▦HIGHLIGHTS
About MUSSAFAH
Mussafah, a mixed-use community on the outskirts of Abu Dhabi, has a history rooted in industry. Initially developed in the 1970s as a small industrial area, Mussafah’s growth was significantly boosted by the construction of the Mussafah Bridge, a 481-meter, ten-lane bridge that facilitated increased accessibility and attracted numerous businesses.
By the 2000s, Mussafah had become a thriving economic zone, complete with its own port. The Mussafah Port facilitates seafaring and trade and is home to the 53km long Mussafah Channel, the second-longest in the region (after Egypt’s Suez Canal). Mussafah’s growth has also led to the development of residential communities like Shabiya and Mussafah Gardens. Market Report recognized Mussafah as a top area for apartment rentals in Abu Dhabi.
In A Nutshell
- A major industrial district of Abu Dhabi
- Consists of many leading industrial and automotive companies
- Home to various religious facilities
- Boasts the most commercially popular and second oldest port in the UAE
- A retail magnet due to the presence of many large shopping complexes
- Close to the mainland as well as the outskirts of the city
🏠︎NEIGHBOURHOOD
Community Overview
Mussafah encompasses the Mussafah Industrial Area, Industrial City Abu Dhabi (ICAD), and Shabiya. The industrial area houses numerous factories, warehouses, and offices, while the residential Shabiya neighborhood is located near Mohammed Bin Zayed City, off the Abu Dhabi – Al Ain Truck Road (E30).
Industrial City Abu Dhabi (ICAD), a 40 sq. km. development south of Mussafah Industrial Area, features multiple business clusters with flexible, cost-effective plot sizes. Home to over 350 manufacturing companies and more than 30,000 employees, ICAD is divided into five distinct industry zones.
- ICAD I – represents heavy to medium manufacturing and engineering industries and is spread over an area of 14 sq. km.
- ICAD II – consists of light to medium industrial complexes
- ICAD III – involves light to medium industries with a concentration on international companies
- ICAD IV – represents high-tech industries
- ICAD V – includes automotive industries
ICAD’s top-notch infrastructure includes reliable communication networks, well-developed roads with multiple entry points, and easy access to seaports and airports, with over 200 air routes available from Abu Dhabi and Dubai.
While Mussafah was originally conceived as primarily industrial, its wide range of community facilities, including supermarkets, restaurants, and schools, has made it a more balanced district.
Properties On MUSSAFAH
Mussafah’s industrial area is characterized by its organized layout, with sectors numbered 1 through 46, beginning in the northeast corner. This well-planned area is dedicated to a range of industrial and commercial uses. Factories, service workshops, industrial land, warehouses, labor camps, and shops are all present, often in buildings ranging from two to five stories. The sectors are connected by a network of roads, punctuated by roundabouts and green areas.
Mussafah provides flexible commercial property options to suit diverse business needs. Office spaces range from 200 sq. ft. to 114,098 sq. ft., with a variety of options available, including fully furnished, semi-fitted, partitioned, and full-floor configurations. Warehouses offer the added advantage of Tawtheeq contracts and municipal approval for mezzanine floors and office spaces, making them ideal for uses such as cold storage for food and pharmaceuticals. Showrooms, commercial buildings, and plots are also available.
Mussafah offers a range of residential options, from studios to 1-, 2-, and 3-bedroom apartments, primarily located in Shabiya and Mussafah Gardens. These apartments typically feature a spacious living area, bathroom, built-in wardrobes, and a fitted kitchen. Shared building amenities often include dedicated parking and 24-hour security
Rental Trends in MUSSAFAH
| Apartment Type | Average Rental Price in AED |
|---|---|
| Studio | 24,000 |
| 1-Bed | 50,000 |
| 2-Bed | 68,000 |
| 3-Bed | 88,000 |
Most Popular Communities in MUSSAFAH
Mussafah’s residential properties are primarily located in Shabiya and Mussafah Gardens, with a few towers in the Industrial Area. Before renting or buying, research the most popular community in Mussafah. Location information for Mussafah is currently unavailable.
MUSSAFAH Floor Plans
Interested tenants can easily find the floor plan of community/building they’re interested in by browsing Mussafah floor plans.
Transportation And Parking Spaces On MUSSAFAH
There are many open parking grounds and multiple parking bays distributed around the neighbourhood for car parking.
Public Transportation in MUSSAFAH
Mussafah is well-served by public transportation. Bus routes 101, 102, and 210 connect residents and workers to key destinations. Route 101 serves the Dalma Mall area, 102 serves Mohammed Bin Zayed City, and 210 connects Dalma Mall to locations including Mazyad Mall, Mohammed Bin Zayed City, Al Rahba Hospital, and Shahama.
