Mangrove Residences 2
A 2 bed in Mangrove Residences 2 costs a median AED 2.48M.
2 bed · typical price
2.48MAED
AED 1,789/sqft · +0.8% on a year
- vs Expo City
- 17% below the median
Cost to buy, all inAED 2.63M
- Price
- AED 2.48M
- DLD fee 4%
- AED 99,000
- Agent 2% + VAT
- AED 51,975
- Trustee
- AED 4,200
Is Mangrove Residences 2 a good investment?Lots of new supply is coming; no record of the yield and the rent trend
- Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
- Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
- Are prices going up?2 bed: AED 1,775/sqft a year ago, 1,789 now+0.8%Fair
- How fast do fees pay back?AED 155,175 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 155,175
- Can I sell easily?13 sales in 12 months (6 the year before)13
- Is a lot being built nearby?981 apartments are planned in Expo City from 2026 to 2028, equal to 55% of the 1,787 homes let there today. A further 450 are past their planned date. Expo City supply by year →55%Watch
- Did earlier buyers gain?Up 4% for launch buyers, before fees+4.4%Context
Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026
Mangrove Residences 2 prices and rents by unit typeA two-bed costs about AED 2.48M
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
2 bed · price per sqft · Expo City · area median AED 2,144/sqft
- 12-month change
- +0.8%
- 3 years
- +3.7% · +1.2%/yr
- vs area median
- -16.6%
- Rank by price per sqft
- 19th of 20
Read with care
- No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Chart data, 2 bed: Aug 2023, AED 2,388,453; latest, Sep 2026, AED 2,386,400; peak, Feb 2026, AED 2,720,750.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,797 · before fees
- Launch, 2023–26
- 1,721
- +4%
- 149 sales
- 3 years ago
- 1,726
- +4%
- 124 sales
- Previous 12 months
- 1,775
- +1%
- 6 sales
- Last 12 months
- 1,797
- today
- 13 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
No resales match the last 12 months. Try another transaction type, bedroom type or period.
Comparables in Expo City
Every Expo City building with a page, ranked by price per sqft over the same 12 months, all unit types. Mangrove Residences 2 places 23rd of 24; the nearest 5 are shown.
Rank 1 is the dearest per square foot. Differences are against Mangrove Residences 2 (AED 1,797/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 2 bed, Mangrove Residences 2 has registered sale prices 17% below the Expo City median price per square foot of 2,144 AED, across 20 eligible buildings. It ranks 19th of 20 by price per square foot in Expo City.
Market context in Expo City
Planned apartment projects
560 known registered units across 2 pending projects planned within one year of the 2026-07-06 register.
1 projects had already passed their planned date; 1 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
981 apartments are planned in Expo City from 2026 to 2028, equal to 55% of the 1,787 homes let there today.
How these are countedDirect locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.
The Expo City Mangrove Residences towers
3 towers in Expo City Mangrove Residences, at the bedroom type above.
Expo City: every development at this typeExpo City: every development at this type
Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.
About Mangrove Residences 2
Mangrove Residences 2 is an under-construction (91% built) apartment building by Expo City Mangrove Residences Fzco in Expo City. 174 sales are registered with the Dubai Land Department.
The building, as registered
- Master developer
- Expo City Mangrove Residences Fzco
Nearest, as registered
Mangrove Residences 2: AED 1,797 per sq ft, 14% below the median Expo City building
The building's own figures against its area's registered market, last twelve months.
Price per sq ft
Median registered sale price, AED per sq ft, last 12 months
- Mangrove Residences 2AED 1,797
- Expo City, off-planAED 2,149
- Dubai, readyAED 1,421
More from Expo City Mangrove Residences Fzco
Nearby in Expo City
Mangrove Residences 1
Expo City · 32 sales, 12 months
2.70M
AED, resale median · 1,975/sqft
Mangrove Residences 3
Expo City · 13 sales, 12 months
2.35M
AED, resale median · 1,777/sqft
Terra Gardens - Building 1
Expo City · 286 sales, 12 months
1.63M
AED, resale median · 2,120/sqft
Terra Gardens - Building 2
Expo City · 251 sales, 12 months
1.65M
AED, resale median · 2,110/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · 2 bedOn record
- Rental evidence · 2 bedRead with care
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerRead with care
- DeveloperOn record
- Costs not includedNot in the yield
Rent or buy
What owning a 2 bed here costs against renting it, at stated assumptions you can change.
Monthly cost of owning against renting, with your own deposit and rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from Mangrove Residences 2’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.
- Monthly mortgage
- —
- 4.5% over 25 years
- Monthly rent
- —
- Cash needed at purchase
- —
Enter a price, a rent, a rate, a term and a horizon to model the comparison.
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Common questions
- What is the rental yield in Mangrove Residences 2?
- No gross yield is published for Mangrove Residences 2 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 11 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales.
- How much does a 2 bedroom in Mangrove Residences 2 cost?
- The median registered sale price is AED 2.48M (1,789 AED/sqft), from 11 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- Have prices in Mangrove Residences 2 risen or fallen?
- Median price per square foot moved +0.8% over the last 12 months against the 12 before it, on 11 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How many apartments change hands in Mangrove Residences 2?
- 11 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.
For agents
Send this page to a client as a branded report
Mangrove Residences 2 sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 11 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts
- Canonical record
- /sale/apartments/dubai/expo-city/mangrove-residences-2
Cite as: Dubai Wealth Index. “Mangrove Residences 2 sale prices and yield.” Expo City, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/expo-city/mangrove-residences-2
Stable dataJSON