Madinat Badr

TL;DR

Madinat Badr is a completed master-planned residential community by Nakheel in Muhaisnah (Al Muhaisnah 1), Dubai — 11 residential buildings (the Qamar phase) featuring 1-bedroom (855–1,230 sqft), 2-bedroom (1,333–1,761 sqft), and 3-bedroom (2,000–2,255 sqft) apartments. Delivered in 2019. Prices from AED 1.4 million. The community is designed in Andalusian/Moorish architectural style — terracotta roofs, arched walkways, and intricate geometric tiling — and anchored by a massive central park, an 8-kilometre dedicated cycling and jogging track, Souk Badr (community shopping centre), on-site nursery, clinic, mosque, and sports complex. Annual rents: AED 50,000–140,000. Gross yields approximately 5–6.63%. A mature, family-oriented freehold community positioned 10–15 minutes from DXB airport with excellent E311 highway access.

Overview

Madinat Badr is one of Nakheel's most architecturally distinguished residential communities — a departure from the developer's typical contemporary tower projects (Palm Jumeirah, The Gardens, Discovery Gardens) into a heritage-inspired low-to-mid-rise community that evokes the grandeur of Andalusian and Moorish Islamic architecture. The community was developed in partnership with Dubai Islamic Bank and is positioned in Muhaisnah (Al Muhaisnah 1) — one of Dubai's inner suburban districts between Deira/Airport Freezone to the north and Dubai Silicon Oasis to the southeast.

Nakheel Properties, wholly owned by the Investment Corporation of Dubai (ICD), is one of the UAE's largest real estate developers, responsible for creating Palm Jumeirah, The World Islands, Palm Jebel Ali, and numerous master communities across Dubai. The Madinat Badr project demonstrates Nakheel's ability to deliver a completely distinct product — heritage-inspired low-rise community planning — within its otherwise coastal and large-scale master plan portfolio.

The first phase of Madinat Badr, branded as 'Qamar', comprises 11 residential buildings arranged around a central park and community amenity hub. The Qamar phase was fully completed in 2019 and has been operational for 6+ years — providing investors with empirical occupancy data, rental performance history, and community quality assessment without the uncertainty of off-plan execution.

The scale of Madinat Badr's apartment footprints is notably generous by Dubai standards: 1-bedroom units averaging 855–1,230 sqft (significantly above the 700–900 sqft typical for new-build Dubai 1BR apartments), and 3-bedroom apartments reaching 2,000–2,255 sqft — a size typically associated with villa communities rather than apartment buildings.

Location & Connectivity

Muhaisnah (Al Muhaisnah 1) occupies a strategically central position within Dubai's inner suburban grid — positioned between major employment zones and benefiting from excellent multi-directional highway access.

Key distances from Madinat Badr:

• Dubai International Airport (DXB): 10–15 minutes by car — exceptional airport proximity for residents and business travellers
• Deira / Gold Souk: 20 minutes
• Dubai Silicon Oasis: 15 minutes
• Academic City: 15 minutes
• Mirdif City Centre: 10 minutes
• Downtown Dubai / Burj Khalifa: 25 minutes
• Dubai International Financial Centre (DIFC): 25 minutes
• Sharjah: 15–20 minutes (across the border)

Primary Road Access:

• Sheikh Mohammed Bin Zayed Road (E311): 5 minutes — the main Dubai ring road, connecting north toward Sharjah and south toward DSO/Al Ain
• Al Khawaneej Road: 5 minutes — connects east toward DXB and Mirdif
• Emirates Road (E611): accessible via E311

Muhaisnah is served by the RTA bus network, connecting to the nearest Dubai Metro stations (Al Nahda and Rashidiya on the Red Line) within 15–20 minutes. The Dubai Metro Blue Line, planned under the 2040 Urban Master Plan, may eventually improve direct transit access to this district.

Within Madinat Badr itself, all daily needs are available without leaving the community: Souk Badr provides a supermarket, pharmacy, clinic, restaurants, cafes, and essential services — a self-contained daily retail ecosystem.

Architecture & Unit Design

Madinat Badr's architectural identity is defined by five elements consistently applied across all 11 Qamar buildings:

1. Terracotta clay tile roofing: the characteristic low-pitched roofline of Andalusian Mediterranean architecture, visible from the community's landscaped open spaces
2. Arched walkways and colonnades: covered pedestrian paths between buildings that provide shade and create a sense of sheltered community movement
3. Intricate geometric tiling: Moorish geometric pattern work applied to key architectural features — entrance archways, courtyard walls, and fountain surrounds
4. Warm earthy colour palette: ochre, terracotta, sand, and cream exterior renders that reflect the communal warmth of traditional Islamic quarter design
5. Low-to-medium rise scale: the community's buildings are 5–10 floors maximum, creating a human-scale environment contrasting sharply with Dubai's surrounding high-rise context

1-Bedroom Apartments (855–1,230 sqft):

• Among the most generously sized 1BR apartments in Dubai's mid-market sector
• Separate bedroom with built-in wardrobe
• Large open-plan living and dining room
• Full closed kitchen
• Balcony or terrace — park-facing or courtyard-facing depending on building
• Master bathroom with shower and bath
• Maid's room in the largest 1BR configurations
• Secondary market: AED 1.4M–1.9M

2-Bedroom Apartments (1,333–1,761 sqft):

• Master bedroom with en-suite bathroom and walk-in wardrobe
• Second bedroom with shared or private bathroom
• Large living and dining room
• Closed kitchen with laundry room
• Expansive balcony or terrace
• Storage room in select units
• Secondary market: AED 1.9M–2.5M

3-Bedroom Apartments (2,000–2,255 sqft):

• Three full bedrooms (master en-suite + shared bathrooms)
• Formal living room and dining room
• Large closed kitchen with pantry
• Maid's room with bathroom
• Laundry room
• Expansive balcony or terrace
• The spaciousness of this configuration rivals 4-bedroom townhouses in comparable price communities
• Secondary market: AED 2.4M–2.8M+

All units delivered with ceramic tile flooring in living areas, fitted kitchen cabinetry (open shelving and lower cabinets with worktops), branded bathroom fixtures, and central air-conditioning.

