Mama Shelter Residences — sale prices & transaction history
The full Land Department sale record for Mama Shelter Residences in Business Bay — registered as Luxury Family Residence II, which is why almost no price research on this building finds anything.
Last verified 2026-09-01 · How we compute these numbers
- Recorded transactions
- 232
- Register
- 26 secondary · 206 off-plan
- First recorded transaction
- 3 January 2023
- Most recent
- 20 July 2026
Dubai Land Department transaction register, records through 21 August 2026. Recomputed on every page load.
Mama Shelter Residences is registered with the Dubai Land Department under a different name entirely: Luxury Family Residence II. Search the register for the name on the building and you get nothing; search the portals for the name in the register and you get nothing. That gap is why this building is quoted almost entirely from asking prices, and why the register below is worth reading directly.
The confusion has a second layer. A separately registered Luxury Family Residence III also sits in Business Bay, and it is a very different building — larger units, a much higher rate per square foot, and a fraction of the transaction count. A figure taken from one is not a comparable for the other.
Every figure here is computed from the Land Department register at the moment you load the page: recorded prices, not asking prices, portal averages or estimates.
Mama Shelter sale prices by bedroom
Median recorded prices for Mama Shelter Residences by bedroom count, drawn from 232 recorded transactions in the Dubai Land Department register. These are the prices buyers actually paid — not asking prices, and not a district average.
| Bedrooms | Recorded sales | Median size | Median price | Median AED / sqft |
|---|---|---|---|---|
| Studio | 99 | 439 sqft | AED 1,122,450 | 2,621 |
| 1 bedroom | 107 | 627 sqft | AED 1,541,031 | 2,468 |
| 2 bedrooms | 25 | 862 sqft | AED 2,462,096 | 2,935 |
| 4 bedrooms | 1 | Too few sales to publish a median | ||
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. Bedroom 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.
| Date | Type | Size | Price | AED / sqft |
|---|---|---|---|---|
| 20 July 2026 | Studio | 447 sqft | AED 1,006,468 | 2,252 |
| 17 June 2026 | 1 bed | 627 sqft | AED 1,400,000 | 2,233 |
| 9 June 2026 | Studio | 439 sqft | AED 1,062,115 | 2,419 |
| 8 June 2026 | 1 bed | 627 sqft | AED 1,200,000 | 1,914 |
| 1 April 2026 | Studio | 436 sqft | AED 950,000 | 2,179 |
| 16 March 2026 | 1 bed | 626 sqft | AED 1,475,000 | 2,356 |
| 16 March 2026 | Studio | 453 sqft | AED 1,100,000 | 2,428 |
| 10 March 2026 | Studio | 447 sqft | AED 1,261,204 | 2,821 |
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.
Distressed listings in Mama Shelter
See all in Business Bay →
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.
Keep going
- Distressed property in Business Bay — the district this building sits in, with its own Land Department price table and the communities around it.
- Other Business Bay buildings we hold registers for: Churchill Tower (Residential), Aykon City Tower C, Peninsula Four, Regalia, Al Habtoor Tower, The Edge.