Al Mamsha Sharjah
This project sits outside the full evidence tier: it is in Sharjah, where developer inventories are published less completely than in Dubai. The record below is what the corpus actually holds, with nothing filled in around the gaps.
The record
- Developer
- Alef
- Community
- Muwaileh
- City
- Sharjah
- Sale status
- On sale
- Construction
- Under construction
- Classification
- Off-plan
- Property types
- Not stated
- Bedrooms offered
- 1, 2, 3
- Priced unit records
- 32
- Payment plans listed
- 5
- Furnishing
- Semi furnished
- Floors
- 9 floors
- Service charge, developer-stated
- 10 AED/sqft
StatedProject facts, developer-published inventory, as published by the developerread 2026-07-30
Blank means the developer published nothing, not that the answer is zero. The service charge is the figure the developer published, not the RERA service charge index.
Where this price sits
SourceOffplanIndex corpus, July 2026n = 32 priced unit records for this projectMethod
AED 1,180 per sqft, 9% below the Muwaileh median, and 42% below the Dubai median.
AED per sqft of built-up area, measured the same way for every project in the corpus so the three readings above are comparable. Asking prices, not transactions.
SourceOffplanIndex corpus, July 2026n = 32 priced records for this projectMethod
Cite this: OffplanIndex, Al Mamsha Sharjah price per sqft, AED 1,180, July 2026, https://offplanindex.com/projects/alef-al-mamsha-sharjah
Alef publishes 326 priced records across 15 projects in Muwaileh, at a median of AED 1,277 per sqft, 1% below the rate for the address as a whole. The full benchmark, every rival builder in Muwaileh beside it, is on Alef in Muwaileh.
What each bedroom count asks
| Bedrooms | Priced units | From | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|---|
| 1 BR | 2 | AED 999K | too few units for a median | ||
| 2 BR | 18 | AED 1.39M | AED 1.56M | 1,175 | 1,315 |
| 3 BR | 12 | AED 1.81M | AED 1.83M | 1,757 | 1,058 |
From the developer's published unit inventory as read on the corpus date, asking prices not transactions. A bedroom count with fewer than three priced units shows its count and lowest price only.
5 payment plans on offer
| Plan | Down payment | During construction | On handover | After handover | Structure |
|---|---|---|---|---|---|
| Payment Plan for International (Surror & Sawa) | 5% | 29% | 66% | none | 30/70 |
| Payment Plan PH for Residents (Dabr & Nama-Studio, 1BR) | 5% | 35% | 0% | 60% | Post-handover |
| Payment Plan for Ready Units (Residents) | 25% | 75% | 0% | none | Paid before handover |
| Payment Plan for Residents (Surror & Sawa) | 5% | 95% | 0% | none | Paid before handover |
| Payment Plan for Ready Units (International) | 100% | 0% | 0% | none | Paid before handover |
Only plans whose stages add up to the whole price are listed. The structure column files each plan the way the payment plan pages do, so a link shows every other project offering the same shape. Its handover quarter has a payment calendar page for Q4 2029: what every tracked project owes in that quarter.
The payment plan
This plan spreads the price over the months to handover and beyond, and money you have not paid yet is money you still have. Valuing every instalment on the day it actually falls due, at 5.0% a year, this schedule is worth 15.46% less than the headline, or AED 154,447 on the published entry price. It is not a discount anyone will give you at the counter, and the total you sign for does not change. It is what the timing is worth, and it is the number to compare against another project handing over at the same time.
Computed from the published schedule and the stated handover date, at a 5.0% annual cost of money compounded monthly. It credits no rent, no capital growth and no allowance for a handover delay. Definition and the reason for the rate: methodology. Where this project sits against every other: the plan discount ranking.
On the published entry price of AED 999,000 that is AED 339,660 before handover and AED 599,400 after the keys. Run other prices through the payment plan calculator.
Booking, construction and handover are three independent medians, so they are normalised to 100 before drawing and the handover share carries the remainder. 31% of plans in Muwaileh schedule instalments after the keys.
More in Muwaileh
The same slice of Muwaileh: starting under AED 1M 23, handing over in 2029 14, with 5% or less down 15.
- AED/sqft
- 1,439
- From
- AED 919K
- Handover
- Q1 2029
- Before keys
- n/a
- AED/sqft
- n/a
- From
- AED 919K
- Handover
- Q4 2029
- Before keys
- n/a
- AED/sqft
- 1,326
- From
- AED 980K
- Handover
- Q4 2028
- Before keys
- 35%
- AED/sqft
- n/a
- From
- AED 1.07M
- Handover
- Q2 2026
- Before keys
- 45%
- AED/sqft
- 1,353
- From
- AED 1.20M
- Handover
- Q4 2027
- Before keys
- 45%
- AED/sqft
- 1,772
- From
- AED 1.45M
- Handover
- Q1 2029
- Before keys
- 40%
The full report: every community, every developer, ranked.
Muwaileh, Sharjah in context: price per sqft by community and developer, payment plan structures ranked by cash due before handover, the 2026 to 2029 delivery pipeline, and the CSV behind every table. PDF plus data, delivered instantly.
OffplanIndex is an independent index. We are not the developer, not the agent and not a party to any sale. Figures are developer-published asking prices as read on 2026-07-30, not transaction records. Back to the project index.