Mussafah

• ICAD
• Renting property
• Top areas
• Getting around
• Schools & clinics
• Malls & restaurants
• Things to consider

Mussafah is a mixed-use development situated on the outskirts of Abu Dhabi. In the 70s, it was developed as a small industrial area with limited establishments. However, after the construction of Mussafah Bridge – a 481m, ten-lane bridge – this real estate area in Abu Dhabi gradually expanded and many businesses set up their headquarters here.

By the 2000s, the area boomed as a distinguishable economic zone. It has its port, The Mussafah Port, that has been used for seafaring and merchandising. The port is known for housing the 53km long Mussafah Channel which covers the northern, western and southern borders of the area. The deep-water channel is the second-longest channel in the region, the Suez Canal in Egypt takes the first place. With a large population, the development now includes a few communities such as Shabiya and Mussafah Gardens, which are dedicated to residential projects. Mussafah is featured as one of the top areas to rent apartments in Abu Dhabi as per Bayut’s Annual Market Report for 2020.

• 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

The district of Mussafah is made up of the Mussafah Industrial Area, Industrial City Abu Dhabi (ICAD) and Shabiya. The industrial area is home to many factories, warehouses and offices while the residential neighbourhood is located right next to Mohammed Bin Zayed City, just off the Abu Dhabi – Al Ain Truck Road (E30) highway.

Spread over an area of 40 sq. km., Industrial City Abu Dhabi (ICAD) can be found south of Mussafah Industrial Area. This well-planned district has multiple business clusters with flexible and cost-effective plot sizes that serve various investors and manufacturers. Accommodating more than 350 manufacturing companies and over 30,000 employees, ICAD is divided into 5 different 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

The top-notch infrastructure of ICAD includes reliable communication networks, fully-developed roads with free-flowing junctions and multiple entry points. It also provides smooth access to several seaports and airports and over 200 air routes from Abu Dhabi as well as Dubai.

Although Mussafah was conceptualised as an industrial area, however, the presence of an immense range of communal facilities has faded the fact. The district is home to several supermarkets, dining options and in proximity to education institutes.

The industrial area of Mussafah, Abu Dhabi is consist of clustered grids or sectors that are distributed in an orderly sequence. Starting from the north-eastern corner, these sectors are numbered from 1 to 46. Dotted with 2-storey to 5-storey buildings, the area is occupied with commercial properties such as factories, service workshops, industrial land, warehouses, labour camps and shops. The roads that connect each sector are often intersected with roundabouts and greenery.

With an area ranging between 200 sq. ft. to 114,098 sq. ft, most of the offices in Mussafah are equipped with modern amenities and facilities. Interested business owners can choose from fully furnished, semi-fitted, partitioned and full-floor offices. Warehouses in the district offer a Tawtheeq contract and the municipality’s approval to build mezzanine floors and office spaces. Many businesses use these warehouses as cold storage for storing food and pharmaceuticals. Other commercial properties include showrooms, commercial buildings and plots.

As for the residential properties in Mussafah, tenants will find a range of studios to 1, 2 and 3-bed apartments. The flats in Mussafah are split into two areas: Shabiya and Mussafah Gardens. These apartments come with a spacious living area, bathroom and built-in wardrobe in the bedroom and a fitted kitchen. The shared facilities of the apartment buildings in these areas include a dedicated car parking area and 24-hour security.

Residential properties in Mussafah, Abu Dhabi are located in two main subcommunities – Shabiya and Mussafah Garden. There are a few residential towers in Mussafah Industrial Area as well. Take a look at the most popular community in Mussafah before renting or buying an apartment in the neighbourhood.

Interested tenants can easily find the floor plan of community/building they’re interested in by browsing Mussafah floor plans.

There are many open parking grounds and multiple parking bays distributed around the neighbourhood for car parking.

For public transport users, the bus system in Mussafah is quite adequate. Bus 101, Bus 102 and Bus 210 have brought tremendous convenience to people living and working in Mussafah, Abu Dhabi. Bus 101 services the Dalma Mall area, while bus 102 serves Mohammed Bin Zayed City and Bus 210 from Dalma Mall covers places such as Mazyad Mall, Mohammed Bin Zayed City, Al Rahba Hospital and Shahama.

National Taxi LLC – a hired-car transport service, has its headquarters established in sector M-17 in Abu Dhabi Mussafah and has a fleet size of over 1,600 vehicles. Since its starting and ending point is located within the development, commuters in Mussafah won’t have to go through much hassle looking for a taxi.

The supermarkets in Mussafah Industrial Area are located in different sectors such as Spinneys and Royal Emirates Supermarket in M-9 and Grace Land Hypermarket in M-39. Mussafah China Mall and China Market are located in M-45 near 9th street, whereas Shati Al-Madeenah Supermarket and Mussafah City Hypermarket are in M-17. The district is also home to Al Madina Supermarket which is one of the best supermarkets in Abu Dhabi.

