New homes in Mangrove Residences start at AED 1,300,000; the keys were due Dec 2025; you pay 10% to book, 35% while it is built and 55% at the keys.
Keys
Dec 2025
The developer's handover date. It has passed and may be out of date, so check the current one with the developer.
Payment plan
10 / 35 / 55
10% to book, 35% while it is built, 55% at the keys
Bedrooms
1 to 4 beds
Sizes
969 to 4,084 sq ft
Property types
Apartment and Townhouse
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 1, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 1,342 per sq ft
At the smallest size listed
We couldn't match this project to the Dubai Land Department project register yet. The developer can give you its RERA project number.
Paying for it
You pay 10% when you book, 35% as the building goes up, and 55% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
When you bookBooking · 10%
Booking
10%
AED 130,000+ AED 52,000 DLD fee
AED 182,000
As it is builtWhile it is built · 35%
While it is built
35%
AED 455,000
AED 637,000
At the keys (Dec 2025)Keys · 55%
Keys
55%
AED 715,000
AED 1,352,000
Booking payment, 10%
AED 130,000
Dubai Land Department fee (Oqood), 4%
AED 52,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 182,000
Total costPrice plus the DLD fee
AED 1,352,000
The handover date (Dec 2025) is too close or already past to estimate the dates. Ask the developer for its current schedule.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
A mortgage at the keys
Before you buy
Pay into the project's escrow account only.
Every off-plan project in Dubai must have an escrow account at a bank, watched by RERA. Pay into that account, never to a person. Ask for the account number.
Budget for the service charge.
Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. "Rent and yield" below gives the figure for this project.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 655 off-plan sales of 1-bed apartments of 621 sq ft to 2,095 sq ft in Expo City, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
We compare with off-plan sales across Expo City, as this project isn't on the Dubai Land Department register yet or has too few sales.
Dubai Land Department recorded 655 off-plan sales of 1-bed apartments of 621 sq ft to 2,095 sq ft in Expo City, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 2,162 per sq ft
AED 1,913 to AED 1,964 per sq ft
6 sales
AED 1,964 to AED 2,014 per sq ft
6 sales
AED 2,014 to AED 2,064 per sq ft
21 sales
AED 2,064 to AED 2,114 per sq ft
154 sales
AED 2,114 to AED 2,164 per sq ft
142 sales
AED 2,164 to AED 2,214 per sq ft
212 sales
AED 2,214 to AED 2,264 per sq ft
42 sales
AED 2,264 to AED 2,315 per sq ft
72 sales
AED 1,913 per sq ftAED 2,315 per sq ft
This project AED 1,342 per sq ft, below every sale
Half of the sales sold for AED 2,110 to AED 2,191 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 1,913 to AED 1,964 per sq ft
6
AED 1,964 to AED 2,014 per sq ft
6
AED 2,014 to AED 2,064 per sq ft
21
AED 2,064 to AED 2,114 per sq ft
154
AED 2,114 to AED 2,164 per sq ft
142
AED 2,164 to AED 2,214 per sq ft
212
AED 2,214 to AED 2,264 per sq ft
42
AED 2,264 to AED 2,315 per sq ft
72
The 3 closest sales
Picked from the 655 similar sales above, closest in size to this project's smallest home.