Community Amenities

Madinat Badr's amenity programme is extensive — designed to support a self-sufficient community lifestyle without requiring residents to leave the development for most daily activities:

Active Recreation:

• 8-kilometre dedicated cycling and jogging track: one of the longest community cycling circuits in Dubai's residential sector, creating a meaningful fitness resource for daily use — the circuit is well-lit, shaded in sections, and separated from vehicular traffic
• Swimming pools: multiple community pools distributed across the development
• Sports fields: multi-purpose sports courts for football, basketball, and volleyball
• Fitness centres: equipped gyms within the community facilities

Leisure & Greenery:

• Central Park: the landscaped heart of Madinat Badr — a large open green space with mature trees, seating, water features, and picnic areas that provides the community with a resort-park atmosphere year-round
• Landscaped gardens and internal courtyards between buildings
• Children's play areas with age-appropriate equipment and safety surfaces

Community Services:

• Souk Badr (Community Shopping Centre): dedicated retail centre with supermarket anchor, pharmacy, restaurant/café selection, boutique retail, and essential service tenants — effectively a community-scale mall within walking distance
• Nursery: on-site early childhood education facility for families with young children
• Clinic: on-site medical clinic providing general practitioner and specialist consultation services
• Mosque: a dedicated prayer facility within the community, aligned with the cultural values of the development's Islamic architectural heritage
• Community Centre: a multi-purpose space for community events, meetings, and resident association activities

Security:

• 24-hour security personnel and CCTV coverage
• Controlled community access

Investment Analysis

Madinat Badr's investment fundamentals are supported by three compounding factors:

1. DXB Airport Proximity: Muhaisnah's 10–15 minute proximity to Dubai International Airport is a structural rental demand driver — airline staff, airport employees, frequent business travellers, and import/export professionals in the adjacent Deira commercial district represent a consistently present tenant demographic.

2. Oversized Apartment Footprints: Madinat Badr's 1BR (855–1,230 sqft) and 2BR (1,333–1,761 sqft) are substantially larger than equivalent-priced apartments in newer Dubai communities. This size premium translates to tenant preference — particularly families and sharers who prioritise space-per-AED.

3. Andalusian Community Character: The architectural distinctiveness of Madinat Badr creates a recognisable community identity that drives tenant loyalty and low vacancy. Tenants who find the aesthetic and community atmosphere appealing tend to renew leases rather than relocating to anonymous modern towers.

Secondary Market Pricing (2025):

• 1BR: AED 1.4M–1.9M
• 2BR: AED 1.9M–2.5M
• 3BR: AED 2.4M–2.8M

Annual Rental Rates:

• 1BR: AED 50,000–80,000
• 2BR: AED 80,000–115,000
• 3BR: AED 110,000–140,000

Gross Rental Yield: 5–6.63% — above Dubai's residential average of 4–5.5% for completed communities. The 6.63% upper bound reflects returns achievable on 1BR units at current pricing.

Freehold: title type to confirm with DLD/Nakheel (Nakheel's Muhaisnah development operates under specific title designations). UAE Golden Visa eligible on properties AED 2M+. No income tax, no capital gains tax.

Why Madinat Badr Stands Out

1. 8km Cycling Track: No other completed apartment community in Muhaisnah offers a dedicated 8-kilometre cycling track — a facility that requires significant planning and land allocation, and that drives resident wellness engagement and community spirit.
2. Andalusian Architecture in Dubai: The Moorish-Andalusian design language is virtually unique among Dubai's completed residential communities — it creates an aesthetic distinctiveness that photographs beautifully, attracts design-conscious tenants, and ages gracefully (unlike generic curtain-wall towers that date visually within a decade).
3. Self-Contained Community: Souk Badr + nursery + clinic + mosque within the community boundary enables residents to conduct most daily life activities without leaving — a lifestyle efficiency valued particularly by families and community-oriented residents.
4. Generous Unit Footprints: In a market where new-build apartments are consistently getting smaller per AED of asking price, Madinat Badr's 855–2,255 sqft unit range delivers exceptional space value — a meaningful differentiator for families who have lived in Dubai's progressively smaller new apartment stock.

Summary

Madinat Badr, Muhaisnah (Al Muhaisnah 1), Dubai — Nakheel Properties, 11 buildings (Qamar phase), completed 2019. 1BR (855–1,230 sqft from AED 1.4M), 2BR (1,333–1,761 sqft), 3BR (2,000–2,255 sqft to AED 2.8M). 8km cycling track, central park, community pools, Souk Badr, nursery, clinic, mosque. Annual rents AED 50,000–140,000. Gross yields 5–6.63%. 10–15 min to DXB airport. Andalusian/Moorish architectural identity. Self-contained family community with Dubai's most comprehensive mid-market apartment amenity campus.