- Sold from5 sales, last 90 days · DLD; cheapest: all 2-beds
- AED 2.31M≈ $629K
- Listed fromper propertyfinder.ae, 1 Oct 2026
- AED 1.53M
- Buyers paid vs DLD median
- −3%
Price, payment plan and homes
Price per DLD; listed price per propertyfinder.ae, 1 Oct 2026- Sold from
- AED 2.31M
- 5 sales, last 90 days · DLD; cheapest: all 2-bedsListed from AED 1.53M
- Bedrooms
- 1 bed to 4 bed
- 969 – 4,185 sqft · 470 units
- Payment plan
- 10/35/5 + 50 post-handover
- AED 153K to book
- Handover
- Was due Q4 2025
- 91% built per the DLD11 months on, not handed over yet
Homes and floor plans
470 homes · FreeholdPick a home: the plan and the forecast follow it.
- 3 bedTownhouse2,463 – 2,665 sqftNot listed
Paid: middle half of each type's off-plan sales, Nov 2025–Sep 2026 · DLD
Payment plan · 1-bed apartment
On AED 1.53M- 10% at bookingAED 153K
- 35% during construction, until handover (was due Q4 2025)AED 536K
- 5% on handover (was due Q4 2025)AED 76.6K
- 50% over 60 months after handover (was due Q4 2025)about AED 12,758 a monthAED 766K
Before the keys: AED 689K, 45% of the price.
10% Down Payment (On Booking Date); 35% During Construction (1st to 6th Installment); 5% On Handover (100% Completion); 50% Post-Handover (Within 60 Months)
Part of the price is paid after the keys. How post-handover payment plans work.
Location · Expo City Dubai · Dubai
The Expo 2020 site off Sheikh Mohammed Bin Zayed Road, kept as a mixed-use district: the pavilions and park with apartment buildings and a villa valley added around them.
Forecast
What the 1-bed apartment could be worth
More in Expo City Dubai
Compare side by sideAll projects in Expo City Dubai
The in-depth review
Why it scores 72
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026−3% below what buyers paid nearby
15 off-plan sales, last 6 months · middle half AED 1,670 – AED 1,787
Off-plan sales, last 6 months, in the register's Madinat Al Mataar district, 7,075 registered sales in the area · middle half AED 1,621 – AED 1,915
Our estimate from the listed prices and unit sizes
Off-plan sales pace
2.5 a month
15 off-plan sales, last 6 months
How this is measured
Buyers paid a median of AED 1,687/sqft in this project (off-plan sales, last 6 months, 15 registered sales, as of 10 Nov 2026) against the DLD median of AED 1,737/sqft for apartments in Expo City Dubai, as of 10 Nov 2026. DLD registers every sale in Dubai, and names the project on each. Both figures are sales of homes that were not built yet: this project's against its area's. Asking from AED 1,718/sqft (est.). Source: Dubai Land Department open data.
How the 72 was scored
8 of 8 factors · 100% of the weight · 10 Nov 2026- 01Price against what buyers actually paidAssessed · weight 25
- 02Developer track recordAssessed · weight 20
- 03Payment planAssessed · weight 10
- 04Location and infrastructureAssessed · weight 15
- 05How big the resale market isAssessed · weight 10
- 06Construction on scheduleAssessed · weight 15
- 07How much is still being built nearbyAssessed · weight 5
- 08The basics on fileAssessed · weight 0
How each factor was measured
Each factor with what it was measured on. Its score and the reasoning are in the full breakdown.
- Price against what buyers actually paid
- 15 registered off-plan sales here, against the median of 7,075 off-plan sales in Expo City Dubai · DLD
- Developer track record
- Our rating and who stands behind it
- Payment plan
- 10% down · 35% during construction · 5% on handover · 50% after
- Location and infrastructure
- Our rating of Expo City Dubai, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- 531 resales of finished apartments in Dubai South this year · DLD
- Construction on schedule
- 91% built on the DLD register, handover Q4 2025
- How much is still being built nearby
- 8,995 homes sold in Expo City Dubai this year, 100% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence medium: what buyers paid here is a median of 15 registered sales, against 7,075 in the area; 15 is a small sample for one project.
70 → 72 4 Oct 2026; resale now measuredScored since 22 Sep 2026 · 10 score changes
The formula is public: how the Rendr Score works. Our opinion, not investment advice. A figure you believe is wrong: alexk.dxb02@gmail.com.
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The full breakdown behind the 72
Free for 90 days. One sign-up opens everything on the site: the breakdown behind all 1,673 scored projects, the figures and reasons behind the developers' ranking, and rent, a mortgage and fees in every forecast. Nothing to pay.
- The 42 registered sales here: date, size and price paid
- All 8 factor scores, with the figure and source behind each
- Score history since 22 Sep 2026 and why each move happened
- Rent, a mortgage and fees in the forecast, year by year
See what buyers paid at Mangrove Residences, and everything behind the 72.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Was due Q4 2025
Still listed as on sale · 91.16% built, the DLD's project register, 23 Sep 2026
What this means
Expo City Dubai: nothing delivered in the last ten years, none cancelled.
