Azizi Gardens Nad Al Sheba Dubai

Azizi Gardens is a completed five-storey apartment building by Azizi Developments on Meydan Avenue in Nad Al Sheba 1, part of Mohammed Bin Rashid City. It holds one- and two-bedroom homes of about 741 to 1,219 sq ft. Construction ran from February 2018 to October 2023, so this is a resale building, not a launch: the entry ask on the portals today is AED 940,000 (about Rs 2.42 crore).

That makes it one of the cheapest ways into the Meydan side of Nad Al Sheba, a district whose overall average sits near AED 2,794 per sq ft. A 748 sq ft one-bedroom at AED 940,000 works out at about AED 1,257 per sq ft — less than half the district figure, because this is a small, plain, five-floor building rather than a tower with a podium. The rent record is the reason to look at it, and the thin transaction history is the reason to look carefully.

At a glance

Price and unit pricing

This is a traded building, so there are two kinds of number: what buyers have actually paid, and what sellers are asking now. Both are below:

One project page still prints "from AED 2.62 M" for Azizi Gardens. Nothing in the transaction record supports it: the highest recorded sale in the last year was about AED 1.1 million, and the top two-bedroom ask is AED 1.2 million. Treat AED 2.62 M as a stale or mislabelled figure, and settle the price from the title-deed record for the specific unit plus the seller's current ask — those are the only two documents that matter on a resale.

Against the district, the building is cheap. Nad Al Sheba on the Meydan side averages AED 2,794 per sq ft, and off-plan launches there ask about AED 3,000. Azizi Gardens trades near AED 1,257 per sq ft. The gap is not a bargain hiding in plain sight — it is the difference between a five-floor 2023 building on Meydan Avenue and the branded towers being sold a few minutes away.

What it costs to buy, all in

There is no developer payment plan here. A resale is paid in full at transfer, or part-funded by a UAE mortgage — UAE banks lend a non-resident roughly 50% to 60% of the price on a ready home. Worked on the AED 940,000 entry ask:

Budget roughly 6% to 7% over the price on a Dubai resale. No source we checked publishes the service charge for this building, and one review says it runs a little above comparable addresses — ask the seller for two years of statements and check the rate on the Land Department's Mollak platform before you sign.

Location and connectivity

Nad Al Sheba 1 sits along Al Meydan Road beside Meydan Racecourse, on the inland side of the city rather than the coast. From Meydan Avenue the published drive times are about 10 minutes to Ras Al Khor Wildlife Sanctuary, 13 minutes to Dubai Mall, 15 minutes to Downtown Dubai and 15 minutes to Jumeirah Beach, with Dubai International Airport 15 to 20 minutes away.

There is no metro station in Nad Al Sheba 1. Business Bay is the nearest, about a 10-minute drive; bus service runs on routes 50 and 67 but is thin. This is a car district. The upside is that the district is mostly villa plots and gated clusters, so an apartment here is quiet in a way a Business Bay flat is not.

For the villa side of the same district, see Meraas's Nad Al Sheba Gardens; for a newer apartment building a few minutes away, see One by Nine. The rest of our coverage is at all Dubai projects we track and on the projects list.

Amenities and specifications

This is a modest building and the amenity list matches: a swimming pool, a gym, a children's play area, covered parking and planted ground-level courts. Apartments are quoted with built-in wardrobes and balconies. There are 40 one-bedroom homes and 11 two-bedroom homes in the release one page itemises, which is why the building feels more like a low-rise block than a scheme.

Not published anywhere we looked: the appliance schedule, the parking allocation per home, and the service-charge budget. On a resale you do not need the brochure — see the unit, check the finish and the air-conditioning, and ask what has been replaced since 2023. Final specification is whatever the sale contract records.

About the developer

Azizi Developments is one of Dubai's largest volume builders. It says it has delivered more than 45,000 homes across more than 130 buildings, completed 19 projects in 2024, handed over seven projects during 2026 to date and plans about 10 more by December 2026. Land Department records cited by a developer-data service put 89.1% of its contracted homes delivered on or before the registered handover date, with a recorded contract cancellation rate of 0.0%.

The counterweight: the same analysis notes Azizi carries more delays in the six-to-eighteen-month band than Emaar or Sobha, and that selected Al Furjan and Riviera phases handed over 12 to 24 months late in the 2019-2022 window. Azizi Gardens itself took from February 2018 to October 2023 — five and a half years for five floors. Buying completed stock removes exactly that risk, which is the argument for this building.

For Indian buyers

Nad Al Sheba 1 is freehold, so an Indian buyer owns the flat outright, with the title deed issued in their own name by the Dubai Land Department. There is no local partner, no residency requirement to buy, and no annual property tax in the UAE. A residential resale does not attract VAT either — the 4% transfer fee is the tax on the deal.

AED 940,000 is about USD 256,000, so the whole purchase and its fees fit inside one person's LRS allowance of USD 250,000 per financial year only just; a couple remitting USD 500,000 between them clears it comfortably with room for the fees. That is a real advantage of this price point — most Dubai purchases need two or three years of allowance, and this one does not.

On income: flats here are listed for rent between AED 60,000 and AED 100,000 a year, with an average recorded rental value of AED 73,668 and one one-bedroom listed at AED 79,999. Against a AED 940,000 purchase that average rent is about 7.8% gross, and roughly 6% net once service charges, agency renewal fees and a month of vacancy are allowed for. Marketing pages quote 7.5% to 9.5% for this building; the arithmetic above is what the published rents support.

