New homes in Nad Al Sheba Gardens start at AED 3,900,000; keys are due Mar 2027; you pay 5% to book, 55% while it is built and 40% at the keys.
Keys
Mar 2027
The developer's handover date
Payment plan
5 / 55 / 40
5% to book, 55% while it is built, 40% at the keys
Bedrooms
3 to 6 beds
Sizes
4,069 to 50,052 sq ft
Ownership
Freehold
Property types
Villa and Townhouse
Registration fee
4% of the price
Paid to the Dubai Land Department
Details from the developer, as of Nov 1, 2026. They can change; ask us to confirm before you book.
Dubai Land Department register
From price per sq ft
AED 958 per sq ft
At the smallest size listed
We couldn't match this project to the Dubai Land Department project register yet. Ask us for its RERA project number.
Paying for it
You pay 5% when you book, 55% as the building goes up, and 40% when you get the keys.
AED
When
Stage
Share
Amount
Now
Booking
5%
AED 195,000
Jan 2027
While it is built
55%
AED 2,145,000
Mar 2027
Keys
40%
AED 1,560,000
Booking payment, 5%
AED 195,000
Dubai Land Department fee (Oqood), 4%
AED 156,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 351,000
The dates are our estimate: we spread the construction share evenly between now and the keys. The developer's real dates follow the building work, so they can move.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
Before you buy
Pay into the project's escrow account only.
Every off-plan project in Dubai must have an escrow account at a bank, watched by RERA. Pay into that account, never to a person. Ask for the account number.
Budget for the service charge.
Buildings in this area paid a median of AED 8 per sq ft a year in 2023, from 6 buildings on the Dubai Land Department register. For the smallest home (4,069 sq ft) that is about AED 33,000 a year.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 60 off-plan sales of 3-bed villas of 3,142 sq ft to 4,713 sq ft in Nad Al Sheba, from Oct 20, 2025 to Oct 19, 2026. Here is what they sold for, and where this project's from price sits.
We compare with off-plan sales across Nad Al Sheba, as this project isn't on the Dubai Land Department register yet or has too few sales.
Dubai Land Department recorded 60 off-plan sales of 3-bed villas of 3,142 sq ft to 4,713 sq ft in Nad Al Sheba, from Oct 20, 2025 to Oct 19, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,873 per sq ft
AED 1,236 to AED 1,369 per sq ft
2 sales
AED 1,369 to AED 1,502 per sq ft
2 sales
AED 1,502 to AED 1,635 per sq ft
6 sales
AED 1,635 to AED 1,769 per sq ft
6 sales
AED 1,769 to AED 1,902 per sq ft
16 sales
AED 1,902 to AED 2,035 per sq ft
16 sales
AED 2,035 to AED 2,168 per sq ft
9 sales
AED 2,168 to AED 2,301 per sq ft
3 sales
AED 1,236 per sq ftAED 2,301 per sq ft
This project AED 958 per sq ft, below every sale
Half of the sales sold for AED 1,757 to AED 2,008 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 1,236 to AED 1,369 per sq ft
2
AED 1,369 to AED 1,502 per sq ft
2
AED 1,502 to AED 1,635 per sq ft
6
AED 1,635 to AED 1,769 per sq ft
6
AED 1,769 to AED 1,902 per sq ft
16
AED 1,902 to AED 2,035 per sq ft
16
AED 2,035 to AED 2,168 per sq ft
9
AED 2,168 to AED 2,301 per sq ft
3
The 3 closest sales
Picked from the 60 similar sales above, closest in size to this project's smallest home.