People living in Shabiya also have several grocery shopping options such as Safeer Centre, Ramla Supermarket, Millennium Supermarket and Hamidiya Roastery.

Mussafah is one of the areas in Abu Dhabi that has a high rate of places of worship, especially churches within its boundaries. Some of the notable churches in Abu Dhabi are located in the neighbourhood. All Saints Anglican Church, Mar Thoma Church, Abu Dhabi Apostolic Church, St. Paul’s Church, The Armenian Church of Abu Dhabi are a few of the churches in Mussafah.

For the Sikh community, there is the New Gurudwara Abu Dhabi, a temple in Mussafah situated near 15th Street. Various communal mosques in Mussafah are also located in different areas of this neighbourhood such as Ahmed Salem Al Mahrami Mosque, Mohammed Sultan Al Yusuf Mosque, Sunni Noor Mosque and more.

Since it is an industrial area, the schools in Mussafah are concentrated in the residential area of Shabiya. For preschoolers, the facilities include MyBaby Nursery, Little Helpers Nursery and Kids Fantasy Nursery. Learning facilities offering primary and secondary programmes include Elite Private School and Merryland International School Abu Dhabi. Other schools in the Mussafah are Emirates Future International Academy, Goodwill Children Private School and Creative British School. The district is also home to some of the best Indian schools in Abu Dhabi including The Model School and Sunrise English Private School.

Higher education options consist of the Al Ain University of Science & Technology which is near the border of MBZ City and Mussafah. Roughly 10 minutes away is the reputable Abu Dhabi University. Apart from educational institutes, the neighbourhood also has music, dance and karate school where children and adults can learn the skills under the guidance of experts. These include Jazz Music Institute, Challenge Music School and Amateur Karate Mussafah.

Residents in seek of medical assistance will find that the neighbourhood is home to some of the best hospitals in Abu Dhabi. These include Lifecare Hospital, Dar Al Shifa Day Care and LLH Hospital. Lifecare Hospital is a cost-effective healthcare facility with departments for Neurosciences and Neurology, Cardiology, Dermatology, ENT and Surgery. The hospital also has an ICU, radiology and imaging department and a pharmaceutical department. It is located in M-4 close to The Village Mall. Other best hospitals in Mussafah include NMC Medical Centre, Phoenix Hospital and Ahalia Hospital Mussafah.

Mediclinic Al Mussafah is one of the top clinics in Abu Dhabi offering a wide range of healthcare services including general medicine, gynaecology and physical therapy. The clinic also offers on-site radiology and pharmacy services. Other clinics in the community are Aster Clinic Mussafah, Sarhad Medical Clinic, Golden Choice Medical Centre and Emerald Medical Centre. Golden Cure Medical Centre and Burjeel Medical City are medical facilities closest to people living in Shabiya.

Separated by a channel of the Arabian Gulf, Abu Dhabi Gate City (Officers City) is located north of Abu Dhabi Mussafah. It is one of the most prime waterfront locations in Abu Dhabi that consists of popular housing projects such as Sea Shore Villas and Mangrove Village. Situated northeast of Mussafah, Al Forsan Village is around a 13-minute drive away. Developed by Al Forsan in 2015, it is an upscale community that includes an exclusive collection of luxury residences and a wealth of leisure and sporting facilities.

Towards the east lie Mohammed Bin Zayed City, commonly known as MBZ City while the waterfront residential area Al Maqtaa is located to the northern side. Other popular areas close to Mussafah are Al Rawdah and Al Muntazah.

There is plenty of shopping malls in the community providing shopaholics with an immense range of dining and entertainment options within the community. Dalma Mall in Mussafah, facing the Shabiya community is one of the best malls in Abu Dhabi. The mall is located just off the E30 highway. Known as the city’s favourite mall, this top tourist destination features over 450 retail stores. It spreads across an area of 255,000 sq. m. and distributed between three levels. Here, one can find leading brands such as Marks & Spencer, Debenhams, Aldo, BHS, American Eagle and Topshop. Internationally renowned eateries such as Applebee’s, Gloria Jean’s Coffee, Starbucks, Dunkin’ Donuts, and Pinkberry are present in Dalma Mall.

The central area of the Dalma Mall features a spectacular display of two classic cars from the Emirates Motor Sports Federation: a 1953 Chevrolet and a 1929 Ford. It also features the capital’s largest cineplex, a 14-screen Cine Royal Cinema that houses 2,200 seats, dedicated screenings for moms and babies, 3D screens and VIP halls.

Capital Mall is another shopping centre in the community that has a leasable area of 60,824 sq. ft., three floors and parking spaces for 3,000 vehicles. Capital Mall houses around 278 fashion, jewellery, electronics and service retail stores. The shopping mall also has a range of entertainment outlets along with a diverse selection of restaurants and cafes.