Mangrove Residences was due to hand over in Q4 2025 and is still listed as under construction. Construction is 91.16% complete according to the DLD's project register (23 Sep 2026). Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
DLD registration status
Verified 1 Oct 2026- Project registration2612
- Escrow account001582318250401
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from tanamiproperties.com, propertyfinder.ae, read 1 Oct 2026, last verified 1 Oct 2026. Construction figure from the DLD's project register, 23 Sep 2026. Launch date from the DLD's project register.
Before you pay: four things to check
1The escrow account
Pay only into escrow account 001582318250401, and check it on dubailand.gov.ae first.2The handover date
It was due Q4 2025 and is still listed as under construction. Ask for the new date in the sales agreement.3Today's price list
AED 1,531,016 is a starting price from propertyfinder.ae, 1 Oct 2026. Ask for the unit's own price.4The instalment dates
10% at booking, 35% during construction, 5% at handover, 50% after handover. Ask for each payment's date and amount.
About
Mangrove Residences is Expo Dubai's apartment tower in Expo City Dubai, Dubai, with one to four-bedroom apartments from about 969 to 4,185 sq ft and three-bedroom townhouses from about 2,463 to 2,665 sq ft.
- Developer
- Expo City Dubai
- Area
- Expo City Dubai
- Status
- Under construction
- Sales launch
- 1 Jun 2023
- Total units
- 470
- Ownership
- Freehold
Amenities
- 24x7 Security
- Dining Outlets
- Fitness Centre
- Green Surrounding
- Gymnasium
- Health Care Centre
- Kids Play Area
- Multi Purpose Lounge
- Parks and Leisure Areas
- Restaurants
- Retail Outlets
- Sports Court
- Supermarket
- Swimming Pool
- Tennis Courts
What’s nearby
straight-line distance- Supermarket or mall520 m
- Metro or tram stop970 m
- Hospital or clinic2.6 km
- School3.8 km
- Beach11 km
The nearest of each on OpenStreetMap, Sep 2026.
Rental yield nearby
gross, apartments7.5% in Dubai South as a whole. A median rent of AED 81 per sqft a year on 2,107 new tenancy contracts, last 6 months, against AED 1,082 per sqft paid across 282 finished sales, last 6 months.
Before service charges, fees and empty periods; our arithmetic on Dubai Land Department open data figures, Nov 2026. The working
Mangrove Residences: questions buyers ask
How much does Mangrove Residences cost?
Registered sales at Mangrove Residences start from AED 2,310,000 (about $629K): the cheapest tenth of 5 off-plan sales (all 2-beds), Aug–Sep 2026, per DLD. It is listed from AED 1,531,016, per propertyfinder.ae on 1 Oct 2026.
What is the price per sqft at Mangrove Residences?
Buyers paid a median of AED 1,687 per sqft at Mangrove Residences (off-plan sales, last 6 months, 15 registered sales).
When is the Mangrove Residences handover date?
Mangrove Residences was due to hand over in Q4 2025 and is still listed as under construction, 91.16% built according to the DLD's project register.
What is the Mangrove Residences payment plan?
Mangrove Residences is offered on a 10/35/5 + 50 post-handover plan: 10% on booking, 35% during construction and 5% at handover, with 50% spread after you get the keys.
Is Mangrove Residences priced above or below what buyers paid nearby?
Buyers paid a median of AED 1,687 per sqft in Mangrove Residences (off-plan sales, last 6 months, 15 registered sales), which is 3% below the median of AED 1,737 per sqft that buyers actually paid for apartments in Expo City Dubai, across 7,075 sales registered with DLD.
What is the Rendr Score of Mangrove Residences?
Mangrove Residences scores 72 of 100 on the Rendr Score, good, as of 10 Nov 2026; 8 of its 8 factors are assessed, 100% of the weight.
What rental yield do apartments in Dubai South make?
About 7.5% gross for apartments in Dubai South, worked out from DLD's own figures: new tenancy contracts, last 6 months, against finished sales, last 6 months, before service charges and fees.
Who is the developer of Mangrove Residences?
Mangrove Residences is being developed by Expo City Dubai. It sits in Expo City Dubai, Dubai.
Is Mangrove Residences registered with DLD?
Mangrove Residences is registered with the Dubai Land Department (DLD) under number 2612. Buyer payments go to escrow account 001582318250401. Check it at dubailand.gov.ae before you pay.
Changes
Listed 25 Sep 2026 · 1 change, 1 correction since, last 1 Oct 2026
Starting price corrected to AED 1.53M (was listed as AED 1.3M)
Source: propertyfinder.ae
Status changed to Under construction (was Launched)
Source: tanamiproperties.com, saved 22 Sep 2026
Listed on the site
Source: tanamiproperties.com, saved 22 Sep 2026