range from apartments and duplexes to villas and townhouses, and Mushrif Mall (Lulu and a fresh food market) and the Al Mushrif Coop cover daily shopping.
Living in Al Mushrif
Schools, health, shopping, outdoors and how you get around.
Getting around
- Bus routes 43 and 44
- Route 43 serves Mushrif Mall; route 44 lists Al Mushrif stops on Sheikh Rashid Bin Saeed Street.
- Etihad Rail
- The Abu Dhabi station in Mohamed bin Zayed City is about 18 minutes by car; trains run to Dubai, Al Dhaid and Fujairah, and a shuttle bus links the station with ADNEC, ADNOC headquarters and Reem Mall.
- Zayed International Airport
- About 25 minutes by car.
Source: Abu Dhabi Mobility and Etihad Rail and Masterpiece Property guide to Etihad Rail, October 2026; OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Al Mushrif, October 2026.
Health
- Wellness One Day Surgery Center
- Offers services including general medicine, dentistry and paediatrics, about 5 minutes by car.
- Capital Health Screening Centre
- Provides residency and occupational health screening, about 5 minutes by car.
Source: Wellness One Day Surgery Center, M42 and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Al Mushrif, October 2026.
Schools
- Al Rabeeh School
- British curriculum from FS1 to Year 7, about 5 minutes by car.
- International Community School Mushrif
- American programme with UAE Ministry of Education subjects.
Source: Al Rabeeh School, International Community School Mushrif and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Al Mushrif, October 2026.
Shopping
- Mushrif Mall
- Shops, dining, Lulu Hypermarket and a fresh food market in Al Mushrif.
- Al Mushrif Cooperative
- A supermarket with bakery and fresh food counters, plus other shops and services.
Source: Experience Abu Dhabi and Al Mushrif Cooperative Society, October 2026.
Beaches and parks
- Umm Al Emarat Park
- A park in Al Mushrif with gardens, a lawn and an animal barn.
- Al Bateen Beach
- A public beach overlooking Hudayriyat Island, about 3 minutes by car.
Source: Experience Abu Dhabi and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Al Mushrif, October 2026.
Buying in Al Mushrif: rules and costs
Who can buy
Abu Dhabi permits foreign ownership in designated investment zones, according to the Masterpiece Property guide to buying property in Abu Dhabi as an expat. Al Mushrif is not on the list of investment zones in our expat guide, and outside those zones a non-UAE national does not get freehold title. Ownership eligibility depends on the property and its legal status. Confirm the rules for a specific home with an advisor.
Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026.
Registration costs
ADREC's registration rules let the Executive Committee set the sale registration fee within 1% to 4% of the transaction value, shared equally by seller and buyer unless they agree otherwise. For an off-plan sale in the initial register, the fee is 2%, shared equally, capped at AED 2,000,000 per transaction.
Source: ADREC registration rules, October 2026.
Mortgage
A mortgage buyer needs to account for the Down Payment as well as the loan and associated bank costs. The Masterpiece Property mortgage guide describes lender valuation and income assessment as part of the process. Financing terms depend on the applicant and the lender, so an approval in principle helps establish the budget for a particular purchase.
Source: Masterpiece Property mortgage guide, October 2026.
Off-plan purchases
An off-plan contract can spread payments over construction or other agreed dates, depending on the contract. Under ADREC rules, payments for units sold off plan go into the project escrow account, and dispositions of these units are recorded in the initial register.
Source: ADREC registration rules and Masterpiece Property guide to buying off-plan property in Abu Dhabi, October 2026.
Golden Visa
ICP, the federal authority that issues it, gives real estate investors a 10 year Golden Residency when they fully own one or more UAE properties worth at least AED 2,000,000 in total and registered in their name. A property financed by an approved local bank qualifies, as do off-plan units worth at least AED 2,000,000 bought from an approved developer. ICP decides each application.
Source: ICP, UAE Golden Residency, updated September 2026.
Running costs
The Masterpiece Property guide to buying property in Abu Dhabi as an expat identifies service charges and maintenance among ongoing ownership costs. Charges depend on the home and its arrangements; a seller can provide the relevant statement. For an apartment, ADREC rules describe the owner as holding an undivided share of the common parts.
Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat and ADREC registration rules, October 2026.
Pros and cons of Al Mushrif
Strengths
Things to weigh
- Central: the Corniche is about 9 minutes and Al Maryah Island about 13 minutes by car.
- Umm Al Emarat Park has a botanic garden and animal barn.
- Mushrif Mall and the cooperative offer grocery shopping.
- Al Rabeeh School and International Community School Mushrif offer different curricula.
- Zayed International Airport is about 25 minutes by car.
- No Etihad Rail station nearby: the Abu Dhabi station in Mohamed bin Zayed City is about 18 minutes by car.
- Apartments and duplexes are fewer than villas and townhouses: 1,553 against 1,860 homes in June 2026.
- Al Mushrif is not on our expat guide's list of investment zones, where foreign buyers can own freehold.
Source: OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Al Mushrif; ADREC Interactive Map; Experience Abu Dhabi; Al Mushrif Cooperative Society; Al Rabeeh School; International Community School Mushrif; Etihad Rail; Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026.
