Deira family rent: three and four bedroom flats
A three bedroom flat in the Deira half of Dubai was signed at a median of AED 5,000 a month in Al Nahda Second and AED 11,791 in Port Saeed, with Al Garhoud, Muhaisanah Fourth and Mirdif in between. Behind those five lines stand 164 registered new tenancy contracts. This page puts the rent next to the school fee, because for a family moving here those two numbers are one decision. Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026. New tenancies only; renewals and bulk contracts over several flats are excluded.
The register does not know a district called Deira. It books the area as Port Saeed, Al Garhoud, Al Nahda Second and Muhaisanah Fourth, and the table names which one every figure comes from. Mirdif is on the list as the nearest neighbour with a villa segment large enough to publish.
Three bedroom flats, by register area
Registered new tenancy contracts, monthly rent in AED. The median per year is the monthly median multiplied by twelve.
| Register area | Registered new contracts | 25th percentile | Median | 75th percentile | Median per year |
|---|---|---|---|---|---|
| Port Saeed | 28 | AED 10,000 | AED 11,791 | AED 13,333 | AED 141,492 |
| Al Garhoud | 20 | AED 7,833 | AED 7,916 | AED 9,646 | AED 94,992 |
| Muhaisanah Fourth | 27 | AED 5,833 | AED 7,250 | AED 7,916 | AED 87,000 |
| Al Nahda Second | 34 | AED 3,166 | AED 5,000 | AED 6,583 | AED 60,000 |
| Mirdif | 55 | AED 8,000 | AED 8,500 | AED 9,166 | AED 102,000 |
The third column counts the registered new contracts behind each line: 55 in Mirdif, 34 in Al Nahda Second, 28 in Port Saeed, 27 in Muhaisanah Fourth and 20 in Al Garhoud. None of these is a large sample, and the two ends are the thin ones, so read the middle of the table with more confidence than its edges. Al Nahda Second is the outlier worth knowing about: its three bedroom quartiles run from AED 3,166 to AED 6,583, which is a wider band than the whole Mirdif line, and its median sits below the two bedroom median of the same district. That is old stock with big cheap flats, not a bargain waiting on every corner.
Four bedrooms, and why that line needs care
Registered new tenancy contracts, monthly rent in AED. The last row is villas and townhouses, not flats.
| Register area | Layout | Registered new contracts | 25th percentile | Median | 75th percentile | Median per year |
|---|---|---|---|---|---|---|
| Mirdif | four bedrooms | 6 | AED 12,547 | AED 13,958 | AED 16,666 | AED 167,496 |
| Al Nahda Second | four bedrooms | 61 | AED 3,750 | AED 4,250 | AED 5,000 | AED 51,000 |
| Muhaisanah Fourth | four bedrooms | 8 | AED 4,166 | AED 4,500 | AED 4,916 | AED 54,000 |
| Mirdif | three bedroom villa or townhouse | 16 | AED 11,416 | AED 14,166 | AED 15,000 | AED 169,992 |
Here is the honest problem with the four bedroom line. Bedroom counts for flats are derived from floor area: from 261 square metres a flat is counted as four bedrooms. In the older buildings of Al Nahda Second that produces 61 contracts at a median of AED 4,250 a month, below the district's own two and three bedroom medians. Large, plain, ageing flats let cheaply are real, and so is the classification effect. In Mirdif the same label produces AED 13,958 on only 6 contracts. Treat the four bedroom row as a pointer to viewings, not as a market rate.
The Mirdif villa line rests on 16 contracts at AED 14,166 a month, AED 102,000 a year for a three bedroom flat against AED 169,992 for a three bedroom villa in the same district. That gap is the price of a garden in eastern Dubai.
