New homes in Nad Al Sheba Gardens 12 start at AED 5,100,000; keys are due Feb 2029; you pay 20% to book, 40% while it is built and 40% at the keys.
In the 12 months to Oct 19, 2026, Dubai Land Department recorded 72 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 sq ft in Nad Al Sheba. Their median price is AED 2,092 per sq ft (about AED 5,660,000 at 2,705 sq ft). This project's from price is AED 1,885 per sq ft (AED 5,100,000 for its smallest home, 2,705 sq ft), 10% less.
Keys
Feb 2029
The developer's handover date
Payment plan
20 / 40 / 40
20% to book, 40% while it is built, 40% at the keys
Bedrooms
3 to 7 beds
Sizes
2,705 to 8,705 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 1,885 per sq ft
Similar off-plan homes: AED 2,092 per sq ft
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 20% when you book, 40% as the building goes up, and 40% when you get the keys.
AED
When
Stage
Share
Amount
Now
Booking
20%
AED 1,020,000
Feb 2027
While it is built
5%
AED 255,000
May 2027
While it is built
5%
AED 255,000
Aug 2027
While it is built
5%
AED 255,000
Nov 2027
While it is built
5%
AED 255,000
Feb 2028
While it is built
5%
AED 255,000
May 2028
While it is built
5%
AED 255,000
Aug 2028
While it is built
5%
AED 255,000
Nov 2028
While it is built
5%
AED 255,000
Feb 2029
Keys
40%
AED 2,040,000
Booking payment, 20%
AED 1,020,000
Dubai Land Department fee (Oqood), 4%
AED 204,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 1,224,000
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 (2,705 sq ft) that is about AED 22,000 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 72 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 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 72 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 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 2,092 per sq ft
AED 1,798 to AED 1,912 per sq ft
10 sales
This project's from price is in this band.
AED 1,912 to AED 2,026 per sq ft
17 sales
AED 2,026 to AED 2,139 per sq ft
11 sales
AED 2,139 to AED 2,253 per sq ft
12 sales
AED 2,253 to AED 2,367 per sq ft
17 sales
AED 2,367 to AED 2,481 per sq ft
3 sales
AED 2,481 to AED 2,595 per sq ft
0 sales
AED 2,595 to AED 2,709 per sq ft
2 sales
AED 1,798 per sq ftAED 2,709 per sq ft
This project AED 1,885 per sq ft
Half of the sales sold for AED 1,971 to AED 2,262 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 1,798 to AED 1,912 per sq ft
10
AED 1,912 to AED 2,026 per sq ft
17
AED 2,026 to AED 2,139 per sq ft
11
AED 2,139 to AED 2,253 per sq ft
12
AED 2,253 to AED 2,367 per sq ft
17
AED 2,367 to AED 2,481 per sq ft
3
AED 2,481 to AED 2,595 per sq ft
0
AED 2,595 to AED 2,709 per sq ft
2
The 3 closest sales
Picked from the 72 similar sales above, closest in size to this project's smallest home.
Oct 2025AED 5,250,000AED 1,924 per sq ftNad Al Sheba Gardens Phase 3, 2,729 sq ft
Jan 2026AED 6,536,000AED 2,335 per sq ftNad Al Sheba Gardens Phase 11, 2,799 sq ft
Jan 2026AED 6,444,000AED 2,293 per sq ftNad Al Sheba Gardens Phase 11, 2,810 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 5,100,000 here
Off-plan medianAED 6,069,000AED 2,661 per sq ft
Sales316
10% below 72 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
6.8%
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 5,100,000 = 6.8%. 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
Business Bay Metro Station7 km, 12 min driveMetro station
GEMS New Millenium School4.1 km, 17 min driveSchool
GEMS Wellington Academy4.4 km, 16 min driveBritish school
Dubai International School4.7 km, 14 min driveAmerican school
GEMS International School, Al Khail4.3 km, 16 min driveIB school
Sobha Mall (Under Construction)4.9 km, 10 min driveMall
Meraas lists Nad Al Sheba Gardens 12 as villas and townhouses in Nad Al Sheba, with 3 to 7 bedrooms from AED 5,100,000 and handover listed for February 2029. The from price per square foot is 9.9% below 72 similar three-bedroom sales in Nad Al Sheba over the 12 months to October 2026.
The price check looks at off-plan sales across Nad Al Sheba, not only this phase. Against 72 three-bedroom sales registered with the Dubai Land Department in the 12 months to October 2026, the from price per square foot is 9.9% below the median.
The plan is 20 / 40 / 40. At the from price, 20% on booking is AED 1,020,000, 40% during construction is AED 2,040,000, and the last 40%, another AED 2,040,000, is due at handover. The 4% Land Department fee adds AED 204,000. The listed handover is February 2029, about two years and three months away, but the developer's description also gives Q4 2029, so confirm the date on the sale agreement.
The listing gives 3 to 7 bedrooms and 2,705 to 8,705 sq ft, across villas and townhouses in a gated community. The developer's description names only 4-bedroom villas of 4,795 sq ft and 5-bedroom villas of 5,651 sq ft, so ask which types and sizes are still on sale. The developer lists a wave pool, a lagoon, a gym, a spa and a dog park, with 24/7 security.
The nearest clinic is about 1.5 km away, a 7-minute drive. GEMS New Millenium School is about 4.1 km away (17 minutes by car) and GEMS Wellington Academy about 4.4 km. Business Bay Metro Station is about 7.0 km away, around 12 minutes by car, and Jumeirah Beach about 8.9 km, an 18-minute drive.
The developer's plans. Sizes and layouts can change; ask us for the plan of the exact unit you're looking at.
3 BR Townhouse
4 BR Villa
5 BR Villa
6 BR Villa
7 BR Villa
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
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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. The listing gives freehold ownership, so foreign buyers can own outright.
How does the price compare with nearby sales?
By price per square foot, it is 9.9% below 72 similar three-bedroom off-plan sales in Nad Al Sheba over the 12 months to October 2026.
How much do I pay before handover?
60%: AED 1,020,000 on booking and AED 2,040,000 during construction, at the from price, then AED 2,040,000 at handover. Separately, the 4% DLD fee comes to AED 204,000; ask when it is due.
When is handover?
The listed date is February 2029, but the developer's description also mentions Q4 2029. Confirm the date in your sale agreement.
Which home sizes can I choose from?
The listing gives 3 to 7 bedrooms and 2,705 to 8,705 sq ft. The developer's description names 4- and 5-bedroom villas only, so ask for the floor plans of the homes on sale.
