#1 by matching listings
Ulugbek Rakhimberdiev
Agency not supplied by feed
100% of observed sale portfolio here
AED 12.0M–18.5M
Nad Al Sheba Gardens
mixed community
AED 2,151/sqft+25.4%YoY
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 1.6M. 60% of recent sales are off-plan, while market activity ranks bottom 30%. The downside profile is moderate, based on 2 of 5 available inputs.
Entry unit
AED 1.6M
Apartment median · 2025-09-04 to 2026-09-04
Recent sale mix
60% off-plan
High supply-pressure proxy
Market activity
Bottom 30%
Relative to Dubai communities
Downside profile
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 2,151
All types
YoY change
+25.4%
5-yr sales
1,315
DLD transactions
Gross yield
5.2%
Ejari, last 12m
Multiple1,658residents· 2026 est.· 1K householdsEst. 2018
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
12/100
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
HighlightsNear MeydanSpacious plotsFamily-oriented
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Nad Al Sheba Gardens has compounded 104% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+25.4%
3-yr growth
+104%
Gross yield
5.2%
5yr volume
1,315
Median PSF
AED 2,151
All types
YoY change
+25.4%
5-yr sales
1,315
DLD transactions
Gross yield
5.2%
Ejari, last 12m
Nad Al Sheba Gardens is a mixed apartment-and-villa community in Dubai with 1,315 transactions on record over the last five years. Median price per square foot sits at AED 2,151, up 25.4% year-on-year, outperforming the city-wide 7.0% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with Nad Al Sheba Gardens median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 6.15M
Down payment25% · AED 1.54M
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 17 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
980 sqft
Community median
Named homes
17
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
536–2,000 sqft
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R
Not published
Townhouses
3 B/R
1,808–3,308 sqft
Includes Nad Al Sheba Gardens, ZENITH TOWER A3, Nad Al Sheba Gardens Phase 2 and 14 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.
Market temperatureBottom 30%20th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
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
Residents 39%Considering a move 35%Investors 13%Agents / brokers 9%Tourists 4%
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 VERDICT
Price momentum is positive over the longer cycle
Nad Al Sheba Gardens is outperforming Dubai's current 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+25.4%
3-yr growth
+104%
12m sales
564
Forecast
low
Current PSF
AED 1,750
6-month forecast
+7.2%
Forecast range
1,632–2,120
AED per sqft
Confidence
Low
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Nad Al Sheba Gardens is led by apartments, with 17 named developments and home types available to research.
Named profiles
17
Primary stock
Mixed
Agent evidence
Available
Off-plan mix
60%
Named profiles
17
complete catalogue
Primary stock
Mixed
28% of observed mix
12m sales
564
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is moderate with 2 of 5 composite inputs available.
Supply pressure
high
Downside
Moderate
Forecast confidence
low
Mapped greenery
Moderate
Off-plan share
60%
Recent ready/off-plan sales
Supply pressure
High
564 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
Low
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Outperforming
+25.4% vs +7.0%
Housing Inflation
5.3%
Annual (Dubai average)
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
5y -0.9%10y +5.0%
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
OutstandingDS 78/100
Kings School Nad Al Sheba L.L.C
UK · FS1-Y10 · AED 61K/yr · Selective entry
OutstandingDS 81/100
Repton School
UK · FS1-Y13 · AED 73K/yr · Selective entry
Very goodDS 75/100
Bilingual French International School L.L.C-FZ
French · Pre Primary-G10 · AED 75K/yr · Selective entry
Very goodDS 69/100
American School of Creative Science L.L.C
US · KG1-G9 · AED 54K/yr · Selective entry
GoodDS 67/100
KHDA-licensed nurseries nearby(12 within range)
My Circle Early Childhood Center0.4 km
KINDER CASTLE MEYDAN NURSERY L L C - FZ1.0 km
Little Amigos Early Learning Center2.6 km
Gingle Kids Early Learning Centre2.9 km
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
Amenity access score
12/100
Sparse mapped amenities · based on mapped POI density, not routed walking conditions
Food & Drink
0
Restaurants0
Cafes & Coffee0
Bars & Nightlife0
Shopping
3
Supermarkets2
Mini Marts1
Click to explore venues
Health
0
Pharmacies0
Clinics0
Lifestyle
0
Gyms & Fitness0
Spas0
Salons0
Lifestyle Scores
Dining0/100
Shopping1/100
Health0/100
Nightlife0/100
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & Lifestyle
Moderate greenery
5 park features
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
Al Safa Park
Park • 10 km
133 min
walk
24 min
drive
Observed listing specialists
Agents with real choice in Nad Al Sheba Gardens
32 matching sale adverts across 21 agents. Ranked by unique listings, not paid placement or a claim of service quality.