The schools in these districts, one line each
Annual fee in AED, for each school the median across its own grades 1 to 12, school year 2024/2025. These are all the schools the KHDA file lists for these districts, not a selection.
| School | KHDA district | Curriculum | Annual fee |
|---|---|---|---|
| New Indian Model School | Al Garhoud | Indian | AED 5,409 |
| The Indian High School-Branch | Al Garhoud | Indian | AED 5,525 |
| Gulf Indian High School | Al Garhoud | Indian | AED 6,205 |
| GEMS Legacy School - Dubai Branch | Al Garhoud | Indian | AED 11,126 |
| Dubai International Private School | Al Garhoud | American | AED 16,579 |
| Al Mawakeb School Al Garhoud L.L.C | Al Garhoud | American | AED 18,030 |
| Gulf Model School | Muhaisnah First | Indian | AED 4,931 |
| United International Private School L.L.C | Muhaisnah First | Philippine | AED 7,635 |
| Buds Public School | Muhaisnah First | Indian | AED 13,131 |
| Islamic School for Training & Education | Muhaisnah First | Ministry of Education | AED 13,210 |
| Greenwood International School | Muhaisnah First | American | AED 26,219 |
| The Central School | Al Nahda Second | Indian | AED 5,139 |
| Elite English School | Deira | Indian | AED 5,579 |
You will not find a district average of school fees on this page, and that is deliberate. An average over the schools of a district measures which curricula happen to be there, not what the district costs: four of the six schools in Al Garhoud teach the Indian curriculum, so any district figure would be pulled down to a level no family at the American school in the same street ever pays. Source of the fees: KHDA (Knowledge and Human Development Authority), Dubai Private Schools Open Data, school year 2024/2025, open file at web.khda.gov.ae. The KHDA district Muhaisnah First is the neighbouring school catchment for the register area Muhaisanah Fourth; the two names are not the same unit, which is why both are spelled out in the table.
Rent plus one school: the year total
Annual totals in AED. Rents are the medians from the first table, the fee column is the annual fee for one child at the named school.
| Household | Rent per year | School fee per child | Year total |
|---|---|---|---|
| Al Garhoud, three bedrooms, New Indian Model School | AED 94,992 | AED 5,409 | AED 100,401 |
| Al Garhoud, three bedrooms, Al Mawakeb Al Garhoud | AED 94,992 | AED 18,030 | AED 113,022 |
| Al Nahda Second, three bedrooms, The Central School | AED 60,000 | AED 5,139 | AED 65,139 |
| Muhaisanah Fourth, three bedrooms, Gulf Model School | AED 87,000 | AED 4,931 | AED 91,931 |
The two Al Garhoud lines are the same flat in the same street. The difference between them is AED 12,621 a year, and all of it is the choice of school. Compare that with the rent decision: moving from Al Garhoud to Al Nahda Second saves AED 34,992 a year on the rent. For most families the school choice moves the household budget as much as the district choice does, and it is the one that is harder to reverse.
On top of the first month: on the Al Garhoud three bedroom median of AED 7,916 the agency commission is 5 percent of the annual rent, AED 4,749.60, the deposit on an unfurnished flat another 5 percent, AED 4,749.60, together AED 9,499.20. The DEWA deposit for a flat is AED 2,000 and Ejari registration AED 220, AED 2,220 together, so AED 11,719.20 beside the first cheque. School registration and assessment fees, the bus, books and uniforms are not in the fee column and land in the same month.
Questions and answers
How much is a three bedroom flat in Deira per month?
From AED 5,000 in Al Nahda Second to AED 11,791 in Port Saeed as contract medians, with Al Garhoud at AED 7,916 and Muhaisanah Fourth at AED 7,250. September 2026.
Which district gives a family the most room for the money?
On the register figures, Al Nahda Second and Muhaisanah Fourth. Both also carry the largest contract counts for two bedroom flats in this part of the city, so the medians there rest on more evidence than the Port Saeed line does.
What does a school in Al Garhoud cost per year?
From AED 5,409 at New Indian Model School to AED 18,030 at Al Mawakeb School Al Garhoud, median across grades 1 to 12, school year 2024/2025. Four of the six schools teach the Indian curriculum.
Rent and school together, what should I budget for a year?
A three bedroom flat in Al Garhoud at the median plus one child at New Indian Model School comes to AED 100,401 a year; the same flat with Al Mawakeb Al Garhoud comes to AED 113,022.
Why is the four bedroom line cheaper than the three bedroom line in Al Nahda Second?
Because the layout is derived from floor area, and the old buildings there hold large plain flats that let cheaply. The line rests on 61 contracts, so it is not a rounding artefact, but it is not a market rate for a modern four bedroom home either.
Source: Dubai Land Department, Ejari tenancy contract register, as of September 2026. New tenancies only; renewals and bulk contracts over several flats are excluded. Every new batch of register figures goes into the channel first: t.me/dxbradar.