Off-plan property in Al Mamsha
New developments, starting prices and what Al Mamsha is like to live in.
- Tenure
- Freehold
- Master developer
- Alef Group
Illustrative image
New developments in Al Mamsha
No Al Mamsha developments are listed at the moment
An adviser can send current launches in and around Al Mamsha with prices and payment plans.
What Al Mamsha is like
Alef Group's walkable, car-free apartment community in Muwaileh, Sharjah: more than 3,660 homes in 56 buildings with shops at ground level. Suits first-time buyers and landlords near University City.
Al Mamsha is a 3 million sq ft apartment community by Alef Group in Muwaileh, just off Sheikh Mohammed Bin Zayed Road. Its distinguishing feature is the layout: cars are kept to basement and podium parking (about 7,000 spaces), and the ground level is given over to pedestrian streets lined with shops, cafés and play areas. Alef calls it Sharjah's first fully walkable community.
The plan is for more than 3,660 studios, one-, two- and three-bedroom apartments and duplexes in 56 buildings across three zones, Souks, Seerah and Raseel. Earlier phases such as Darb and Suroor are listed as ready on Property Finder, and Alef reported new shops and cafés opening in April 2026. Its construction update, published around September or October 2026, shows the community 73% complete overall.
Sales continue in later phases. Property Finder lists Nama and Hamsa apartments from about AED 700,000 to AED 900,000 with completion between 2028 and 2029. Palace Residences Al Mamsha, 247 apartments branded with Emaar Hospitality Group's Palace name, sits at the top of the range from AED 1.65 million.
Alef states that Al Mamsha is open to all nationalities with freehold ownership. It is minutes from Sharjah University City, the 06 Mall and the Dubai border, according to the developer. Property Finder's listing for Palace Residences gives 25 minutes to Sharjah International Airport. Muwaileh Commercial was Sharjah's most traded area in the first half of 2026 according to the registration department.
Suits
- First-time buyers
- Buy-to-let investors
- University staff and students
- Buyers who want shops on the doorstep
In its favour
- A pedestrian ground level with retail, unusual in the UAE.
- 73% complete overall on Alef's own figures, with early phases occupied.
- Alef states freehold ownership for all nationalities.
- Entry prices from about AED 700,000 in current phases.
- Just off Sheikh Mohammed Bin Zayed Road.
Worth knowing
- Many similar phases have been sold off-plan, so expect competition when letting or reselling.
- Savills reported average Sharjah apartment asking prices down 8.2% year on year in Q2 2026.
- Alef's construction page gives June 2030 for the community as a whole; later phases mean years of building next door.
- Road commutes to Dubai at peak hours are slow and there is no metro.
- Payment plans on current phases leave most of the price due at handover.
How Al Mamsha connects
Approximate drive times in normal traffic.
- Sharjah International Airport25 min
Market figures
Published figures, each with its source and period. Yields are gross, before service charges, voids and fees.
- Asking price per sq ft
- AED 965Bayut, October 2026
Bayut’s figures are asking prices, which usually sit above what buyers finally pay. Read 12 November 2026.
Areas near Al Mamsha
Compare Al Mamsha with
Side by side on published prices, yields, new developments and drive times.
Al Mamsha: questions buyers ask
Can foreigners buy in Al Mamsha?
Yes. Alef Group states that Al Mamsha is open to all nationalities with freehold ownership. Have the title type confirmed in the sale agreement, especially for resale units bought before 2022.
What does car-free mean at Al Mamsha?
Parking is in basements and podiums, about 7,000 spaces in total, and the streets between buildings are for pedestrians and cyclists. Residents still own cars; they simply do not drive through the community.
How much do apartments in Al Mamsha cost?
Property Finder lists current off-plan phases from about AED 700,000 (Nama) and about AED 800,000 to AED 900,000 (Hamsa). Palace Residences Al Mamsha starts at AED 1.65 million. Prices were checked in November 2026.
Is Al Mamsha finished?
Partly. Early phases are complete and occupied. Alef's construction update shows the community 73% complete overall, with later phases listed for completion between 2028 and 2030.
What are property prices in Al Mamsha per square foot?
Published figures for Al Mamsha: AED 965 per sq ft for all homes (average advertised price per sq ft; Bayut, from advertised asking prices, October 2026). Averages move with the mix of homes sold, and asking prices usually sit above prices paid. Compare areas in our price per sq ft table.
Considering Al Mamsha?
Tell us your budget and we'll shortlist what fits, or say if another area suits you better.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