5
View agent
#2 by matching listings
Max Dean
Agency not supplied by feed
100% of observed sale portfolio here
AED 7.2M–13.3M
#3 by matching listings
Harrison Jones
Agency not supplied by feed
33% of observed sale portfolio here
AED 6.1M–7.1M
Observed 7 Sept 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
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.
30-DAY REPRICING
Collecting repricing evidence for Nad Al Sheba Gardens
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket 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.
Price/sqft Sales
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
1,078693307
Sales
23Q324Q225Q226Q2
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 400/sqft
198 sales
Off-plan (developer)
AED 1,218/sqft
21 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 905K | 1,097 | 37 |
| 2 B/R | AED 1.43M | 1,030 | 57 |
Ejari rental contracts
Government-filed · 26,240 contracts
+24%2020–2026
AED 55K
AED 50K
AED 50K
AED 55K
AED 60K
AED 65K
AED 68K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q3 · 8 quarters of data
+7.2%over 6mo
AED 1,750/sqft → AED 1,876/sqft
Range AED 1,632 – 2,120· +5.9 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
60% off-plan share — high incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
1.5yuntil buying beats renting
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
5.2%
-0.6 pp vs Dubai median
By bedroom type
1 B/Rhigh
5.3%
AED 48K/yr ÷ AED 905K
2 B/Rhigh
4.8%
AED 69K/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?
AED
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.
Offer guide
Build an opening reference for Nad Al Sheba Gardens
9 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,032. Add the asking price and internal area to scale the evidence to a home.
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
-13.4%
6 months
-20.7%
1 year
-1.5%
2 years
-19.8%
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 1,750 | 48 | -13.4% |
| 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
Apartments6.1%
Villas27.6%
Apartment Median
AED 1,572/sqft
Villa Median
AED 2,705/sqft
Room Distribution
2 B/R
45%
1 B/R
38%
Studio
13%
3 B/R
4%
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsNakheel
Premium DeveloperGovernment BackedEst. 2000
90/100
Excellent
85
Delivery
88
Quality
6.2%
Avg ROI
6.2%
Yield
50+ active projects
80K+ units delivered
AED 12.6B portfolio
Waterfront developmentsMan-made islandsMaster communities
Strengths
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
Considerations
- •Some older stock needs renovation
- •Service charges vary
Other Nakheel Communities
Palm JumeirahJumeirah IslandsJumeirah ParkJumeirah Village CircleDiscovery Gardens
Wasl Properties
Established DeveloperGovernment BackedEst. 2008
84/100
Very Good
86
Delivery
85
Quality
6.3%
Avg ROI
6.3%
Yield
30+ active projects
Mixed-useCommunity developmentsHealthcare district
Strengths
- •Government backing
- •Central locations
- •Good infrastructure
Considerations
- •Lower profile than Emaar
- •Limited marketing
Other Wasl Properties Communities
Wasl GatePort RashidZabeel
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Loading air quality data...
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Nad Al Sheba Gardens
7,504 Ejari contracts · DLD official data
Median annual rent
AED 66K
Registered Ejari contracts
Monthly equivalent
AED 5,481
Annual median divided by 12
Gross yield
1.1%
Before service charges and costs
New / renewed
1,986 / 5,518
Contract counts
Rent by Bedroom Type
6 Bedrooms
143 contracts
AED 390K/yr
AED 32,500/mo
studio Bedrooms
264 contracts
AED 39K/yr
AED 3,250/mo
1 Bedroom
2674 contracts
AED 48K/yr
AED 4,025/mo
2 Bedrooms
2338 contracts
AED 69K/yr
AED 5,750/mo
3 Bedrooms
501 contracts
AED 92K/yr
AED 7,700/mo
4 Bedrooms
1071 contracts
AED 220K/yr
AED 18,333/mo
5 Bedrooms
513 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%
Long-term Ejari yields 1.1 percentage points more in this area — short-term may not be worth the hosting effort here.
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-09-08 · 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
Studio/1BR
AED 48,300/yr(2674 contracts)
2 Bedrooms
AED 68,999/yr(2338 contracts)
3 Bedrooms
AED 92,400/yr(501 contracts)
4 Bedrooms
AED 220,000/yr(1071 contracts)
5 Bedrooms
AED 255,000/yr(513 contracts)
6 Bedrooms
AED 390,000/yr(143 contracts)
studio Bedrooms
AED 39,000/yr(264 contracts)
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.
Moderate fragility · 2/5 inputs
- •DLD market temperature trending negative
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 greeneryParks
5
Gardens
34
Woods / forest
1
Recreation grounds
0
Pitches
4
Grass / lawns
1
Total features
45
Named parks
1
Satellite vegetation
4.8%
Counts 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)Basis
Reported April 2024 flooding
Elevation (context)
9 m
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.
Watch Nad Al Sheba Gardens
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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 2,151. Prices have changed +25.4% year-over-year as of September 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 1,315 property transactions over the past 5 years. The current year-over-year price change is +25.4%, with 564 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 September 2026.How we built this.