Me’aisem Second reads as a small zone on paper โ 10 projects โ but the AED 10.8B volume and AED 18.6M average ticket tell a different story. This is where large-plot villa compounds and land transactions concentrate, feeding the City Villas-adjacent communities and selected large-format private compound sales. When a DLD zone averages nearly AED 19M per transaction, you are not looking at apartments. You are looking at bulk villa plots, compound acquisitions, and the occasional large-ticket off-plan villa cluster release.
What the DLD data tells us about Me’aisem Second
10 projects, AED 1,707/sqft, AED 10.8B volume, 582 transactions. Average ticket AED 18.56M. Ultra-luxury bracket by ticket โ but driven by plot size and unit footprint, not by per-sqft premium. Price/sqft AED 1,707 is mid-market on paper; the ticket size comes from scale. 58 transactions per project signals concentrated launch or plot-sale activity, consistent with villa compound releases rather than diversified retail transactions.
Who buys here
A narrow and specific buyer base. UHNW families acquiring large villa plots for private compound development. GCC, Arab, and select European family offices. Institutional-scale buyers in rare cases. Investor share in the retail sense is minimal โ the ticket size filters out anyone below the family-office tier. Very few of my 470+ UAE deals touch this zone, and when they do the transaction process is bespoke, not template-driven.
What the units look like
Large-format villa product rather than apartments. Individual villa tickets from AED 8M up to AED 40M+ depending on plot, compound, and finish. Premium developer names appear selectively. Land parcels for private villa development feature in the transaction record โ always distinguish between a completed-villa trade and a land plot when reading the price data. This is not a zone to compare to Dubai Hills or MBR City on a per-unit basis.
The honest caveats
Liquidity is narrow at this ticket size. Resale timelines stretch โ a villa here is not a 90-day market. Land transactions require significantly different due diligence from ready-villa buys, including zoning, utilities, and permit depth. Valuation comparables are sparse by the nature of the bespoke product. And private-compound service and amenity arrangements are individual, not community-level.
Related: Al Yelayiss 5, Nad Al Shiba First, Emirate Living.
Looking at Me’aisem Second inventory?
We track active listings in Me’aisem Second across ready and off-plan stock. Our team handles short-lists of 2-3 genuinely comparable units per brief, not listing dumps. Browse available properties in Me’aisem Second or request a curated shortlist.
