Nad Al Sheba Gardens
mixed community
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 1.6M. 59% of recent sales are off-plan, while market activity ranks below average. The downside profile is moderate, based on 2 of 5 available inputs.
AED 1.6M
Apartment median · 2025-07-31 to 2026-07-31
59% off-plan
High supply-pressure proxy
Below average
Relative to Dubai communities
Moderate
2 of 5 risk inputs available
A villa community near the Meydan Racecourse offering spacious family homes with garden plots and community amenities.
Median PSF
AED 2,158
All types
YoY change
+23.8%
5-yr sales
1,291
DLD transactions
Gross yield
5.2%
Ejari, last 12m
DUBUY VERDICT
Convenience varies by pocket
Nad Al Sheba Gardens offers a car-dependent daily routine with public-transport coverage is unscored. The mapped inventory covers 3 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
10/100
Outdoor access
—
Transit
—
Mapped venues
3
Dining
0/100
0 mapped
Shopping
1/100
3 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
6 schools sit in the mapped catchment; 5 currently have a KHDA inspection rating, including 4 rated Very Good or Outstanding. Families can choose across 4 curriculums; check actual drive times and admissions availability below.
Schools nearby
6
Top-rated
4
Curricula
4
Best rating
Outstanding
Schools nearby
6
Within the mapped catchment
Curriculum
UK
+3 more
Median fees
AED 61K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Nad Al Sheba Gardens has compounded 103% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+23.8%
3-yr growth
+103%
Gross yield
5.2%
5yr volume
1,291
Current PSF
AED 2,020
6-month forecast
+8.3%
Forecast range
1,904–2,472
AED per sqft
Confidence
Low
Model confidence
Nad Al Sheba Gardens is a mixed apartment-and-villa community in Dubai with 1,291 transactions on record over the last five years. Median price per square foot sits at AED 2,158, up 23.8% year-on-year, outperforming the city-wide 8.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with Nad Al Sheba Gardens median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 26K
Loan AED 4.61M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
PROPERTY CATALOGUE
Homes in Nad Al Sheba Gardens
Nad Al Sheba Gardens is led by apartments, with 22 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
980 sqft
Community median
Named homes
22
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R
527–1,990 sqft
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R
Not published
Townhouses
3 B/R, 4 B/R
1,956–4,410 sqft
Includes Nad Al Sheba Gardens, ZENITH TOWER A3, Nad Al Sheba Gardens Phase 2 and 19 more.
Explore all homesMarket temperature & historical discussion for Nad Al Sheba Gardens
Archived discussion themes: Praised for new villas in area have efficient utilities and lower bills. Criticised for car theft reported at petrol station in the area.
Historical discussion
Top 30%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 54 on-topic mentions · latest item Jul 13, 2026 · last scored 2026-07-21
Discussion trend
Improving
+0.36 per year
Mostly discussed by
residents
39% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.5 to +0.5); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q3 2021 to Q2 2026 moved from -0.27 to -0.05. Based on 23 mentions across 4 quarters.
What people praise
- +New villas in area have efficient utilities and lower bills×3
- +Very close to downtown via Al Ain road for convenient commute×1
- +Posh area with strong appreciation potential under Meeras development×1
- +Excellent investment opportunity with premium location×1
- +Architectural design impressed potential buyers×1
What people criticise
- −Car theft reported at petrol station in the area×3
- −Handover timeline uncertain, could extend beyond October 2025×2
- −Meydan mall construction stalled for nearly two years with no completion in sight×2
- −Laborers using public parks as toilets despite nearby facilities×1
- −Lack of worker supervision and accountability on construction sites×1
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 54 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 13, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Nad Al Sheba Gardens is growing faster than the citywide average, indicating strong local demand.
Schools nearby
6 schools · UK · US · French · …
KHDA inspector notes
“The positive classroom climate in KG where personalized teaching enables children to be confident and articulate”
“Students’ good progress in almost all core subjects and phases and their positive attitudes to Islamic values.”
School fee inflation
Index normalised to 100 in 2014. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
GEMS Modern Academy
Indian · Pre Primary - G12 · AED 52K/yr · Selective entry
Kings School Nad Al Sheba L.L.C
UK · FS1-Y10 · AED 61K/yr · Selective entry
Repton School
UK · FS1-Y13 · AED 73K/yr · Selective entry
Bilingual French International School L.L.C-FZ
French · Pre Primary-G10 · AED 75K/yr · Selective entry
American School of Creative Science L.L.C
US · KG1-G9 · AED 54K/yr · Selective entry
KHDA-licensed nurseries nearby(12 within range)
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 3 total outlets near Nad Al Sheba Gardens
Sparse mapped amenities · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
Moderate mapped greenery · #43 of 75 mapped Dubai communities The 5 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 5 distinct named parks or confirm walking access.
