Nad Al Sheba Guide: Apartments, Villas, Prices and Sales

Nad Al Sheba is a mixed area that leans towards off-plan apartments. Of the 2,830 sales Dubai Land Department recorded in the latest 12 months, 2,044 were off-plan and 786 were ready; 1,884 were apartments, 385 were villas or townhouses and 513 were land. Our site has pages for 39 buildings and communities, 12 completed and 27 off-plan or under construction. It suits buyers who want to compare apartments, villas and plots in one area, and who are comfortable buying from plans.

Key takeaways

• 39 buildings and communities in Nad Al Sheba have pages on our site: 12 completed and 27 off-plan or under construction.
• Dubai Land Department recorded 2,830 sales in the latest 12 months: 2,044 off-plan and 786 ready.
• The median was AED 2,240.46 per sq ft, and the median sale price was AED 3,200,000.
• Sales were 1,884 apartments, 385 villas and townhouses and 513 land; studios (916) were the largest bedroom group.
• In October 2026, studios were listed at typical asking prices of AED 1,250,000 to AED 1,326,000.
• Meraas has the most projects here on our site (6), followed by Binghatti (4) and MAG (3).

12 buildings finished, 27 still to come

Of the 39 buildings and communities on our site in Nad Al Sheba, 12 are completed and 27 are off-plan or under construction. The mix means you can view a finished unit in some buildings, while most of the newer launches are bought from plans.

Two of the completed buildings are Gemini Splendor and Millennium Estates. Ask for the same documents and the same service charge details in each, and you will see quickly how a finished building compares with one still being built.

Apartments first, with villas, townhouses and land in the mix

Of the 2,830 sales, 1,884 were apartments, 385 were villas or townhouses and 513 were land. Land is a real part of this area: 513 land sales is more than the number of villa and townhouse sales. Keturah Reserve Villa Plots is one of the off-plan projects here.

By bedrooms, studios were the largest group at 916 sales, followed by one-bedroom homes (574), three-bedroom homes (406) and two-bedroom homes (323). Four-bedroom sales numbered 27. Three-bedroom sales outnumber two-bedroom ones here, so when you compare homes, check which type each listing is: apartment, townhouse or villa.

2,830 sales in 12 months, 2,044 of them off-plan

Dubai Land Department recorded 2,830 sales in Nad Al Sheba over the latest 12 months: 2,044 off-plan and 786 ready. The median sale price was AED 3,200,000 and the median was AED 2,240.46 per sq ft. The most recent sale was on 2026-07-06. You can browse registered transactions on our site, and our methodology page explains how these figures are counted.

An area median puts studios, plots, townhouses and villas in the same pile. It shows where the middle of the registered sales sat, not what one home is worth, and in an area with this much variety the middle may describe very few actual homes. Ask for registered sales of the same building and the same type of home, with dates.

Asking prices in October 2026: a big step after two bedrooms

In October 2026, studios were listed at typical asking prices of AED 1,250,000 to AED 1,326,000, with a median of AED 1,269,000 across 117 listings. One-bedroom homes were listed at typical asking prices of AED 1,550,000 to AED 2,162,000, with a median of AED 1,900,000 across 464 listings. Two-bedroom homes were listed at typical asking prices of AED 2,250,000 to AED 3,192,000, with a median of AED 2,675,000 across 436 listings. Three-bedroom homes were listed at typical asking prices of AED 5,021,000 to AED 6,250,000, with a median of AED 5,600,000 across 257 listings. Four-bedroom homes were listed at typical asking prices of AED 11,000,000 to AED 13,032,000, with a median of AED 12,200,000 across 169 listings.

These are asking prices, not sale prices. They show what sellers asked in the latest 90 days, and the final price can differ. Look at how far the typical range moves from two bedrooms (up to AED 3,192,000) to three bedrooms (from AED 5,021,000). A jump that large can mean you are comparing different kinds of home, so ask each seller what the home is, its plot or internal size and whether it is finished.

Twelve Nad Al Sheba buildings to compare

Start with the stage. The completed buildings can be viewed as they are. The others are bought from plans and a handover date.

