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Off-planKeys Mar 2027

Nad Al Sheba Gardens

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

As of Nov 1, 2026. These details can change; confirm them with the developer before you book.⁠

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. The developer can give you 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.

Show the amounts for a price of

When	Stage	Share	Amount	Paid by then
NowBooking · 5%	Booking	5%	AED 195,000+ AED 156,000 DLD fee	AED 351,000
Jan 2027While it is built · 55%	While it is built	55%	AED 2,145,000	AED 2,496,000
Mar 2027Keys · 40%	Keys	40%	AED 1,560,000	AED 4,056,000

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
Total costPrice plus the DLD fee: AED 4,056,000

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.

A mortgage at the keys

Add a mortgage for the balance due at the keysUp to 80% of the price.

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.: Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. "Rent and yield" below gives the figure for this project.
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 44 off-plan sales of 3-bed villas of 3,142 sq ft to 4,713 sq ft in Nad Al Sheba, from Nov 10, 2025 to Nov 9, 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.

Median price AED 1,949 per sq ft

AED 1,383 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 1,802 to AED 2,037 per sq ft

The median is the middle sale: half sold for less, half for more.

Show as table

Price per sq ft	Sales
AED 1,383 to AED 1,498 per sq ft	1
AED 1,498 to AED 1,613 per sq ft	5
AED 1,613 to AED 1,727 per sq ft	1
AED 1,727 to AED 1,842 per sq ft	6
AED 1,842 to AED 1,957 per sq ft	9
AED 1,957 to AED 2,072 per sq ft	15
AED 2,072 to AED 2,186 per sq ft	4
AED 2,186 to AED 2,301 per sq ft	3

The 3 closest sales

Picked from the 44 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
Feb 2026AED 6,758,000AED 1,712 per sq ftNad Al Sheba Gardens Phase 11, 3,947 sq ft

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 44 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

Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.

Rent and yield

Gross yield at the from price⁠Rent ÷ price: 8.8%
Net yield at the from price⁠(Rent − service charge) ÷ (price + DLD fee): 7.7%
Median rent of 3-bed villas in Nad Al Sheba⁠: AED 345,000 a year
Service charge a year, from the keys⁠The area median, AED 8 per sq ft from 6 buildings, as of 2023, for the smallest home (4,069 sq ft): AED 32,552
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.

We don't take off empty months, management or furnishing. How we work out yields

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
Avenue mall3.6 km, 7 min driveMall
BIOS CLINIC6.4 km, 13 min driveHospital
Business Bay6.5 km, 18 min driveOffices
Playground650 m, 11 min walkPark

Straight-line distance; minutes by road or on foot from OpenStreetMap routing, or estimated where the route is unknown. Places © OpenStreetMap contributors. School curricula from KHDA.

About Nad Al Sheba Gardens

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

Meraas

See every project by Meraas

Other projects by Meraas

Floor plans

The developer's plans. Sizes and layouts can change; ask the developer 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 table

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 only.

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.

More projects in Nad Al Sheba

See every project in Nad Al Sheba

Keys Jun 2030
Nad Al Sheba
Nad Al Sheba Gardens Phase 12
by Meraas
4 to 5 beds · ⁦20 / 40 / 40⁩ plan
FromAED 13,700,000
Keys Dec 2027
Nad Al Sheba
Emerge Residences
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1 to 3 beds · ⁦10 / 40 / 50⁩ plan
FromAED 1,590,000
1% above 145 similar sales
Sales across the Meydan Racecourse Community master project, Nov 2025 to Nov 2026
Keys Jun 2028
Nad Al Sheba
Mercedes-Benz Places: Binghatti City
by Binghatti
Studio to 3 beds · ⁦10 / 60 / 30⁩ plan
FromAED 1,600,000
Keys Sep 2027
Nad Al Sheba
Nad Al Sheba Gardens Phase 5
by Meraas
3 to 7 beds · ⁦20 / 60 / 20⁩ plan
FromAED 4,180,000
Keys Sep 2027
Nad Al Sheba
Nad Al Sheba Gardens Phase 6
by Meraas
3 to 7 beds · ⁦20 / 60 / 20⁩ plan
FromAED 4,270,000
Keys Aug 2028
Nad Al Sheba
Nad Al Sheba Gardens Phase 7
by Meraas
3 to 7 beds · ⁦20 / 40 / 40⁩ plan
FromAED 4,430,000
10% below 41 similar sales
This project's sales, Nov 2024 to Nov 2026

Dubai Land Department register