Nad Al Shiba Villas
mixed community
An established Emirati villa neighbourhood with spacious homes and a strong community feel. Close to downtown and major highways.
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
Median PSF
AED 832
All types
YoY change
+19.2%
3-yr growth
+46%
PSF growth to 2026
Gross yield
—
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 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 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.
Market 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
Schools
1
US
Outstanding
0
Median fee
AED 38K
per year
DS Score
54/100
composite avg
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.
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
Bilingual French International School L.L.C-FZ
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 Shiba Villas• 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 Shiba Villas
Metro Stations
Deira City Centre
Nearest
Airport Terminal 1
GGICO Metro
Shopping Malls
Festival City Mall
Nearest
City Centre Deira
BurJuman Centre
Landmarks
Dubai Creek Tower
Nearest
Dubai Frame
Museum of the Future
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
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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 961/sqft → AED 1,042/sqft
Range AED 959 – 1,125· +3.7 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 →
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 • 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
Service charges
RERA-registered rates for Nad Al Shiba Villas
Average
AED 13/sqft
Source: RERA / DLD (2025)
- •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.
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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Similar to Nad Al Shiba Villas
Data updated June 2026 · DLD Official Records
Highlights
Compare & explore
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.