New homes in Nad Al Sheba Gardens Phase 12 start at AED 13,700,000; keys are due Jun 2030; you pay 20% to book, 40% while it is built and 40% at the keys.
Keys
Jun 2030
The developer's handover date
Payment plan
20 / 40 / 40
20% to book, 40% while it is built, 40% at the keys
Bedrooms
4 to 5 beds
Sizes
4,795 to 5,650 sq ft
Ownership
Freehold
Property types
Villa
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 6, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 2,857 per sq ft
At the smallest size listed
RERA project
4255
Check it in Dubai REST, the Dubai Land Department's official app.
Built
0%
Not started. DLD register, Nov 11, 2026
Completion on the register
Jul 2029
DLD shows only the current date. We have recorded it since Nov 11, 2026 and it hasn't moved.
Escrow account
بنك الإمارات دبي الوطني (ش.م.ع)
The bank that holds your payments
Dubai Land Department project register, as of Nov 11, 2026.
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
Paid by then
NowBooking · 20%
Booking
20%
AED 2,740,000+ AED 548,000 DLD fee
AED 3,288,000
Apr 2027While it is built · 5%
While it is built
5%
AED 685,000
AED 3,973,000
Sep 2027While it is built · 5%
While it is built
5%
AED 685,000
AED 4,658,000
Jan 2028While it is built · 5%
While it is built
5%
AED 685,000
AED 5,343,000
Jun 2028While it is built · 5%
While it is built
5%
AED 685,000
AED 6,028,000
Nov 2028While it is built · 5%
While it is built
5%
AED 685,000
AED 6,713,000
Apr 2029While it is built · 5%
While it is built
5%
AED 685,000
AED 7,398,000
Aug 2029While it is built · 5%
While it is built
5%
AED 685,000
AED 8,083,000
Jan 2030While it is built · 5%
While it is built
5%
AED 685,000
AED 8,768,000
Jun 2030Keys · 40%
Keys
40%
AED 5,480,000
AED 14,248,000
Booking payment, 20%
AED 2,740,000
Dubai Land Department fee (Oqood), 4%
AED 548,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 3,288,000
Total costPrice plus the DLD fee
AED 14,248,000
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
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.
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.
Rent and yield
Gross yield at the from priceRent ÷ price
2.3%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
2%
Median rent of 4-bed villas in Nad Al Sheba
AED 320,000 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 (4,795 sq ft)
AED 38,360
Rent contracts counted
55
Rented between
Apr 1, 2025 and Mar 31, 2026
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 320,000 ÷ AED 13,700,000 = 2.3%. 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
The last phase of Meraas's Nad Al Sheba Gardens: 29 standalone villas, 4 bedrooms from AED 13.7 million and 5 bedrooms from AED 15.5 million. You pay 20% on booking, 40% while it's built and 40% at handover in June 2030.
Meraas calls Phase 12 the final phase of Nad Al Sheba Gardens, its villa community next to Meydan. Phases 1 to 11 are sold out, and the first phase has already been handed over. Phase 12 is 29 villas along the northern edge of the community, beside the parkland. There are no townhouses or apartments.
The 4-bedroom villa is 4,795 sq ft (445.5 sq m) and starts at AED 13.7 million, about AED 2,857 per sq ft. The 5-bedroom villa is 5,650 sq ft (524.9 sq m) and starts at AED 15.5 million, about AED 2,743 per sq ft. Both have three floors with a lift, a maid's room, a covered garage and a garden with space for a pool, which you add and pay for yourself. The 5-bedroom adds a driver's room and parks two cars side by side. Plots are 6,000 to 9,000 sq ft.
The plan is 20% on booking, then 10% in April 2027, 5% in October 2027, 10% in March 2028, 5% in August 2028, 5% in January 2029 and 5% in June 2029, and the last 40% at handover in June 2030. On the 4-bedroom that's AED 2,740,000 to book and AED 5,480,000 at handover. The 4% Land Department fee adds AED 548,000, plus an admin fee.
Every new phase has launched higher. By Dubai Land Department (DLD) records, the median sale in a phase's first three months was AED 4.39 million for Phase 3 (February 2023), AED 5.10 million for Phase 7 (February 2025) and AED 6.37 million for Phase 11 (December 2025). The phases sell different villas, so that's a rough guide. We can't check Phase 12's price against similar sales yet: there are no Phase 12 sales on record, and DLD logs every Gardens villa sale as 3 bedrooms, and nearly half as 182 sq m, whatever the real home.
Meraas is taking expressions of interest (EOI) before the public launch, and confirms each villa's price, the EOI amount and the refund terms.
The developer's plans. Sizes and layouts can change; ask the developer for the plan of the exact unit you're looking at.
4 BR Villa
4 BR Villa (mirrored)
5 BR Villa
5 BR Villa (mirrored)
How prices moved
Median price of off-plan 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 2,423 per sq ft
211 sales
Jun 2025
AED 2,302 per sq ft
399 sales
Mar 2025
AED 2,296 per sq ft
402 sales
Dec 2024
AED 2,209 per sq ft
282 sales
Off-plan sales only.
Questions about this project
How much are the villas?
4-bedroom villas start at AED 13.7 million and 5-bedroom villas at AED 15.5 million, from Meraas's Phase 12 price sheet. Meraas confirms each villa's price and which ones are still available.
What is the payment plan?
20% on booking, 40% in six payments from April 2027 to June 2029, and the last 40% at handover in June 2030.
Is the price fair?
We can't check it against similar sales yet. There are no Phase 12 sales on record, and DLD logs every Nad Al Sheba Gardens villa sale as 3 bedrooms, and nearly half as 182 sq m, whatever the real home, so there's nothing like-for-like to compare. Phase 12's 4-bedroom starts at AED 13.7 million, more than twice the median Phase 11 launch sale (AED 6.37 million), for a bigger villa on a bigger plot.
What do Gardens villas rent for?
Phase 2 is finished and rented out. In January to June 2026, its 4-bedroom villas rented for a median of AED 490,000 a year (9 leases) and its 3-bedroom homes for AED 310,000 (42 leases), by Ejari records. That's about 3.6% a year of Phase 12's 4-bedroom starting price, before costs.
When is handover?
June 2030, by Meraas's payment plan. Check the date in your sale agreement.
How many villas are there?
29, numbered N-05 to N-33 on Meraas's site plan. All are standalone villas with 4 or 5 bedrooms.
Can foreigners buy here?
Yes. It's freehold, so buyers of any nationality can own outright.
Is there a pool?
The community has a lagoon-style pool you can swim in and a community pool. Each villa's garden has space for a private pool, but you build and pay for it yourself.
