Nad Al Sheba Gardens Phase 12: Meraas opens its final 29 villas

Meraas has opened Phase 12 of Nad Al Sheba Gardens, its villa community next to Meydan. Meraas calls it the final phase, and Phases 1 to 11 are sold out.

Phase 12 is 29 standalone villas with 4 or 5 bedrooms. There are no townhouses or apartments. Meraas is taking expressions of interest (EOI) now, ahead of the public launch. These details come from Meraas's Phase 12 brochure, price sheet and floor plans, shared in November 2026.

Prices and sizes

Villa	Size	From	Per sq ft
4 bedrooms	4,795 sq ft (445.5 sq m)	AED 13.7 million	about AED 2,857
5 bedrooms	5,650 sq ft (524.9 sq m)	AED 15.5 million	about AED 2,743

These are starting prices. Meraas confirms the price of each villa and which ones are still available. See the photos and floor plans of both villas on the Phase 12 project page.

Plots are 6,000 to 9,000 sq ft. Meraas says they're bigger and less built-up than in a similar community nearby: on average, a villa's floor area is 0.8 times its plot size, against 0.9 there.

What you get

Both villas have a ground floor and two upper floors, with a lift. Each comes in two mirror-image layouts.

• 4-bedroom villa: a guest bedroom with its own bathroom on the ground floor, two bedrooms and a family room on the first floor, and the main bedroom on the second floor with a dressing room and a balcony. There is a maid's room and a covered garage of 6 by 6 metres.
• 5-bedroom villa: a guest room on the ground floor, the main bedroom, one more bedroom and a family room on the first floor, and two bedrooms on the second floor. It adds a driver's room, and a bigger garage of 6 by 9 metres that takes two cars side by side.

Every villa has a garden with space for a pool. The pool and the garden design aren't included: you pay for them yourself.

The payment plan

You pay 20% when you book, 40% in six payments while it's built, and the last 40% when you get the keys in June 2030.

When	Share	4 bedrooms	5 bedrooms
On booking	20%	AED 2,740,000	AED 3,100,000
April 2027	10%	AED 1,370,000	AED 1,550,000
October 2027	5%	AED 685,000	AED 775,000
March 2028	10%	AED 1,370,000	AED 1,550,000
August 2028	5%	AED 685,000	AED 775,000
January 2029	5%	AED 685,000	AED 775,000
June 2029	5%	AED 685,000	AED 775,000
Handover, June 2030	40%	AED 5,480,000	AED 6,200,000

The amounts are worked out from the starting prices. On top of the price, you pay the Dubai Land Department fee of 4% (AED 548,000 on the 4-bedroom, AED 620,000 on the 5-bedroom) and an admin fee. See the costs on top of the price.

The community

Phase 12 sits along the northern edge of Nad Al Sheba Gardens, beside the parkland. The first phase has already been handed over to its owners. Residents get:

• a lagoon-style pool you can swim in, and a community pool with a view of the Downtown skyline
• open gardens with a water play area
• a gym next to a children's play area
• a clubhouse, parks and a mosque
• access to Nad Al Sheba's 8 km cycle track

By Meraas's figures, the drive is about 2 minutes to Al Ain Road, the Nad Al Sheba Sports Complex and Deep Dive Dubai, 5 minutes to Meydan Racecourse and Nad Al Sheba Mall, 10 minutes to Downtown Dubai and Dubai Hills Mall, and 15 minutes to Dubai International Airport. Those times don't allow for traffic.

What our sales data shows

We looked at every Nad Al Sheba Gardens villa sale registered with the Dubai Land Department (DLD) up to 19 October 2026.

Each new phase has launched at a higher price. The median sale in each phase's first three months:

Phase	Launched	Median sale	Sales
Phase 3	February 2023	AED 4.39 million	147
Phase 4	June 2024	AED 4.62 million	92
Phase 7	February 2025	AED 5.10 million	140
Phase 10	September 2025	AED 6.07 million	104
Phase 11	December 2025	AED 6.37 million	104

From Phase 3 to Phase 11, that's about 45% more in under three years. Over 2023 to 2026, the median off-plan villa in Dubai went up about 20%. The phases don't sell the same mix of villas, so this is a rough guide, not a like-for-like price rise.

Resales are still few. The clearest comparison is Phase 4's most common villa type: it sold for a median of AED 4.56 million in 2024 (58 sales) and AED 5 million in 2026 (7 sales), about 10% more. Over the same time, the median off-plan villa in Dubai stayed about the same.

Rents. Phase 2 is finished, and its villas are now rented out. In January to June 2026, its 4-bedroom villas rented for a median of AED 490,000 a year (9 leases), by Ejari records. On Phase 12's 4-bedroom starting price, that's about 3.6% a year before costs. Phase 12's villas are bigger, so they may rent for more.

Phase 12 is a step up. Its cheapest villa costs more than twice the median Phase 11 launch sale, for a bigger villa on a bigger plot. Meraas's brochure says prices here rose from AED 1,205 to AED 2,459 per sq ft between 2022 and 2026, but we can't check that. DLD records every Gardens villa sale as "3 bedrooms", and nearly half as exactly 182 sq m, whatever the real home. For the same reason, we can't yet compare Phase 12's price with similar sales. Past prices don't promise future ones.

Before you put down an EOI

• Ask Meraas for the EOI terms. Meraas sets the EOI amount, whether you get it back, and how to pay. An EOI doesn't guarantee you a villa.
• Plan for the last 40%. It's AED 5.48 million or more at handover. If you'll use a mortgage for it, talk to a bank early.
• Check the plot. Plots go from 6,000 to 9,000 sq ft, so ask for the size and position of the villa you're offered.
• Read the sale agreement. Check the handover date and what happens if it moves.

A home worth AED 2 million or more may also qualify you for the 10-year Golden Visa. Off-plan homes have extra rules, so check before you count on it.

See the photos, floor plans and full details on the Nad Al Sheba Gardens Phase 12 page, or read our guide to Nad Al Sheba. To ask about a villa, message us on WhatsApp.