Nad Al Sheba Gardens
mixed community
A villa community near the Meydan Racecourse offering spacious family homes with garden plots and community amenities.
DUBUY VERDICT
Standout on yield and growth worth serious attention
Nad Al Sheba Gardens sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is manageable.
YoY change
+9.5%
3-yr growth
+139%
Gross yield
9.6%
5yr volume
1,832
Median PSF
AED 1,979
All types
YoY change
+9.5%
3-yr growth
+139%
PSF growth to 2026
Gross yield
9.6%
Ejari, last 12m
Nad Al Sheba Gardens is a mixed apartment-and-villa community in Dubai with 1,832 transactions on record over the last five years. Median price per square foot sits at AED 1,979, up 9.5% year-on-year, tracking below the city-wide 13.3% 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 22K
Loan AED 3.89M · 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.
What residents say about Nad Al Sheba Gardens
Praised for new villas in area have efficient utilities and lower bills. Criticised for car theft reported at petrol station in the area.
Resident sentiment
Above average
vs all tracked Dubai communities
“Very close to downtown via Al Ain road for convenient commute”
“Laborers using public parks as toilets despite nearby facilities”
Reddit r/dubai, r/UAE, r/expats · 50 on-topic mentions · updated 2026-04-24
What they talk about
- amenities100%
- community100%
- price77%
- safety62%
- commute62%
- developer reputation54%
Sentiment trend
—
Need 1 more quarter
Mostly discussed by
people considering a move
38% of mentions
Sentiment over time
Sentiment from Q3 2021 to Q4 2023 moved from -0.27 to -0.14. Based on 17 mentions across 3 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
- +Reputable developer Meraas with strong track record×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
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Very close to downtown via Al Ain road for convenient commute”
“Reputable developer Meraas with strong track record”
“Meraas has prime location and strong brand recognition in Dubai”
“Laborers using public parks as toilets despite nearby facilities”
“Villas positioned too close to access road limiting guest parking”
“Loud unexplained banging disturbing residents”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 50 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Nad Al Sheba Gardens is growing more moderately, which may indicate better value opportunities.
Schools nearby
6 schools · UK · US · French · …
Schools
6
UK · US…
Outstanding
2
KHDA top tier
Median fee
AED 61K
per year
DS Score
67/100
composite avg
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.
Nearby schools10 schools
View on DubaiSchools.ai2
5
5
100/100
Rashid and Latifa School
Dubai Schools Corporation Nad AlShiba L.L.C.
GEMS Modern Academy
Repton School
Lycee Libanais Francophone Prive Meydan L.L.C - FZ
Kings School Nad Al Sheba L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Amenities within 2.5km walking distance • 3 total outlets near Nad Al Sheba Gardens• Click a category to explore
Almost All Errands Require a Car
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Nearby Landmarks & Transport
Based on DLD transaction records for properties in Nad Al Sheba Gardens
Metro Stations
Deira City Centre
Nearest
World Trade Centre Metro
Emirates Towers Metro
Shopping Malls
Festival City Mall
Nearest
City Centre Deira
BurJuman Centre
Landmarks
Dubai Frame
Nearest
Dubai Creek Tower
Museum of the Future
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.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 345K | 746 | 278 |
| 1 B/R | AED 482K | 579 | 513 |
| 2 B/R | AED 820K | 623 | 261 |
| 3 B/R | AED 1.45M | 680 | 34 |
| 4 B/R | AED 1.80M | 664 | 9 |
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 1,788/sqft → AED 1,765/sqft
Range AED 1,624 – 1,906· -6.0 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
0% off-plan share — low incoming supply
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Years until buying beats renting · 25% down · 4% nominal growth
Buying breaks even in ~1 years — strong investment case
Median price
AED 5.19M
Annual rent
AED 498K
9.6% gross yield
Net @ 5y vs renting
+AED 2.25M
Net @ 10y vs renting
+AED 5.71M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+2.4 pp vs Dubai median
By bedroom type
AED 38K/yr ÷ AED 345K
AED 48K/yr ÷ AED 482K
AED 68K/yr ÷ AED 820K
AED 90K/yr ÷ AED 1.45M
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
-8.4%
6 months
+7.6%
1 year
-10.8%
2 years
+4.6%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 2,422 | 8 | +35.5% |
| 2025Q4 | AED 1,788 | 82 | -8.4% |
| 2025Q3 | AED 1,953 | 88 | +17.6% |
| 2025Q2 | AED 1,661 | 78 | -13.7% |
| 2025Q1 | AED 1,925 | 43 | -3.9% |
| 2024Q4 | AED 2,004 | 56 | -8.1% |
| 2024Q3 | AED 2,180 | 338 | +13.8% |
| 2024Q2 | AED 1,916 | 140 | +11.6% |
| 2024Q1 | AED 1,717 | 47 | +0.4% |
| 2023Q4 | AED 1,710 | 80 | +0.2% |
| 2023Q3 | AED 1,706 | 62 | +19.5% |
| 2023Q2 | AED 1,428 | 81 | -7.3% |
| 2023Q1 | AED 1,540 | 160 |
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 • 39,463 registered brokers from 12,135 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
6,337 Ejari contracts · DLD official data
Median Annual Rent
AED 65K
Monthly Equivalent
AED 5,417
Gross Yield
1.3%
New vs Renewed
1,704 new
4,633 renewed
Rent by Bedroom Type
6 Bedrooms
114 contracts
AED 400K/yr
AED 33,333/mo
studio Bedrooms
224 contracts
AED 38K/yr
AED 3,167/mo
1 Bedroom
2398 contracts
AED 48K/yr
AED 4,025/mo
2 Bedrooms
1909 contracts
AED 68K/yr
AED 5,688/mo
3 Bedrooms
392 contracts
AED 90K/yr
AED 7,500/mo
4 Bedrooms
867 contracts
AED 220K/yr
AED 18,333/mo
5 Bedrooms
433 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
4.9%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-06-01 · 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
Service charges
RERA-registered rates for Nad Al Sheba Gardens
Average
AED 20/sqft
Source: RERA / DLD (2025)
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| 2 B/R | ~98 sqm | AED 2088K | AED 20K | 5.5% | 4.7% |
Pro feature
See which bedroom type gives the best yield in Nad Al Sheba Gardens
Try Pro free for 7 daysPer-building projection
15 buildings · ≥40 sales eachWithin Nad Al Sheba Gardens, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
Alzarooni
+0.9%±7.5pp- Building PSF
- AED 1,084/sqft
- vs community
- +9.8%
- 36m horizon
- Calibrated
- •Thin transaction volume (slow price discovery)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, sentiment proxy, and off-plan share. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Green coverage
Moderate green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 1.5km walking radius of the community centroid. Weighted score privileges named parks + established woods over generic grass strips. v2 will add ESA WorldCover 10m satellite NDVI for actual % canopy coverage — captures everything green including private gardens, road verges, and golf courses.
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.
Watch Nad Al Sheba Gardens
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Data updated June 2026 · DLD Official Records
Highlights
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 5,192,000, with a median price per square foot of AED 1,979. Prices have changed +9.5% year-over-year as of the latest DLD data.
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 1,832 property transactions over the past 5 years. The current year-over-year price change is +9.5%, with 880 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 early 2026.How we built this.