Nad Al Shiba Villas
mixed community
Buyer read
The buyer case comes with higher downside risk
The downside profile is elevated, based on 2 of 5 available inputs.
Elevated
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
Exceptional amenity density, weaker transit
Nad Al Shiba Villas offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 45 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
45
Dining
4/100
18 mapped
Shopping
6/100
16 mapped
Health
4/100
5 mapped
Nightlife
0/100
0 mapped bars
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%
5-yr sales
1,356
DLD transactions
Median price
AED 4.3M
All property types
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 5.3% 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 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 VERDICT
Price momentum is positive over the longer cycle
Nad Al Shiba Villas is outperforming Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+19.2%
3-yr growth
+46%
12m sales
79
Forecast
medium
Current PSF
AED 961
6-month forecast
+8.4%
Forecast range
959–1,125
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
Start with property type, then verify the building
Nad Al Shiba Villas is led by residential homes; detailed project and layout names remain limited in the current source data.
Named profiles
0
Primary stock
Mixed
Agent evidence
Limited
Off-plan mix
—
Named profiles
0
limited catalogue
Primary stock
Mixed
0% of observed mix
12m sales
79
DLD transactions
Agent evidence
Limited
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 elevated with 2 of 5 composite inputs available.
Supply pressure
Unavailable
Downside
Elevated
Forecast confidence
medium
Mapped greenery
Moderate
Off-plan share
—
Recent ready/off-plan sales
Supply pressure
Unavailable
Downside profile
Elevated
2 of 5 inputs
Forecast confidence
Medium
Scenario confidence
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
2 schools · US · UK
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”
School fee inflation
Index normalised to 100 in 2022. Same-grade-across-years comparison (avoids grade-tier expansion bias).
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 • 45 total outlets near Nad Al Shiba Villas
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Moderate mapped greenery · #59 of 86 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.
Agent inventory status
No community-level agent inventory observed for Nad Al Shiba Villas
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
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.
30-DAY REPRICING
Collecting repricing evidence for Nad Al Shiba Villas
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
paused
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.
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· +8.1 pp vs Dubai forecast (+0.3%)
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 →
Offer guide
Build an opening reference for Nad Al Shiba Villas
Open the guide with this community preselected. If the chosen property type and bedroom count do not clear the five-sale DLD gate, the result is withheld rather than borrowed from another community.
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 directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
Featured Agents
Registration details from the latest available Dubai Land Department broker export
- •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 reference point. 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.
Watch Nad Al Shiba Villas
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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 property-level Ejari rental records.How we built this.