Feb 2026AED 6,260,000AED 1,522 per sq ftNad Al Sheba Gardens Phase 6, 4,113 sq ft
Oct 2026AED 6,550,000AED 1,585 per sq ftNad AL Sheba Gardens Phase 4, 4,132 sq ft
Oct 2025AED 5,485,000AED 1,318 per sq ftNad Al Sheba Gardens Phase 10, 4,161 sq ft
Sale prices from Dubai Land Department, Oct 20, 2025 to Oct 19, 2026. Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Nad Al Sheba in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
3-bed villaFrom AED 3,900,000 here
Off-plan medianAED 6,069,000AED 2,661 per sq ft
Sales316
Price far from 60 similar sales
4-bed villa
Off-plan medianToo few sales for a median
Sales0
5-bed villa
Off-plan medianToo few sales for a median
Sales0
Sale prices from Dubai Land Department, Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from price
8.8%
Median rent of 3-bed villas in Nad Al Sheba
AED 345,000 a year
Rent contracts counted
39
Rented between
Apr 1, 2025 and Mar 31, 2026
3-bed villa
AED 345,000 a year
4-bed villa
AED 320,000 a year
5-bed villa
AED 605,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 345,000 ÷ AED 3,900,000 = 8.8%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
North London Collegiate School4.7 km, 22 min driveSchool
Hartland International School4.7 km, 22 min driveBritish school
Dubai International School6 km, 20 min driveAmerican school
GEMS New Millenium School5.8 km, 23 min driveIndian school
Meraas is building Nad Al Sheba Gardens, a community of 3- to 6-bedroom villas and townhouses in Nad Al Sheba, from AED 3,900,000 with handover listed for March 2027. That date is about four months away, so ask Meraas for the completion certificate status before you pay.
Timing matters most here. The listed handover of March 2027 is about four months from now, and the developer says building work started in 2019 and is still going on. Ask Meraas for the completion certificate status of your home and for the current handover date in writing.
The plan is 5% on booking, 55% during construction and 40% at handover. At the from price that is AED 195,000 on booking, AED 2,145,000 during construction and AED 1,560,000 at handover. Ask when the 55% construction payment falls due. Separately, the 4% DLD fee comes to AED 156,000; ask when it is due. The price check for this project isn't reliable enough to quote, so check what the from price buys in home size, plot size and bedrooms.
The listing gives 3 to 6 bedrooms and 4,069–50,052 sq ft, but the developer describes that range as plot sizes, not home sizes. It lists townhouses (3 bedrooms) of about 2,777–3,326 sq ft and villas (4 to 6 bedrooms) of about 3,806–7,125 sq ft, so check the floor plans for your unit. Facilities include parks, pools, gyms, sports fields and play areas, and the developer's master plan also includes a mosque, a school and a hospital.
The site is beside Al Ain Dubai Road, in southern Nad Al Sheba 1. The nearest clinic is about 2.6 km away, around 13 minutes by car. North London Collegiate School and Hartland International School are each about 4.7 km away, roughly 22 minutes' drive. Business Bay is about 6.5 km away (18 minutes by our estimate) and Jumeirah Beach about 10.4 km.
The developer's plans. Sizes and layouts can change; ask us for the plan of the exact unit you're looking at.
Type A Townhouse
Type B Townhouse
Villa A
Villa B
Villa A
Villa B
Villa A
Villa B
How prices moved
Median price of 3-bed villas in Nad Al Sheba, over the 12 months to each dateUp 20% from Dec 2024 to Sep 2026.
Dec 2024AED 2,209 per sq ft
Sep 2026AED 2,661 per sq ft
Show as tableShow as chart
12 months to
Median price
Sales
Sep 2026
AED 2,661 per sq ft
316 sales
Jun 2026
AED 2,680 per sq ft
333 sales
Mar 2026
AED 2,617 per sq ft
336 sales
Dec 2025
AED 2,465 per sq ft
359 sales
Sep 2025
AED 2,427 per sq ft
210 sales
Jun 2025
AED 2,299 per sq ft
398 sales
Mar 2025
AED 2,296 per sq ft
399 sales
Dec 2024
AED 2,209 per sq ft
272 sales
Off-plan sales registered with the Dubai Land Department.
Questions about this project
Can foreigners buy here?
Yes. It's in a freehold area, so foreign buyers can own outright.
When is handover?
The listed handover is March 2027, about four months away. Ask for the completion certificate status before paying.
How much do I pay at each stage?
5% on booking (AED 195,000 at the from price), 55% during construction (AED 2,145,000) and 40% at handover (AED 1,560,000). Separately, the 4% DLD fee comes to AED 156,000; ask when it is due.
How big are the homes themselves?
The developer lists townhouses of about 2,777–3,326 sq ft and villas of about 3,806–7,125 sq ft. The larger range in the listing refers to plots, so check the floor plans.
Which schools are nearby?
North London Collegiate School and Hartland International School are about 4.7 km away, around 22 minutes by car.
