Neighbourhood guide
Nad Al Sheba
A Meraas villa community beside Meydan, planned around lagoons, parks and sports facilities.
Image: Meraas (artist’s impression)
Nad Al Sheba Gardens is a Meraas development of villas and villa plots beside Meydan and Mohammed Bin Rashid City, close to the Al Ain Road and about 16 kilometres from City Walk. Meraas plans parks, a mosque, a school and a hospital within it.
- Master developer
- Meraas
- Location
- Near Al Ain Road (E66), about 16 km from City Walk
- Neighbours
- Meydan and Mohammed Bin Rashid City
- Villa plots
- 5,000 and 10,000 sq. ft.
Landmarks and lifestyle
Around Nad Al Sheba
Two places inside the community and two beside it.
The masterplan
Villas and villa plots laid out around lagoons, parks and sports facilities.
Image: Meraas (artist’s impression)
Events lawn and amphitheatre
A central lawn and amphitheatre planned for community events.
Image: Meraas (artist’s impression)
Meydan Racecourse
Home of the Dubai World Cup, next to the community.
Photograph: Imadkayyali, Wikimedia Commons (CC BY-SA 4.0)
District One
A villa community in Mohammed Bin Rashid City, set around a crystal lagoon.
Image: NakheelMarket at a glance
Nad Al Sheba in figures
Registered home sales from October 2025 to September 2026, Dubai Land Department.
159Registered home sales in the last 12 months
AED 1.8mTypical apartment sale, the median of 103 sales
AED 5.5mTypical villa sale, the median of 56 sales
+11.1%Change in median price per sq ft over 12 months
Available properties
Interested in Nad Al Sheba?
We have no listings in Nad Al Sheba at present. Tell us what you are looking for and our team will discuss your requirements and the opportunities that may suit them.
Speak to our teamRedwood scorecard
Nad Al Sheba against 24 Dubai communities
Six measures, calculated the same way for every community we cover. Five dots means the strongest reading among them.
Liquidity●●○○○159 salesHome sales, last 12 months · Rank 20 of 24
Sales each month, October 2023 to September 2026April to September 2026: 12 a month, against 16 over the previous 30 months.
Price momentum●●●●○+11.1%Change in median AED per sq ft over 12 months · Rank 5 of 22
Median AED per sq ft by yearAED 1,749 in 2025, AED 1,933 in 2026 to September.
Five-year growthNot enough sales to scoreChange in median AED per sq ft over 5 years
Activity against its own historyNot enough sales to scoreLast 12 months against its 10-year average
Home sales by yearPeak of 288 in 2024. 2026 shows January to September.
Prime demand●○○○○0 salesSales of AED 36.7m (USD 10m) or more · Rank 15 of 24
What buyers spentUnder AED 2mUSD 10m and above56.0% of sales at AED 2m or more, the Golden Visa level.
Ready-home market●●○○○7.5% of salesShare of sales in completed homes · Rank 21 of 24
Off-plan against completed, per sq ftOff-planAED 1,926CompletedAED 1,745147 off-plan and 12 completed sales.
What homes sold for
Registered sales, last 12 months
| Home | Sales | Entry | Typical | Top | Per sq ft |
|---|---|---|---|---|---|
| Apartments | 103 | AED 1.3m | AED 1.8m | AED 2.7m | AED 1,803 |
| Villas | 56 | AED 4.8m | AED 5.5m | AED 6.6m | AED 2,089 |
| By bedroom, all homes | |||||
| 1 bed | 54 | AED 1.6m | AED 1,919 | ||
| 2 bed | 45 | AED 2.1m | AED 1,755 | ||
| 3 bed | 59 | AED 5.4m | AED 2,041 | ||
Entry is the 10th percentile, typical the median and top the 90th percentile of registered sale prices. Bedroom rows show the median and include villas; sizes with fewer than ten sales are left out.
Price per sq ft over time
Median AED per sq ft, all homes
*2026 covers January to September. Medians reflect the mix of homes sold each year as well as prices.