Travel times from Nad Al Sheba Gardens
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Active listings in Nad Al Sheba Gardens
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
Market history
Quarterly price and sales history shows whether liquidity confirms the latest price move.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 936
Q2 2026
3m price change
—
Withheld when volume is thin
Quarter sales
13
Q2 2026
3m sales change
—
Withheld when volume is thin
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 391/sqft
194 sales
Off-plan (developer)
AED 1,258/sqft
14 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 539K | 1,148 | 8 |
| 1 B/R | AED 908K | 1,079 | 36 |
| 2 B/R | AED 1.43M | 1,010 | 49 |
Ejari rental contracts
Government-filed · 26,113 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 2,020/sqft → AED 2,188/sqft
Range AED 1,904 – 2,472· +6.7 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
59% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.5 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Nad Al Sheba Gardens
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-0.7 pp vs Dubai median
By bedroom type
AED 49K/yr ÷ AED 908K
AED 68K/yr ÷ AED 1.43M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
+0.0%
6 months
-8.4%
1 year
+13.7%
2 years
-7.4%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 2,020 | 24 | +0.0% |
| 2026Q2 | AED 2,020 | 72 | -8.4% |
| 2026Q1 | AED 2,206 | 196 | +1.6% |
| 2025Q4 | AED 2,172 | 203 | +22.2% |
| 2025Q3 | AED 1,777 | 88 | +10.7% |
| 2025Q2 | AED 1,605 | 64 | -29.1% |
| 2025Q1 | AED 2,263 | 133 | +124.1% |
| 2024Q4 | AED 1,010 | 28 | -53.7% |
| 2024Q3 | AED 2,181 | 198 | +71.2% |
| 2024Q2 | AED 1,274 | 33 | -36.5% |
| 2024Q1 | AED 2,006 | 23 | +44.1% |
| 2023Q4 | AED 1,392 | 23 | -21.8% |
| 2023Q3 | AED 1,780 | 14 | +12.9% |
| 2023Q2 | AED 1,577 | 41 | +0.9% |
| 2023Q1 | AED 1,563 | 105 | +379.4% |
| 2022Q4 | AED 326 | 9 | +10.5% |
| 2022Q3 | AED 295 | 9 | -11.1% |
| 2022Q2 | AED 332 | 6 | -36.2% |
| 2022Q1 | AED 520 | 6 | +73.3% |
| 2021Q4 | AED 300 | 15 | +47.1% |
| 2021Q3 | AED 204 | 1 |
Property Mix
By Type
Room Distribution
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsNakheel
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
- •Some older stock needs renovation
- •Service charges vary
Wasl Properties
- •Government backing
- •Central locations
- •Good infrastructure
- •Lower profile than Emaar
- •Limited marketing
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Nad Al Sheba Gardens
7,377 Ejari contracts · DLD official data
Median annual rent
AED 65K
Registered Ejari contracts
Monthly equivalent
AED 5,417
Annual median divided by 12
Gross yield
1.1%
Before service charges and costs
New / renewed
1,967 / 5,410
Contract counts
Rent by Bedroom Type
6 Bedrooms
135 contracts
AED 400K/yr
AED 33,333/mo
studio Bedrooms
262 contracts
AED 38K/yr
AED 3,167/mo
1 Bedroom
2768 contracts
AED 49K/yr
AED 4,042/mo
2 Bedrooms
2284 contracts
AED 68K/yr
AED 5,667/mo
3 Bedrooms
471 contracts
AED 90K/yr
AED 7,500/mo
4 Bedrooms
964 contracts
AED 225K/yr
AED 18,750/mo
5 Bedrooms
493 contracts
AED 255K/yr
AED 21,250/mo
Short-term rental (Airbnb) yield
Estimated from 55 active Airbnb listing-months. Medians, not guarantees — actual returns depend on hosting effort, seasonality and DTCM permit costs.
Median nightly
AED 786
Occupancy
98%
Est. annual revenue
AED 253,728
Gross STR yield
4.1%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-08-04 · methodology
Coverage note: the underlying dataset omits several areas (including Dubai Marina, Palm Jumeirah and JBR), so STR yields aren't available for every community — absence here means no data, not no short-term-rental market.
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
41/100
Moderate
Headline risk for Nad Al Sheba Gardens. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Nad Al Sheba Gardens's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •DLD market temperature trending negative
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
Moderate mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.5km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Flood exposure
Flooding reported (2024)April 2024: Standing water reported in the wider Nad Al Sheba area.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
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Frequently asked questions about Nad Al Sheba Gardens
What is the average property price in Nad Al Sheba Gardens?
The median property price in Nad Al Sheba Gardens is AED 6,153,000, with a median price per square foot of AED 2,158. Prices have changed +23.8% year-over-year as of July 2026.
What types of properties are available in Nad Al Sheba Gardens?
Nad Al Sheba Gardens is a mixed-use community with approximately 6% apartments and 28% villas. The most common property types include Villa (506), Flat (112).
How is the real estate market performing in Nad Al Sheba Gardens?
Nad Al Sheba Gardens has seen 1,291 property transactions over the past 5 years. The current year-over-year price change is +23.8%, with 556 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of July 2026.How we built this.