Dubai South (Madinat Al Mataar) · Retail · Dubai

Retail space in Dubai South (Madinat Al Mataar), priced by what was paid

Every portal in Dubai shows you what a seller is asking. The Land Department records what a buyer actually transferred, and Ejari records what a tenant actually signed. 67 sales and 68 leases in this district say something the listings do not.

74 registered sales · AED 200.15M · 68 registered leases · 1 January – 14 July 2026 · Source: Dubai Land Department
What this district actually trades
Off-plan
3,923
AED / sqft · 74 deals
Median ticket AED 2.45M
Median unit 759 sqft

Only 0 ready sales registered in 7 months — below the ten-deal threshold at which a median means anything. So this page publishes off-plan stock only. Anyone quoting you a ready comparable in Dubai South Madinat Al Mataar is working from a handful of deals.

What that does to the yield
68 registered retail leases in Dubai South (Madinat Al Mataar) clear a median of AED 160,844 per year on 1,026 sqft — that is 170 AED/sqft. The tenant pays that rate regardless of when the building was finished. So the purchase price is the only variable.
Off-plan @ 3,923
4.3%
New leases and renewals are not the same number. 33 new contracts sign at a median 360 AED/sqft; 35 renewals sit at 140. Which of the two you inherit depends on whether the unit comes vacant, and no listing tells you that.
Gross, before service charge, vacancy, and agency cost — a ceiling, not a forecast. And the caveat that matters: an off-plan unit earns nothing at all until handover, so its real first-years return is not 4.3% but zero.

Month by month

Median AED/sqft · complete months only, July excluded as partial
MonthDealsMedian AED/sqft
January 20263—3,982—
February 20264—4,316—
March 20262—2,780—
April 202612—2,379—
May 202617—4,215—
June 202611—4,015—
July 202623—3,919—

The median held between 2,378 and 4,318 across 6 complete months — a 82% spread. Any single comparable you are shown sits somewhere in that band, and where it sits is the difference between a fair price and a story.

What AED 2.36M actually buys here

Off-plan stock · 67 registered sales · whole segment: 67 deals
10th percentile
1.41M
smallest tickets clearing
Median ticket
2.36M
729 sqft typical
75th percentile
3.22M
larger-floorplate territory
90th percentile
3.75M
above this is rare

The entry point is where most assumptions break. A tenth of registered sales here cleared under AED 1,409,916, and the top decile starts at AED 3,751,461 — a 3-fold range inside one district and one segment. A quoted “Dubai South (Madinat Al Mataar) price” without a size attached to it is not information.

Where the off-plan money went

Projects with 5+ registered off-plan sales · median AED/sqft
Azizi Venice 6
4,736
Azizi Venice 9
3,922
Windsor House
2,328
Windsor House Ii
2,772

Azizi Venice 6 alone took 17 of the 67 off-plan sales — 25% of that side of the district in a single project. Concentration like this matters: when one building sets the median, the “district price” you are quoted is really that building's price.

Dubai South (Madinat Al Mataar) against everything else

Median AED/sqft, registered retail sales, same window · districts with 10+ deals and registered rent
Dubai South (Madinat Al Mataar)
3,927
Business Bay →
2,880
Majan →
2,437
Jumeirah Village Circle →
2,197
International City Phase 1 →
1,076

Dubai South (Madinat Al Mataar) registered 67 retail sales in the period. Jumeirah Village Circle registered 94. Depth is what makes an exit possible: a district that prices itself off hundreds of comparables does not depend on whoever happens to show up.

Every district on this list has its own page, built the same way from the same register. All districts →

A commercial foot against a residential one

Same district, same window
Retail
3,927
67 deals · AED/sqft
Apartments
1,690
7,899 deals · AED/sqft

A commercial foot in Dubai South (Madinat Al Mataar) costs 2.32 times a residential one. That premium is ordinary for a district with real business demand — and it is the number to hold up against any pitch that treats the two as interchangeable.

Questions people actually ask

Answered from the register, not from a brochure
How much does a retail unit cost in Dubai South (Madinat Al Mataar)?
Across 67 registered sales between January and July 2026, the median was AED 2,358,828 at 3,927 AED/sqft. 67 of those were off-plan stock, clearing AED 2,358,828 at 3,927 AED/sqft. The other side of the market is too thin here to publish a median against — which is itself worth knowing before you buy.
What rent does a retail unit in Dubai South (Madinat Al Mataar) actually achieve?
68 registered leases show a median of AED 160,844 per year on a median 1,026 sqft, which is 170 AED/sqft/year. The number splits: 33 new leases sign at 360 AED/sqft, 35 renewals sit at 140 — a vacant unit lets for more than a tenanted one delivers.
What yield will a retail unit in Dubai South (Madinat Al Mataar) produce?
Against the registered rate of 170 AED/sqft, off-plan stock at 3,927 produces roughly 4.3% gross. Both are before service charge, vacancy and agency cost, so treat them as ceilings rather than forecasts. And off-plan earns nothing at all until handover, which the percentage does not show.
Is a retail unit more expensive per foot than an apartment in Dubai South (Madinat Al Mataar)?
Yes — 3,927 against 1,690 across 7,899 registered apartment sales, so 2.32 times. Commercial foot sits above the residential one here, which is worth checking before you assume one is the cheaper way into the district.
How does Dubai South (Madinat Al Mataar) compare with other Dubai retail unit districts?
Jumeirah Village Circle 2,197 across 94 deals, International City Phase 1 1,076 across 79 deals, Business Bay 2,880 across 64 deals, Majan 2,437 across 64 deals. Dubai South (Madinat Al Mataar) registered 67 sales in the period. Depth matters most when you want to sell: a district with hundreds of comparables gives a valuer something to work with, a district with a dozen does not.
You have the district's numbers. Now the one that matters: is the price you were quoted the price this market pays?
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Methodology. Every figure is AED per square foot. The DLD export records area in square metres — median 79.0 across the file — and is converted at 10.764 sqft/m², with the unit decided once for the dataset rather than row by row. Retail means PROP_TYPE Unit with sub-type Shop: the sub-types labelled “Commercial” and “Industrial” in DLD data are almost entirely land, and mixing them in drags the commercial median from 3,302 to 1,919 across Dubai. USAGE_EN is not used to classify sales — every office in the file is tagged “Residential” in that column. Duplicate transaction numbers are collapsed after filtering to Sales, and Mortgage and Gift registrations are excluded. Rent covers 1 January – 14 July 2026 and comes from registered Ejari contracts, filtered to PROP_TYPE Unit above 200 sqft and AED 30,000 to strip flexi-desks and business addresses. Ejari carries no contract number, so lease records are never de-duplicated: identical amounts registered in the same batch are separate units in separate buildings, and collapsing them understates the median rate by 9%. DLD records sales under marketing district names and Ejari under official community names; the two are matched through shared project names, never by hand. Medians throughout, never averages. Districts below 10 registered sales get no page. Registered transactions only: this is what was paid, not what was asked.
Disclaimer. This analysis reflects the independent opinion of OSNOVA Property, based on publicly available Dubai Land Department data at the time of publication. It is not financial, legal, or investment advice, and does not constitute an offer, recommendation, or guarantee of returns, capital appreciation, or rental yield. Yield figures are gross and illustrative. Past registered transactions are not a reliable indicator of future prices. Property investment carries risk, including loss of capital. Verify all figures independently and take professional advice before committing funds. OSNOVA Property is a licensed brokerage and may act for a party to a transaction discussed here.