Taxis are also readily available. National Taxi LLC, headquartered in Mussafah’s Sector M-17, operates a fleet of over 1,600 vehicles, providing convenient transport throughout the area.
Amenities, Schools And Healthcare
Supermarkets on MUSSAFAH
Mussafah Industrial Area offers various grocery options, including Spinneys and Royal Emirates Supermarket (M-9), Grace Land Hypermarket (M-39), Mussafah China Mall and China Market (M-45), and Shati Al-Madeenah Supermarket and Mussafah City Hypermarket (M-17). Al Madina Supermarket, a leading supermarket in Abu Dhabi, is also located in the area.
Shabiya residents also have access to several grocery stores, such as Safeer Centre, Ramla Supermarket, Millennium Supermarket, and Hamidiya Roastery.
Churches, Temples And Mosques on MUSSAFAH
Mussafah has a high concentration of places of worship, particularly churches. Notable churches include All Saints Anglican Church, Mar Thoma Church, Abu Dhabi Apostolic Church, St. Paul’s Church, and The Armenian Church of Abu Dhabi.
The Sikh community is served by the New Gurudwara Abu Dhabi, located near 15th Street. Numerous mosques are also located throughout Mussafah, including Ahmed Salem Al Mahrami Mosque, Mohammed Sultan Al Yusuf Mosque, and Sunni Noor Mosque.
Schools in MUSSAFAH
Mussafah’s schools are primarily located in the Shabiya residential area. Preschool options include MyBaby Nursery, Little Helpers Nursery, and Kids Fantasy Nursery. Primary and secondary schools include Elite Private School, Merryland International School Abu Dhabi, Emirates Future International Academy, Goodwill Children Private School, and Creative British School. Mussafah also has several top Indian schools, such as The Model School and Sunrise English Private School.
Mussafah provides diverse learning opportunities for residents of all ages. For higher education, Al Ain University of Science & Technology is conveniently located near the MBZ City/Mussafah border, and Abu Dhabi University is just a short 10-minute drive away. Extracurricular options abound as well, with schools like Jazz Music Institute, Challenge Music School, and Amateur Karate Mussafah offering instruction in music, dance, and karate.
Clinics And Hospitals in MUSSAFAH
Mussafah residents have access to several leading hospitals, including Lifecare Hospital, Dar Al Shifa Day Care, and LLH Hospital. Lifecare Hospital (M-4, near The Village Mall) offers cost-effective care across departments like Neurosciences and Neurology, Cardiology, Dermatology, ENT, and Surgery, and also features an ICU, radiology/imaging, and a pharmacy. Other hospitals in Mussafah include NMC Medical Centre, Phoenix Hospital, and Ahalia Hospital Mussafah.
Mediclinic Al Mussafah, a leading clinic in Abu Dhabi, offers diverse healthcare services, including general medicine, gynecology, and physical therapy, along with on-site radiology and pharmacy services. Other clinics in Mussafah include Aster Clinic Mussafah, Sarhad Medical Clinic, Golden Choice Medical Centre, and Emerald Medical Centre. Golden Cure Medical Centre and Burjeel Medical City are the closest medical facilities to Shabiya.
Nearby Areas
⛾ LIFESTYLE
Shopping, Dining And Nightlife
Malls in Al MUSSAFAH
Mussafah offers ample shopping, dining, and entertainment options, notably at Dalma Mall. Located off the E30 highway, facing Shabiya, Dalma Mall is a leading Abu Dhabi mall. This popular destination features over 450 stores across 255,000 sq. m. and three levels, including brands like Marks & Spencer, Debenhams, Aldo, BHS, American Eagle, and Topshop. Dining options include Applebee’s, Gloria Jean’s Coffee, Starbucks, Dunkin’ Donuts, and Pinkberry.
Dalma Mall’s central area showcases two classic cars from the Emirates Motor Sports Federation: a 1953 Chevrolet and a 1929 Ford. It also houses Abu Dhabi’s largest cineplex, the 14-screen Cine Royal Cinema, with 2,200 seats, dedicated mom-and-baby screenings, 3D screens, and VIP halls.
Capital Mall, another shopping destination in the community, offers 60,824 sq. ft. of leasable area, three floors, and parking for 3,000 vehicles. It features around 278 stores selling fashion, jewelry, electronics, and services, along with entertainment outlets and a variety of restaurants and cafes.
The Village Mall on 12th Street is another shopping option in Mussafah, featuring Al Arab Hypermarket, local stores, a gallery, and eateries like Mandilicious and Bombay Sweets and Cafeteria.
