New homes in Nad Al Sheba Gardens Phase 7 start at AED 4,430,000; keys are due Aug 2028; you pay 20% to book, 40% while it is built and 40% at the keys.
In the 24 months to Oct 19, 2026, Dubai Land Department recorded 40 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 sq ft in Nad Al Sheba Gardens Phase 7. Their median price is AED 1,817 per sq ft (about AED 4,914,000 at 2,705 sq ft). This project's from price is AED 1,638 per sq ft (AED 4,430,000 for its smallest home, 2,705 sq ft), 10% less.
Keys
Aug 2028
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 1,638 per sq ft
Similar off-plan homes: AED 1,817 per sq ft
RERA project
3446
Check it in Dubai REST, the Dubai Land Department's official app.
Built
0%
Not started. DLD register, Jun 12, 2026
Completion on the register
Feb 2028
DLD shows only the current date, so we can't tell whether it has moved before.
Escrow account
بنك الإمارات دبي الوطني (ش.م.ع)
The bank that holds your payments
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 886,000
Feb 2027
While it is built
6.7%
AED 295,333
May 2027
While it is built
6.7%
AED 295,333
Aug 2027
While it is built
6.7%
AED 295,333
Nov 2027
While it is built
6.7%
AED 295,333
Feb 2028
While it is built
6.7%
AED 295,333
May 2028
While it is built
6.7%
AED 295,333
Aug 2028
Keys
40%
AED 1,772,000
Booking payment, 20%
AED 886,000
Dubai Land Department fee (Oqood), 4%
AED 177,200
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 1,063,200
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.
This project's escrow account is at the bank named on the register above, watched by RERA. Pay into that account, never to a person.
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 40 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 sq ft in Nad Al Sheba Gardens Phase 7, from Oct 20, 2024 to Oct 19, 2026. Here is what they sold for, and where this project's from price sits.
Fewer than 30 similar homes in Nad Al Sheba Gardens Phase 7 sold in 12 months, so we looked at 24 months.
Dubai Land Department recorded 40 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 sq ft in Nad Al Sheba Gardens Phase 7, from Oct 20, 2024 to Oct 19, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,817 per sq ft
AED 1,454 to AED 1,558 per sq ft
4 sales
AED 1,558 to AED 1,662 per sq ft
3 sales
This project's from price is in this band.
AED 1,662 to AED 1,766 per sq ft
10 sales
AED 1,766 to AED 1,869 per sq ft
8 sales
AED 1,869 to AED 1,973 per sq ft
14 sales
AED 1,973 to AED 2,077 per sq ft
0 sales
AED 2,077 to AED 2,181 per sq ft
0 sales
AED 2,181 to AED 2,284 per sq ft
1 sale
AED 1,454 per sq ftAED 2,284 per sq ft
This project AED 1,638 per sq ft
Half of the sales sold for AED 1,693 to AED 1,948 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 1,454 to AED 1,558 per sq ft
4
AED 1,558 to AED 1,662 per sq ft
3
AED 1,662 to AED 1,766 per sq ft
10
AED 1,766 to AED 1,869 per sq ft
8
AED 1,869 to AED 1,973 per sq ft
14
AED 1,973 to AED 2,077 per sq ft
0
AED 2,077 to AED 2,181 per sq ft
0
AED 2,181 to AED 2,284 per sq ft
1
The 3 closest sales
Picked from the 40 similar sales above, closest in size to this project's smallest home.
Mar 2025AED 4,953,000AED 1,744 per sq ftNad Al Sheba Gardens Phase 7, 2,840 sq ft
Mar 2025AED 5,136,000AED 1,808 per sq ftNad Al Sheba Gardens Phase 7, 2,840 sq ft
Mar 2025AED 5,136,000AED 1,808 per sq ftNad Al Sheba Gardens Phase 7, 2,840 sq ft
Sale prices from Dubai Land Department, Oct 20, 2024 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 4,430,000 here
Off-plan medianAED 6,069,000AED 2,661 per sq ft
Sales316
10% below 40 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
7.8%
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 4,430,000 = 7.8%. 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
Nad Al Sheba Gardens Phase 7 is a gated Meraas community in Nad Al Sheba with 3- to 7-bedroom townhouses and villas from AED 4,430,000, and handover listed for August 2028. The price check puts the from price per square foot 9.9% below 40 similar sales in the project over the 24 months to October 2026.
The price check is the first thing to look at. The from price per square foot is 9.9% below 40 similar sales in this project over the 24 months to October 2026.
Payments follow a 20 / 40 / 40 plan. At the from price that is AED 886,000 on booking, AED 1,772,000 during construction and AED 1,772,000 on handover, which is listed for August 2028, about 21 months from now. Separately, the 4% DLD fee comes to AED 177,200; ask when it is due.
The listing gives 3 to 7 bedrooms and sizes of 2,705 to 8,705 sq ft. The developer describes the three-bedroom homes as townhouses and the four- to seven-bedroom homes as villas, and describes a swimmable lagoon. Shared facilities include a pool, a children's pool and play area, a gym and covered parking. Ownership is freehold.
By our map, North London Collegiate School and Hartland International School are each about 4.7 km away, about 22 minutes by car on our estimate, and GEMS New Millenium School is about 5.8 km away. Business Bay is about 18 minutes by car, as is Business Bay Metro Station, about 8 km away. Jumeirah Beach is about 10.4 km away.
The developer's plans. Sizes and layouts can change; ask us for the plan of the exact unit you're looking at.
3 BR
4 BR
5 BR
6 BR
7 BR
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
How does the price compare with other sales here?
The from price per square foot is 9.9% below 40 similar sales in this project over the 24 months to October 2026.
How much do I pay at each stage?
20% on booking, 40% during construction and 40% on handover. At the from price that is AED 886,000, AED 1,772,000 and AED 1,772,000. Separately, the 4% DLD fee comes to AED 177,200; ask when it is due.
What sizes are the homes?
From 2,705 sq ft for three bedrooms up to about 8,705 sq ft for seven. Check the floor plan of the exact unit.
When is handover?
The listed handover is August 2028. Ask Meraas for a construction update before you book.
Which schools are closest?
By our map, North London Collegiate School and Hartland International School are each about 4.7 km away, roughly 22 minutes by car on our estimate.
