A district south of Meydan with two kinds of off-plan home: Meraas's Nad Al Sheba Gardens villa phases, and a growing set of apartment projects from Binghatti, Ellington and others. There is no metro, so you will drive.
2027 and 2028when most of the projects we list are due
The villas and townhouses we list are all phases of Nad Al Sheba Gardens, by Meraas. The other projects are apartments, including two by Binghatti, one of them branded Mercedes-Benz Places. Flats start at about AED 1 million and the villa phases at about AED 3.9 million. Both sit 1 to 4 km from the centre in a straight line, so you will drive for most errands.
Saddlewood Park, image 1
Walk
There are 5 parks within 3 km of the centre in a straight line. Nad Al Sheba Park is the only one within walking distance for most homes.
Nad Al Sheba Park
600 m
A public park in the middle of the district, 600 m from the centre in a straight line.
Polo Residence Park
2.3 km
The next park out, 2.3 km away in a straight line. Most people will drive.
Nad Al Sheba Gardens 12, image 3Nad Al Sheba Gardens Phase 5, image 6
Swim
The nearest beaches, Mercato Beach and Jumeirah Beach, are about 10 km away in a straight line. Most weekday swims will be in a community or building pool.
Your project's pool
Villas and flats
More than half of the projects we list mention a pool. Check the plan for your phase or building before you buy.
Jumeirah Beach
10 km
The nearest sea beach, 10 km away in a straight line. A weekend trip, not a daily one.
One by Nine, image 2
A Saturday in Nad Al Sheba
A family weekend with the park on foot and everything else by car.
7:30A walk with the children in Nad Al Sheba Park, before the heat.
10:00A swim in the community or building pool.
12:30The weekly shop at Avenue Mall, about 3 km away in a straight line.
19:00Dinner in Downtown or Business Bay, both about 6 km away in a straight line.
What homes cost
Off-plan apartments sold most often here, at a median of AED 1,411,000 in the last 12 months.
The median is the middle price: half the homes sold for more, half for less. A sea view or a high floor can cost a lot more than the median.
Source: Dubai Land Department, sales in the 12 months to Sep 30, 2026.
Ready apartments
1 bedroom84 salesAED 1,188,000
2 bedrooms73 salesAED 2,524,000
3 bedrooms13 salesNot enough sales for a median. A median needs at least 30 sales in 12 months.
Off-plan apartments
Studio1,056 salesAED 1,374,000
1 bedroom485 salesAED 2,334,000
2 bedrooms260 salesAED 3,254,000
3 bedrooms50 salesAED 5,168,000
4 bedrooms2 salesNot enough sales for a median. A median needs at least 30 sales in 12 months.
Ready villas
2 bedrooms1 saleNot enough sales for a median. A median needs at least 30 sales in 12 months.
3 bedrooms3 salesNot enough sales for a median. A median needs at least 30 sales in 12 months.
4 bedrooms24 salesNot enough sales for a median. A median needs at least 30 sales in 12 months.
Off-plan villas: median price in the 12 months to each dateOff-plan villas: the median price went from AED 4,737,000 in the 12 months to Dec 31, 2024 to AED 6,069,000 in the 12 months to Sep 30, 2026.
Dec 31, 2024AED 4,737,000
Sep 30, 2026AED 6,069,000
Show as tableShow as chart
12 months to
Median price
Sales
Sep 30, 2026
AED 6,069,000
316 sales
Jun 30, 2026
AED 6,069,000
333 sales
Mar 31, 2026
AED 6,069,000
336 sales
Dec 31, 2025
AED 5,455,000
359 sales
Sep 30, 2025
AED 5,148,000
211 sales
Jun 30, 2025
AED 4,833,000
399 sales
Mar 31, 2025
AED 4,832,000
402 sales
Dec 31, 2024
AED 4,737,000
282 sales
Sales in 12 months
2,902
Off-plan: 2,208 sales, against 694 ready homes
76%
Off-plan villas: median price
AED 6,069,000
Off-plan villas: median price per sq ft
AED 2,661 per sq ft
Off-plan villas: median price compared with a year earlier
Up 18%
Sales and rents from Dubai Land Department open data. DLD area: Nad Al Shiba First.
Rents and yields
The median yearly rent of new Ejari contracts, and the gross yield: a year's rent before costs, as a share of the median price of ready homes. We show a yield only where both have at least 30 contracts and sales.
Ready apartments
Bedrooms
Median rent a year
Contracts
Gross yield
1 bedroom
AED 85,000
613
7.1%
2 bedrooms
AED 130,000
404
5.2%
Ready villas
Bedrooms
Median rent a year
Contracts
Gross yield
3 bedrooms
AED 345,000
39
–
4 bedrooms
AED 320,000
55
–
5 or more bedrooms
AED 605,000
57
–
Rents from Ejari, Dubai's register of rent contracts, Apr 1, 2025 to Mar 31, 2026. Prices from Dubai Land Department.
It suits families who want a villa and are happy to drive. There is no school within 3 km of the centre in our data. North London Collegiate School is 3.2 km away and Hartland International School (UK and IB) 3.3 km, in a straight line. We have no hospital within 5 km, so check the drive to the one you would use.
How far is Nad Al Sheba from Downtown?
In a straight line, the centre of the district is 5.8 km from Business Bay, 6.3 km from Downtown Dubai and 7.8 km from DIFC.
What will a home cost in Nad Al Sheba?
In the projects we list, flats start at about AED 1 million for a studio at One by Nine. Projects that start at one bedroom are priced from about AED 1.5 million to AED 2.6 million. The Nad Al Sheba Gardens villa phases start at AED 3.9 million to AED 5.1 million. DLD's median for off-plan 3-bed villa sales in the past year was about AED 6.1 million, across the wider DLD area. Prices were checked in November 2026.
Is there a metro in Nad Al Sheba?
No. The nearest stations, Business Bay and Burj Khalifa/Dubai Mall on the Red Line, are more than 7 km from the centre in a straight line. There is no tram either. You will need a car.
When will the projects be finished?
Most of the projects we list are due in 2027 and 2028, and the latest Gardens phase in 2029. One by Nine's date, March 2026, has passed and may be out of date, so ask the developer. Sukoon by Nuri is due soon, in December 2026. The DLD register shows many projects here still under construction or not started, so expect building work nearby for years.