Nearby, in Mohammed Bin Zayed City, Mazyad Mall offers brands like Damas Jewellery, Titan Watches, Adidas, Milano, and La Senza, as well as stores selling optics, books, leather goods, mobile phones, and flowers. Lulu Express and RedTag are also located in Mazyad Mall.
Restaurants in MUSSAFAH
Mussafah offers a variety of dining options. For Indian and Pakistani flavors, try Tasty Biryani, Punjab Star Restaurant, Nujum Khyber Restaurant, or Flaming Hot Al Mandi & Al Madbi Restaurant. The northeastern area also features local favorites like Layali Al-Sham and Golden Sheep Restaurant, along with fast-food chains such as KFC, Pizza Hut, Popeyes, McDonald’s, Subway, and Biryani Hut.
Shabiya’s diverse culinary scene caters to a variety of tastes. Vegetarian Indian cuisine is available at Sangeetha Vegetarian Restaurant and Salam Bombay Vegetarian Restaurant. For fresh seafood, Normandy Sea Food Restaurant is a great choice. Jollibee Restaurant offers a menu of delicious oriental dishes, and Saj Al Fareej specializes in Middle Eastern cuisine. Malayali expats and other diners can enjoy authentic Kerala flavors at Malabar Junction in Mussafah, one of Abu Dhabi’s best Kerala restaurants, featuring seafood, chicken, biryani, dosa, and puttu.
Beaches Near MUSSAFAH
Although Mussafah is situated along the Arabian Gulf, access to the coastline is generally restricted to those working at the area’s ports, plants, and shipyards. For public recreation, Qaryat Al Beri is the closest option, located between the Maqtaa and Mussafah bridges. This destination, connected to the Shangri-La Hotel, features Souk Qaryat Al Beri, a popular souk in Abu Dhabi, and offers scenic views of the Grand Canal and the iconic Sheikh Zayed Grand Mosque. Visitors can also explore the area by water taxi. For beach access, Al Bateen Beach is a 19-minute drive away, and the popular Corniche Beach can be reached in under 30 minutes.
Leisure Activities And Notable Landmarks
Moviegoers in Mussafah can enjoy films at Cine Royal Cinema (Dalma Mall) or Grand Safeer Cinema (Safeer Mall). Other nearby cinemas include Star Khalifa City Cinema (Central Mall) and Oscar Cinema (Al Raha Mall). Book lovers can visit the Mazyad Mall Library or Jarir Bookstore for a wide selection of books.
The Sheikh Zayed Cricket Stadium, a $23 million sports complex, is located at the intersection of Abu Dhabi-Al Ain Road and Abu Dhabi-Sweihan-Al Hayer Road. It was officially opened in 2004 with a first-class Intercontinental Cup match between Scotland and Kenya. One of Abu Dhabi’s premier cricket venues, the stadium has a capacity of 20,000 and has hosted many international cricket events, including the Indian Premier League (IPL) and the Friendship Series between Pakistan and India.
Outdoor Activities, Fitness And Beauty
Located off Abu Dhabi-Al Ain Road (E22), a 13-minute drive from Mussafah, Ultimate Sports Academy is a private sports complex for aspiring cricketers. Other nearby sports facilities include an equestrian center, Al Forsan International Sports Resort (with a water park), and the Abu Dhabi Golf Club (Golf Gardens).
Mussafah offers several fitness options. Gold’s Gym (Mazyad Mall) provides classes like Zumba, Bodypump, cardio, and step aerobics. Fitness First (Dalma Mall) has separate sections for men/women and women only, featuring free weights, cardio equipment, stretch zones, a studio, and personal training. Other gyms include Body Factory Gym, Las Vegas Gym, World Gym, and Tiger Gym.
Mussafah offers several beauty and wellness options. Aziz Salon provides a full range of services, from haircuts and waxing to facials, massages, manicures/pedicures, and Moroccan baths. Silver Palace Ladies Salon (Mohammed Bin Zayed City) offers similar services plus keratin treatments and henna application. Kaya Skin Clinic (Mazyad Mall) is an aesthetic clinic with a wide range of services.
Things To Consider
As a large industrial area on the outskirts of Abu Dhabi, Mussafah lacks the community feel of typical residential areas. This may make it less appealing to some families, given its focus on commercial activities.
FAQs About MUSSAFAH
Is Mussafah a free-zone area of Abu Dhabi?
⚲ LOCATION
- Situated around 20 kilometres southeast of central Abu Dhabi
- The Abu Dhabi-Al Ain Truck Road (E30) highway runs along its eastern border
- Abu Dhabi International Airport can be accessed by an 18-minute drive via Abu Dhabi-Al Ain Truck Road (E30) and Abu Dhabi-Sweihan-Al Hayer Road (E20)