Market bulletin · Thu, 22 Oct 2026
Mesoamerican Cluster 256: 4 sales worth AED 2.46M in 30 days
Mesoamerican Cluster 256 recorded 4 sales worth AED 2.46M in the 30 days to Thu, 22 Oct 2026. Over the last week 0 sales were registered (AED 0), against 0 the week before.
The median sale over the last three months was AED 575K, or AED 1,074/sqft. Monthly medians over the past year ranged from AED 1,068/sqft to AED 1,085/sqft.
By market over 12 months: secondary (ready) sales 100%.
In Discovery Gardens, Mesoamerican Cluster 256 ranked #3 of 11 leading projects by 12-month sales value; it is developed by Nakheel. Its first registered sale was on 16 January 2026.
Leases registered in the last three months had a median annual rent of AED 45K. The best gross yield is on 1 BR apartments at about 8.5%.
Median AED/sqft
Monthly median of all registered sales
View data table
| Date | AED/sqft |
|---|---|
| Oct 26 | — |
| Sept 26 | — |
| Aug 26 | — |
| Jul 26 | — |
| Jun 26 | — |
| May 26 | — |
| Apr 26 | AED 1,076 |
| Mar 26 | AED 1,085 |
| Feb 26 | AED 1,074 |
| Jan 26 | AED 1,068 |
Sales per month
Registered sales by market
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 0 | 0 | 3 |
| Sept 26 | 0 | 0 | 1 |
| Aug 26 | 0 | 0 | 1 |
| Jul 26 | 0 | 0 | 2 |
| Jun 26 | 0 | 0 | 3 |
| May 26 | 0 | 0 | 2 |
| Apr 26 | 0 | 0 | 9 |
| Mar 26 | 0 | 0 | 9 |
| Feb 26 | 0 | 0 | 17 |
| Jan 26 | 0 | 0 | 27 |
Period comparison
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 4 | — | AED 2.46M | — | — |
| Last 3 months | 5 | down 37.5% | AED 2.99M | 1,074 | up 4.1% |
| Last 6 months | 13 | down 78.7% | AED 7.63M | 1,039 | down 2.7% |
| Last 12 months | 74 | — | AED 43.6M | 1,068 | — |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Secondary (ready) | 74 | 100% | AED 540K | 1,068 | — |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Studio | 52 | 70% | AED 524K | 1,106 | — |
| 1 bedroom | 22 | 30% | AED 745K | 892 | — |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 74 | 100% | AED 540K | 1,068 | — |
Rents & yields
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
View data table
| Date | Annual rent |
|---|---|
| Oct 26 | — |
| Sept 26 | — |
| Aug 26 | — |
| Jul 26 | — |
| Jun 26 | — |
| May 26 | — |
| Apr 26 | — |
| Mar 26 | — |
| Feb 26 | — |
| Jan 26 | AED 49K |
| Dec 25 | AED 39K |
| Nov 25 | — |
| Oct 25 | AED 37K |
| Sept 25 | — |
| Aug 25 | — |
| Jul 25 | AED 48K |
| Jun 25 | — |
| May 25 | — |
| Apr 25 | — |
| Mar 25 | — |
| Feb 25 | — |
| Jan 25 | AED 48K |
| Dec 24 | AED 43K |
| Nov 24 | — |
- Leases (12M)
- 85
- New leases
- 38.8%
- Median rent 3M
- AED 45K
- Rent/sqft 3M
- AED 88
| Studio apartments | AED 42K / AED 524K | 8.0% |
|---|---|---|
| 1 BR apartments | AED 63K / AED 745K | 8.5% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| Studio | 51 | AED 42K | AED 43K | 89 |
| 1 BR | 17 | AED 63K | — | 76 |
Competing projects in Discovery Gardens
CompareOther projects trading in the same community
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Mogul Cluster 225Nakheel | 54 | 961 | — |
| Mogul Cluster 206Nakheel | 78 | 908 | down 5.0% |
| Contemporary Cluster 167Nakheel | 34 | 770 | — |
| Contemporary Cluster 128Nakheel | 23 | 923 | — |
| Contemporary Cluster 110Nakheel | 23 | 911 | — |
| Mogul Cluster 223Nakheel | 30 | 1,275 | — |
| Contemporary Cluster 113Nakheel | 19 | 900 | — |
| Contemporary Cluster 153Nakheel | 17 | 820 | — |
| Mogul Cluster 187Nakheel | 29 | 1,095 | — |
| Contemporary Cluster 132Nakheel | 13 | 893 | — |
Biggest sales, last 3 months
| Price | Property | Date |
|---|---|---|
| AED 700K | 1 BR Apartment · 840 sqftMesoamerican Cluster 256 · Discovery Gardens | 1 Oct |
| AED 690K | 1 BR Apartment · 840 sqftMesoamerican Cluster 256 · Discovery Gardens | 6 Oct |
| AED 575K | Studio Apartment · 510 sqftMesoamerican Cluster 256 · Discovery Gardens | 29 Sept |
| AED 526K | Studio Apartment · 465 sqftMesoamerican Cluster 256 · Discovery Gardens | 3 Aug |
| AED 500K | Studio Apartment · 465 sqftMesoamerican Cluster 256 · Discovery Gardens | 1 Oct |
Questions about Mesoamerican Cluster 256
What is the average price per sqft in Mesoamerican Cluster 256?
The median sale price in Mesoamerican Cluster 256 over the last three months was AED 1,074 per sqft (median sale AED 575K), based on 5 sales registered with Dubai Land Department.
How many properties were sold in Mesoamerican Cluster 256 in the last year?
74 sales worth AED 43.6M were registered in the last 12 months: 0% developer off-plan, 0% off-plan resales and 100% secondary (ready) sales.
What is the average rent in Mesoamerican Cluster 256?
The median annual rent on leases registered in the last three months was AED 45K, and the best gross rental yield is about 8.5%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
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