Nearby communities
Questions about Al Mushrif
Where is Al Mushrif?
It is on Abu Dhabi Island, along Airport Road (Sheikh Rashid Bin Saeed Street) and Al Karamah Street; the Corniche is about 9 minutes by car (OpenStreetMap contributors, October 2026). Umm Al Emarat Park and Mushrif Mall are its landmarks.
What homes are in Al Mushrif?
ADREC recorded both villas or townhouses and apartments or duplexes, totalling 3,413 homes in June 2026 (ADREC Interactive Map, read October 2026).
What do homes cost to buy or rent?
When we have homes for sale or rent here, they show above with their asking prices. The prices section also shows ADREC district median rents where available; an individual home may differ from the district median.
What ownership rules apply to foreign buyers?
Foreign ownership in Abu Dhabi is permitted in designated investment zones. Al Mushrif is not on the list of investment zones in our expat guide, and outside those zones a non-UAE national does not get freehold title. Confirm the rules for a specific home with an advisor.
Which schools are nearby?
Al Rabeeh School offers a British curriculum and International Community School Mushrif teaches an American curriculum with UAE Ministry of Education subjects. Al Rabeeh is about 5 minutes by car (OpenStreetMap contributors, October 2026).
Are there buses in Al Mushrif?
Yes. Abu Dhabi Mobility lists Mushrif Mall on route 43 and stops in Al Mushrif on route 44 (Abu Dhabi Mobility, October 2026).
How far is the Etihad Rail station?
The Abu Dhabi passenger station in Mohamed bin Zayed City is about 18 minutes by car (OpenStreetMap contributors, October 2026). Etihad Rail connects Abu Dhabi with Dubai, Al Dhaid and Fujairah.
What are the registration costs?
ADREC's registration rules let the Executive Committee set the sale registration fee within 1% to 4%; the two parties share it equally unless they make a different agreement (ADREC registration rules, October 2026). An off-plan sale in the initial register carries a 2% fee, shared equally and capped at AED 2,000,000 per transaction (ADREC registration rules, October 2026).
What are the service charges?
They depend on the property and its arrangements. The seller can provide the statement for the home.
What are the drawbacks?
Al Mushrif is not on our expat guide's list of investment zones, the Etihad Rail station in Mohamed bin Zayed City is about 18 minutes by car and Zayed International Airport about 25 minutes (Masterpiece Property guide to buying property in Abu Dhabi as an expat and OpenStreetMap contributors, October 2026).
Sources
Every number on this page comes from one of these sources, read in the month shown.
- Masterpiece Property listingsHomes, asking prices and yield, worked out from our sale and rent listings, November 2026.
- ADREC (Abu Dhabi Real Estate Centre)ADREC Rental Index, Interactive Map: median yearly rent, all contract types, Q2 2025 (read September 2026)
- Masterpiece Property guide to buying property in Abu Dhabi as an expatUpdated 16 October 2026.
- Masterpiece Property mortgage guideUpdated 5 October 2026.
- Masterpiece Property guide to buying off-plan property in Abu DhabiUpdated 13 October 2026.
- Masterpiece Property guide to Etihad RailUpdated 16 October 2026.
- Masterpiece Property guide to the Abu Dhabi Rental IndexUpdated 12 October 2026.
- ADREC registration rulesSale and off-plan registration fees, common parts, the initial register and escrow, read 30 October 2026.
- ICP: UAE Golden ResidencyGolden Residency for real estate investors: 10 years, AED 2 million; updated 10 September 2026.
- ADREC Interactive MapResidential supply of the Al Mushrif district, read 19 October 2026.
- Experience Abu Dhabi: Umm Al Emarat ParkPark history, setting and facilities, read October 2026.
- Experience Abu Dhabi: Mushrif MallMall, hypermarket and fresh market, read October 2026.
- Al Rabeeh SchoolCurriculum and school years, read October 2026.
- Al Mushrif Cooperative SocietyCooperative history and shops, read October 2026.
- Wellness One Day Surgery CenterMedical specialties, read October 2026.
- M42: Capital Health Screening CentreScreening services, read October 2026.
- Abu Dhabi Mobility: route 43Route and stops, read October 2026.
- Abu Dhabi Mobility: route 44Route and stops, read October 2026.
- Experience Abu Dhabi: Al Bateen BeachBeach location and activities, read October 2026.
- Etihad Rail passenger networkPassenger services and stations, read October 2026.
- International Community School MushrifSchool curriculum, read October 2026.
- OpenStreetMap contributorsPlaces on the map and drive times worked out on OpenStreetMap roads (OSRM), read October 2026.
Page checked: 30 October 2026
Request the Al Mushrif price sheet
Tell us what you are looking for in Al Mushrif. Here is what you get.
- A price sheet for Al Mushrif: the homes we list, the projects and their starting prices.
- Help choosing between ready and off-plan homes, and between districts.
- The buying steps and costs for your case: the ADREC transfer fee, a mortgage, the payment plan.
- A viewing or a video call, whichever suits you.
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