Source: Dubai Land Department transaction register, data.dubai extract of 20 October 2026. Homes are apartments registered for residential use and all villas; sales, pre-registration and delayed sales are counted. Analysis by Redwood Heritage.
The Redwood perspective
A new villa address beside Meydan
Character
A new, planned community of villas and villa plots arranged around lagoons, parks and sports facilities, next to Meydan.
Who it may suit
Buyers who want a new villa, or a plot to build on, within reach of Meydan and City Walk, and who are prepared to buy off-plan.
Ownership
Regulation No. 3 of 2006 names certain Nad Al Sheba plots by number among Dubai’s designated areas (plots 209, 215 and 222 under Article 3, and plot 224 under Article 4), so confirm the title of the specific plot or unit with the Dubai Land Department.
Trade-offs
The market is small and young: 159 home sales in the last 12 months, 92.5% of them off-plan, at AED 1,906 per sq. ft. With little resale history, values are harder to benchmark than in established communities. Service charges are published in the RERA Service Charge Index on the Dubai Land Department website.
Compare with
Communities priced closest to Nad Al Sheba
The three guides nearest in median price per sq ft over the last 12 months.
Enquire
Considering Nad Al Sheba?
Tell us what you are looking for, whether to live, to hold or to sell. Our team will reply to discuss your requirements.
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What the brochures leave out
Honest trade-offs
- Much of the market is off-plan. 92.5% of home sales in the last 12 months were homes not yet completed, so handover dates and the developer record carry real weight.
- A thin resale market. 159 registered home sales in 12 months. Selling can take longer here than in deeper communities.
- Villa resale is a smaller market. 56 villa sales in 12 months, against 103 apartment sales.
- Service charges differ by building. The Dubai Land Department publishes them in its Service Charge Index. We obtain the current figure for any home before you make an offer.
Owning from abroad
For the international buyer
- Who can buy. Non-UAE nationals may hold freehold title without time limit in the areas Dubai designates for foreign ownership. We confirm the status of each home on its title deed before you commit.
- Golden Visa. Property worth AED 2m or more can support a UAE Golden Visa. 56.0% of registered home sales here in the last 12 months were at AED 2m or above.
- Purchase and yearly costs. The Dubai Land Department registration fee is 4% of the value, paid by the buyer. Service charges are the main yearly cost.
- Holding structure. Many families hold Dubai property through a company or foundation for succession. Our structuring colleagues at Redwood Heritage can arrange this alongside the purchase.
Questions buyers ask
Nad Al Sheba, answered
Each answer with its source. Figures are registered sales from October 2025 to September 2026.
Can foreigners buy property in Nad Al Sheba?
Non-UAE nationals may own freehold property without time limit in the areas Dubai designates for foreign ownership. We confirm the status of each home on its title deed before you commit.
Source: Regulation No. 3 of 2006, Government of DubaiDoes a home in Nad Al Sheba qualify for a Golden Visa?
A property worth AED 2m or more, wholly owned or financed by a local bank, can support a UAE Golden Visa. In the last 12 months, 56.0% of registered home sales in Nad Al Sheba were at AED 2m or above.
Source: Ministry of Economy and Tourism; Dubai Land DepartmentWhat does a home in Nad Al Sheba cost?
Typical registered sale prices over the last 12 months: apartments AED 1.8m; villas AED 5.5m. The buyer also pays the Dubai Land Department registration fee of 4% of the value.
Source: Dubai Land DepartmentHow have prices moved in Nad Al Sheba?
The median price per sq ft changed +11.1% over the last 12 months. The current median is AED 1,906 per sq ft.
Source: Dubai Land DepartmentWhat are service charges in Nad Al Sheba?
Service charges are set building by building and published by the Dubai Land Department in its Service Charge Index. We obtain the current figure for any home before you make an offer.
Source: Dubai Land Department, Service Charge IndexSources: Dubai Land Department transaction register, data.dubai extract of 20 October 2026; Regulation No. 3 of 2006; Ministry of Economy and Tourism, Golden Visa for real estate investors; Dubai Land Department, registration fees.
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