Completed:

• Gemini Splendor, completed, by Gemini Group
• Millennium Estates, completed, by G&Co

Under construction and off-plan:

• Nad Al Sheba Gardens Villas, under construction, by Meraas
• Nad Al Sheba Gardens 3, under construction, by Meraas
• Maybach Six, off-plan, by Binghatti
• Mercedes-Benz Places | Binghatti City, off-plan, by Binghatti
• Keturah Reserve, under construction, by MAG
• Keturah Reserve Villa Plots, off-plan, by MAG
• The Highbury, under construction, by Ellington Properties
• Skyscape Aura, off-plan, by Sobha Realty
• Saddlewood Park, off-plan, by MAK Developers
• Celia Gardens, off-plan, by Abou Eid Real Estate

Meraas and Binghatti lead on project count

The number in brackets is how many of that developer's projects here have pages on our site: Meraas (6), Binghatti (4), MAG (3), Ellington Properties (2), Meydan Group (2), Abou Eid Real Estate (1), Al Nakhlat Al Thalath (1).

Meraas has 6 projects and Binghatti has 4. MAG has 3, and Ellington Properties and Meydan Group have 2 each. Beyond them, the area is spread across many developers with one project each, so look at a developer's other work before you rely on a single brochure.

How to choose between Nad Al Sheba buildings

First decide on the type of home: an apartment, a townhouse, a villa or a plot. They are bought and costed differently, and the area median blends all of them.

Then decide ready or off-plan. A ready unit lets you inspect the finish and the building. An off-plan unit asks you to rely on a floor plan and a dated payment schedule.

Compare running costs on the same terms. For a completed building, ask for the owners' association service charge budget and what it covers. For an off-plan one, ask what service charge the developer expects and when it starts. Ask how many parking spaces come with the home.

Finally, check the view or the plot from the actual home, not from the sales gallery, and visit at different times of day. For a plot, ask for the plot number, its size and its position on the master layout.

A checklist for buying in Nad Al Sheba

Most sales here are off-plan, so the list covers that route first and a ready home second.

1. Confirm the exact home: number, floor or plot, internal size, plot size where it applies, and floor plan.
2. If you buy off-plan, read the sales and purchase agreement and write down each instalment, its due date and what triggers it.
3. Confirm that payments go into the project's escrow account and that receipts carry the developer's details.
4. Check that the sale is registered in Oqood, the Dubai Land Department system for off-plan contracts, and keep the certificate.
5. If you buy a resale off-plan, ask how much has been paid to the developer and whether the developer must approve the transfer.
6. Note the stated handover date and what the contract says if it is delayed.
7. If you buy a ready home, ask to see the title deed and confirm that the seller's name matches the owner on it.
8. Ask for the service charge budget and what it covers, and how parking is allocated.
9. Inspect before accepting: at handover, list every defect (snagging) in writing, and in a resale check the air conditioning, windows, water pressure and kitchen. If you rent, register the lease in Ejari.
10. Keep every document and message in one folder, and compare two or three buildings on the same list.

Next step

All the buildings above, and more, are on the Nad Al Sheba page. Want current asking prices or a shortlist of buildings in Nad Al Sheba? Message us on WhatsApp and we'll send them, or ask Sophia on aigentsrealty.com.

FAQ

How many sales did Dubai Land Department record in Nad Al Sheba in the latest 12 months?

Dubai Land Department recorded 2,830 sales in Nad Al Sheba over the latest 12 months, 2,044 of them off-plan and 786 ready. The most recent sale was on 2026-07-06.

What is the median price per square foot in Nad Al Sheba?

The median was AED 2,240.46 per sq ft over the latest 12 months, and the median sale price was AED 3,200,000. These are figures for the whole area, not for one building.

Is Nad Al Sheba mostly apartments or villas?

It is mostly apartments: 1,884 of the registered sales were apartments, against 385 villas and townhouses and 513 land sales.

Is Nad Al Sheba mostly ready or off-plan?

It is mostly off-plan: 2,044 of the registered sales were off-plan and 786 were ready, and 27 of the 39 buildings on our site are off-plan or under construction.

Which developers have the most projects in Nad Al Sheba?

On our site, Meraas has 6 projects in Nad Al Sheba, Binghatti has 4 and MAG has 3. Ellington Properties and Meydan Group have 2 each.

What were studios in Nad Al Sheba listed for in October 2026?

In October 2026, studios were listed at typical asking prices of AED 1,250,000 to AED 1,326,000, with a median of AED 1,269,000. These are asking prices, not sale prices.

What were two-bedroom homes in Nad Al Sheba listed for in October 2026?

In October 2026, two-bedroom homes were listed at typical asking prices of AED 2,250,000 to AED 3,192,000, with a median of AED 2,675,000. These are asking prices, not sale prices.