Feb 2026AED 1,900,000AED 1,960 per sq ftMangrove Residences 1, 970 sq ft
Jan 2026AED 2,050,000AED 2,114 per sq ftMangrove Residences 1, 970 sq ft
Nov 2025AED 1,892,000AED 1,952 per sq ftMangrove Residences 1, 970 sq ft
Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Expo City in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
1-bed apartmentFrom AED 1,300,000 here
Off-plan medianAED 1,186,000AED 1,599 per sq ft
Sales4,465
Price far from 655 similar sales
2-bed apartment
Off-plan medianAED 1,865,000AED 1,555 per sq ft
Sales2,463
3-bed apartment
Off-plan medianAED 2,500,000AED 1,553 per sq ft
Sales351
4-bed apartment
Off-plan medianToo few sales for a median
Sales5
Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from priceRent ÷ price
4.5%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
3.3%
Typical gross yield of similar ready homes
8.2%
Median rent of 1-bed apartments in Expo City
AED 58,500 a year
Service charge a year, from the keysThe area median, AED 14 per sq ft from 9 buildings, as of 2023, for the smallest home (969 sq ft)
AED 13,566
Rent contracts counted
1,380
Rented between
Apr 1, 2025 and Mar 31, 2026
1-bed apartment
AED 58,500 a year
2-bed apartment
AED 85,000 a year
3-bed apartment
AED 125,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 58,500 ÷ AED 1,300,000 = 4.5%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
Expo 2020 Metro Station850 m, 14 min walkMetro station
Greenfield International School4.1 km, 11 min driveSchool
The Arbor School7.4 km, 14 min driveBritish school
Mangrove Residences is Expo City Dubai's first cluster in Expo Central, with one- to four-bedroom apartments and townhouses from AED 1,300,000. The from price per square foot isn't reliable enough to quote against similar one-bedroom sales in Expo City, and the listed handover of December 2025 may be out of date.
The price check compares the from price per square foot with off-plan one-bedroom sales in Expo City, registered with the Dubai Land Department in the 12 months to October 2026. The from price isn't reliable enough to quote against them. These are sales across the area, not only in this project, so compare the unit's size and layout too.
The listing gives 10% on booking, 35% during construction and 55% at handover. At the from price that is AED 130,000 to book, AED 455,000 during the build and AED 715,000 at handover. The 4% Land Department fee adds AED 52,000. The developer's description gives a different plan of 10 / 35 / 5 / 50, so ask for the full schedule in writing.
The listed handover was December 2025, which has passed, so the date may be out of date. Ask about the completion certificate and the current handover status. The listing does not state the ownership type, so confirm the ownership terms with the developer before you book.
The first phase has 450 homes: one- to three-bedroom apartments, three-bedroom townhouses and four-bedroom loft apartments of 969 to 4,084 sq ft. The developer lists full-height windows, balconies, private gardens for the townhouses, and kitchens with built-in appliances and quartz worktops. Expo 2020 Metro Station is about 860 m away, a 6-minute drive, and a clinic about 2.2 km away. Greenfield International School is about 4.1 km away, an 11-minute drive.
The developer's plans. Sizes and layouts can change; ask the developer for the plan of the exact unit you're looking at.
1 BR
Type 1
Type 1
2 BR
3 BR
Type 1
Townhouse
Type 1
How prices moved
Median price of 1-bed apartments in Expo City, over the 12 months to each dateUp 5% from Dec 2024 to Sep 2026.
Dec 2024AED 1,525 per sq ft
Sep 2026AED 1,599 per sq ft
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12 months to
Median price
Sales
Sep 2026
AED 1,599 per sq ft
4,465 sales
Jun 2026
AED 1,579 per sq ft
3,823 sales
Mar 2026
AED 1,573 per sq ft
2,639 sales
Dec 2025
AED 1,637 per sq ft
2,647 sales
Sep 2025
AED 1,567 per sq ft
2,542 sales
Jun 2025
AED 1,582 per sq ft
2,436 sales
Mar 2025
AED 1,598 per sq ft
2,053 sales
Dec 2024
AED 1,525 per sq ft
1,257 sales
Off-plan sales only.
Questions about this project
How does the price compare with nearby sales?
The from price per square foot isn't reliable enough to quote against similar one-bedroom off-plan sales in Expo City (12 months to October 2026).
Which payment plan applies?
The listing gives 10% on booking, 35% during construction and 55% at handover, but the developer's description gives 10 / 35 / 5 / 50. Ask for the full schedule before you pay.
When is handover?
The listed date of December 2025 has passed and may be out of date. Ask about the completion certificate and the current status.
What types of home can I buy?
One- to three-bedroom apartments, three-bedroom townhouses with private gardens and four-bedroom loft apartments, from 969 to 4,084 sq ft.
Can foreigners buy here?
The listing does not state the ownership type. Confirm the ownership terms with the developer before you book.
How close is the metro?
Expo 2020 Metro Station is about 860 m away, about a 6-minute drive.