Another worthy mention is The Village Mall in Mussafah, on 12th Street. It is a quaint shopping destination that features Al Arab Hypermarket, local stores, a gallery and a few traditional eateries such as Mandilicious and Bombay Sweets and Cafeteria.

Essentially in Mohammed Bin Zayed City, Mazyad Mall is only a few minutes away from Mussafah Industrial Area. Top brands in Mazyad Mall include Damas Jewellery, Titan Watches, Adidas, Milano and La Senza. Mazyad Mall also has stores dealing in optics, books, leather products, mobile phones and fresh flowers. Big retailers such as Lulu Express and RedTag are a part of this mall as well.

Tasty Biryani, Punjab Star Restaurant, Nujum Khyber Restaurant and Flaming Hot Al Mandi & Al Madbi Restaurant are a few restaurants in Mussafah, Abu Dhabi that feature Indian and Pakistani flavours. The northeastern corner of the development encompasses local favourites such as Layali Al-Sham and Golden Sheep Restaurant as well as some fast-food eateries such as KFC, Pizza Hut, Popeyes, McDonald’s, Subway and Biryani Hut.

The community of Shabiya features a mix of restaurants with different cuisines. One can head out to Sangeetha Vegetarian Restaurant or Salam Bombay Vegetarian Restaurant for pure vegetarian Indian food. Normandy Sea Food Restaurant would be a befitting option for seafood. Jollibee Restaurant has some scrumptious oriental food, whereas Saj Al Fareej offers exceptional Middle Eastern cuisine. For the Malalayi expat community, Malabar Junction in Mussafah is one of the best Kerala restaurants in Abu Dhabi. Residents can enjoy the mouth-watering choice of seafood and chicken dishes as well as biryani, dosa and puttu.

Although the development is surrounded by the Arabian Gulf, the access to the coastline is mostly reserved for the personnel working at the ports, plants and shipyards there. The closest recreational space open for the public is Qaryat Al Beri. It is between the Maqtaa and Mussafah bridges. It is tied to the Shangri-La Hotel and features Souk Qaryat Al Beri, which is one of the best souks in Abu Dhabi. It also offers views of the Grand Canal and the Sheikh Zayed Grand Mosque. Visitors can also hop onto a water taxi to tour the man-made canal. Otherwise, the beaches near Mussafah include Al Bateen Beach, which is about a 19-minute drive away. There is also the popular Corniche Beach which can be accessed in under 30 minutes.

Whether one visits Cine Royal Cinema on the second floor at Dalma Mall or Grand Safeer Cinema at Safeer Mall, movie buffs in Mussafah are in for great weekly entertainment. Other top cinemas in Abu Dhabi located near Mussafah include Star Khalifa City Cinema in Central Mall and Oscar Cinema in Al Raha Mall. Bookworms can head over to Mazyad Mall Library and can also visit Jarir Bookstore that has an extensive collection of old and new novels.

Located at the Abu Dhabi-Al Ain Road and Abu Dhabi-Sweihan-Al Hayer Road intersection, Sheikh Zayed Cricket Stadium is a sports complex worth $23 million. In 2004, Sheikh Zayed Cricket Stadium was formally launched with the first-class Intercontinental Cup match that was held between Scotland and Kenya. It is one of the best cricket stadiums in Abu Dhabi and has the capacity to hold up to 20,000 spectators. This stadium has been hosting several international cricket game fixtures such as the Indian Premier League (IPL), Friendship Series (Pakistan vs. India) and many other tournaments.

Located off Abu Dhabi-Al Ain Road (E22) on a 13-minute drive, Ultimate Sports Academy is a private sports complex that provides nurturing grounds for upcoming cricketing talents in UAE. Other sports facilities near Mussafah include an equestrian centre, Al Forsan International Sports Resort and a water-sports park in Al Forsan Village, and the Abu Dhabi Golf Club in Golf Gardens.

A branch of one of the widely known fitness centres called Gold’s Gym is based in Mazyad Mall. It offers an interesting selection of fitness classes such as Zumba, Bodypump, cardio and step aerobics. The massive Fitness First is situated at the Dalma Mall and includes two sections – one is for both men and women while the other is for women only. The gym features free weights and cardio facilities as well as stretch zones, a group exercise studio and personal training areas. Other notable fitness centres in Mussafah include Body Factory Gym, Las Vegas Gym, World Gym, and Tiger Gym.

Places that offer beauty and wellness treatments in Mussafah include Aziz Salon that offers every service from haircuts, waxing and facials to massages, manicure/pedicure and Moroccan baths. Silver Palace Ladies Salon in Mohammed Bin Zayed City offers similar services in addition to keratin treatments and henna application. Kaya Skin Clinic in Mazyad Mall is an aesthetic clinic and offers many different services.

It is a fact that Mussafah is a large industrial area located on the outskirts of Abu Dhabi. It doesn’t have the community vibe like most of the typical residential areas usually offer. This is the reason why living in Mussafah might not be appealing for many families as the area hosts many commercial activities.

• 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)