Nad Al Shiba Villas
mixed community
Buyer read
A balanced buyer case without one dominant signal
The downside profile is moderate, based on 2 of 5 available inputs.
Moderate
2 of 5 risk inputs available
An established Emirati villa neighbourhood with spacious homes and a strong community feel. Close to downtown and major highways.
Median PSF
AED 832
All types
YoY change
+19.2%
5-yr sales
1,356
DLD transactions
Median price
AED 4.3M
All property types
DUBUY VERDICT
Convenience varies by pocket
Nad Al Shiba Villas offers a car-dependent daily routine with public-transport coverage is unscored. The mapped inventory covers 4 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
4
Dining
0/100
0 mapped
Shopping
1/100
3 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
A compact nearby school catchment
1 school sits in the mapped catchment; 1 currently has a KHDA inspection rating, including 0 rated Very Good or Outstanding. Families can choose across 1 curriculum; check actual drive times and admissions availability below.
Schools nearby
1
Top-rated
0
Curricula
1
Best rating
Acceptable
Schools nearby
1
Within the mapped catchment
Curriculum
US
Median fees
AED 38K
Approx. annual fee
Rating
Acceptable
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Nad Al Shiba Villas has compounded 46% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+19.2%
3-yr growth
+46%
Gross yield
—
5yr volume
1,356
Current PSF
AED 961
6-month forecast
+8.4%
Forecast range
959–1,125
AED per sqft
Confidence
Medium
Model confidence
Nad Al Shiba Villas is a mixed apartment-and-villa community in Dubai with 1,356 transactions on record over the last five years. Median price per square foot sits at AED 832, up 19.2% 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 Shiba Villas median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 18K
Loan AED 3.19M · 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 Shiba Villas
Nad Al Shiba Villas is led by residential homes; detailed project and layout names remain limited in the current source data.
Home types
0
Registered and marketed
Typical size
5,038 sqft
Community median
Named homes
0
Projects and home types
Floor plans
0 licensed
Rights-cleared only
The community is covered, but a reliable property-type split has not yet been published.
Named buildings and villa types will appear when a source can be attributed.
Explore all homesMarket Context
Dubai's property market has grown 60% since the 2020 pandemic low. Nad Al Shiba Villas is growing faster than the citywide average, indicating strong local demand.
Schools nearby
1 school · US
KHDA inspector notes
“The teaching, learning and progress made by children in KG”
“Students’ personal and social development including their awareness of Emirati culture and heritage”
Highest-rated
KHDA-licensed nurseries nearby(5 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 Shiba Villas
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 · #51 of 75 mapped Dubai communities The 0 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 0 distinct named parks or confirm walking access.
Active listings in Nad Al Shiba Villas
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 961
Q4 2025
3m price change
—
Withheld when volume is thin
Quarter sales
5
Q4 2025
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.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 961/sqft → AED 1,042/sqft
Range AED 959 – 1,125· +6.8 pp vs Dubai forecast (+1.6%)
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 + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
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
-0.4%
6 months
+3.3%
1 year
+18.3%
2 years
+32.9%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2025Q4 | AED 961 | 5 | -0.4% |
| 2025Q3 | AED 965 | 5 | +3.8% |
| 2025Q2 | AED 930 | 14 | +9.7% |
| 2025Q1 | AED 848 | 12 | +4.4% |
| 2024Q4 | AED 812 | 12 | +6.0% |
| 2024Q3 | AED 766 | 10 | +2.7% |
| 2024Q2 | AED 746 | 14 | +5.7% |
| 2024Q1 | AED 706 | 7 | -2.4% |
| 2023Q4 | AED 723 | 15 | +4.3% |
| 2023Q3 | AED 693 | 16 | +5.3% |
| 2023Q2 | AED 658 | 4 | -0.6% |
| 2023Q1 | AED 662 | 9 |
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
- •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.
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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All guides & rankingsFrequently asked questions about Nad Al Shiba Villas
What is the average property price in Nad Al Shiba Villas?
The median property price in Nad Al Shiba Villas is AED 4,250,000, with a median price per square foot of AED 832. Prices have changed +19.2% year-over-year as of the latest DLD data.
What types of properties are available in Nad Al Shiba Villas?
Nad Al Shiba Villas is a mixed-use community with approximately 0% apartments and 0% villas. The most common property types include .
How is the real estate market performing in Nad Al Shiba Villas?
Nad Al Shiba Villas has seen 1,356 property transactions over the past 5 years. The current year-over-year price change is +19.2%, with 79 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.