Mama Shelter Residences — sale prices & transaction history

Mama Shelter sale prices by bedroom

Median recorded prices for Mama Shelter Residences by bedroom count. Each row is priced on the last 4 months wherever that period holds enough sales, and steps back only as far as it has to — 12 months, then 3 years, then the whole record. The period each row actually covers is named beside it, with the number of sales behind it, so you can see exactly how thin or deep the figure you are reading is. Every row also shows what has traded in the last 4 months, including when that is nothing — set against the full record of 232 recorded transactions. These are the prices buyers actually paid — not asking prices, and not a district average.

Rows marked “older sales” use a longer period because recent sales were few — prices may have moved since, so compare them with care. A bedroom type with fewer than five recorded transactions keeps its count and loses its median: below that sample a middle value is arithmetic, not a market rate. A median taken across the whole register mixes prices from every year the building has traded, so each row above is priced on the most recent period that clears that threshold. Rows can sum to less than the building total — very large units are held out of the table for the same reason.

Most recent Mama Shelter transactions

The newest individual recorded transactions on the register, exactly as recorded. A median is a claim we vouch for; these are facts you can check against the Land Department yourself.

Why below-market resale shows up in Mama Shelter

• A register that began with pre-handover contracts and has since moved to completed-home resales. Owners who bought on a payment plan and now hold finished stock are the group that most often sells on somebody else's timetable rather than their own.
• Heavy studio and one-bedroom weighting, the most investor-owned part of the Business Bay market and the segment with the highest background rate of exits.
• Branded-residence pricing at launch, which sets a high reference point that the resale market then has to test. Where a brand premium was paid up front, the second owner does not automatically inherit it.
• Business Bay's continuous supply pipeline: a seller here competes with whatever launched most recently a few streets away, which caps what a resale can realistically ask.

What to check before you offer on Mama Shelter

• Establish which building you are actually being quoted. Ask for the Land Department project name in writing — Luxury Family Residence II and Luxury Family Residence III are different buildings at very different prices, and the brand name distinguishes neither.
• Compare against the studio or one-bedroom row below rather than a Business Bay average. The district spans a very wide quality range and its average describes almost nothing in it.
• Treat a quoted 'original' or 'launch' price as a claim until it is sourced. The register on this page is what units have actually changed hands for, and a discount measured against an unsourced reference is not a discount.
• Ask for the current service charge per square foot and the last two years of it. In Dubai it is set per building and reviewed annually, and a rise of a dirham or two per square foot moves a mid-size flat's running cost by thousands a year.
• Ask which register the unit sits on. A completed home changes hands on the secondary register at the Land Department; a pre-handover unit is an assignment of the original sale contract, needs the developer's no-objection certificate, and carries whatever is left of the payment plan.

Mama Shelter — common questions

Why can't I find Mama Shelter in the Dubai Land Department records?

Because it is not registered under that name. The Land Department files this building as Luxury Family Residence II in Business Bay. Mama Shelter is the brand on the building, not the name in the register — which is why price lookups under the brand name return nothing and most published figures for it are asking prices rather than recorded sales.

Is this the same as Luxury Family Residence III?

No. Luxury Family Residence III is a separately registered Business Bay building with larger units, a considerably higher rate per square foot and far fewer recorded transactions. Every figure on this page is scoped to Luxury Family Residence II alone.

Is the price data on this page asking prices or actual sales?

Actual sales — the Dubai Land Department's record of completed transactions, meaning the price registered when the transaction went through. That distinction matters more than usual here, because so much of what is published about this building is asking-price data.

Can I tell from this data whether a unit is selling below its original price?

No. The Land Department records a developer's first sale and a pre-handover resale under the same procedure code, and the open export carries no unit identifier, so an original price cannot be matched to a later sale of the same apartment. Where a seller quotes a 'before' price, ask them to source it and check it against the recorded sales on this page.