Two cautions. A buyer at AED 940,000 does not reach the AED 2 million Golden Visa threshold — you would need to hold about AED 2 million of Dubai property, so this flat alone will not do it. And rental income from Dubai is taxable in India if you are an Indian tax resident, at your slab rate, with the UAE taking nothing; keep the remittance paperwork for both the purchase and the rent.

On exit: 16 sales in 12 months in one small building is thin liquidity. It sells, but you cannot assume a quick sale at your number. Price it against the recorded average of AED 886,154 rather than against the optimistic asks.

Pros

• Finished in October 2023 and tenanted — rent starts the month you complete, with no construction risk left
• About AED 1,257 per sq ft against a district average near AED 2,794, because it is a five-floor block rather than a branded tower
• Published rents of AED 60,000 to AED 100,000, averaging AED 73,668, put gross yield near 7.8% at the entry ask
• AED 940,000 is about USD 256,000, so one or two LRS allowances cover the whole purchase
• Azizi has delivered more than 45,000 homes and shows 89.1% on-time delivery on the Land Department record
• Quiet, villa-dominated district with 13 to 15 minutes to Dubai Mall and Downtown

Cons

• 16 recorded sales in 12 months — a thin market, so the exit depends on finding the one buyer who wants this building
• Sellers ask AED 940,000 to AED 1,200,000 while the recorded average paid is AED 886,154; the asking side runs ahead of the transaction side
• One project page still prints a AED 2.62 M starting price that nothing in the record supports
• No metro; Business Bay station is a 10-minute drive and bus service is limited to two routes
• The service charge is not published and one review calls it higher than comparable buildings
• Sources disagree on the building's size — 140 homes on one record, 51 in the release another page itemises
• A five-and-a-half-year build for five floors, and Azizi's record includes phases 12 to 24 months late elsewhere

Who this is for

• Yield buyers who want rent from month one rather than a handover date to wait for
• First-time Dubai buyers whose budget is one LRS allowance and who want a freehold title deed, not an off-plan contract
• Buyers who value a quiet villa district near Meydan over a tower address

Who should look elsewhere

• Anyone who needs a Golden Visa from this purchase — AED 940,000 is far short of the AED 2 million threshold
• Buyers who may need to sell quickly; 16 sales a year in one building is not a liquid market
• People who want new-build finish, branded amenities or a metro walk
• Investors relying on the 9%-plus returns some pages advertise rather than the roughly 6% net the published rents support

Our verdict

Azizi Gardens is a plain, finished, cheap building in a good-value part of Nad Al Sheba, and at AED 940,000 the rent maths works: about 7.8% gross and near 6% net on the published rental range. What you give up is liquidity, amenity and any prospect of a Golden Visa. Buy the specific unit, not the building — see it, read the two most recent service-charge statements, check the tenancy contract and price it against the AED 886,154 recorded average rather than the asking range. On those terms it is a sensible, small, income-producing first purchase in Dubai.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Azizi Gardens?

It is a resale building. Current asks on Bayut run from AED 940,000 to AED 1,090,000 (about Rs 2.42 to 2.81 crore), with two-bedroom homes at AED 1,190,000 to AED 1,200,000 and an average ask near AED 1,169,881. The average price actually paid, on Land Department data, is AED 886,154. One project page still prints AED 2.62 M, which nothing in the transaction record supports.

Is there a payment plan?

No. The building was completed in October 2023, so there is no developer plan left. You pay in full at transfer or use a UAE mortgage, on which banks lend a non-resident about 50% to 60% of the price. Budget 6% to 7% over the price for the 4% Dubai Land Department transfer fee, the registration trustee's charges and the agency fee.

When was the handover?

Construction ran from February 2018 to completion in October 2023; one page prints Q3 2023. The building is occupied, with about 19 to 20 flats listed for rent at any time, so it is ready to move into.

What rent and yield can I expect?

Listed rents run AED 60,000 to AED 100,000 a year with an average recorded value of AED 73,668. On the AED 940,000 entry ask that is roughly 7.8% gross and about 6% net after service charges, renewal fees and a vacancy allowance. Some pages advertise 8% to 9.5%; treat those as the best case.

Is it registered with the Dubai Land Department?

Yes — it is a completed, registered building with title deeds issued, but no source we checked prints its project number. On a completed resale the document that matters is the seller's title deed, which the Land Department will verify at the registration trustee's office when you transfer.

What is the service charge?

Not published in any source we checked. One review says the charge here runs a little above comparable buildings. Get the last two years of statements from the seller and confirm the current rate on the Land Department's Mollak platform before you commit.

Does it qualify for a Golden Visa?

Not on its own. The property route to a 10-year Golden Visa needs AED 2 million of Dubai property, and the entry flat here is AED 940,000. You would need to hold this plus other property to reach the threshold.

Can an Indian buyer own it, and how does the money move?

Yes — Nad Al Sheba 1 is freehold and open to any nationality, with the title deed in your own name. Money leaves India under the Liberalised Remittance Scheme, USD 250,000 per person per financial year; at about USD 256,000 all-in, a couple can fund this purchase within one year's allowances. There is no annual property tax in the UAE and no VAT on a residential resale, but an Indian tax resident declares the rent and any gain in India.

How liquid is the resale market here?

Thin. Sixteen sales in the last 12 months, mostly one-bedroom homes, between about AED 550,000 and AED 1.1 million. Plan a longer marketing period than a large tower needs, and price to the recorded average.

For the current asking list, the tenancy position on the flats available and a viewing plan, talk to Realty Hunting.

Compare with other Dubai projects

Also in Nad Al Sheba: One by Nine (from AED 1.04 M, off-plan), Nad Al Sheba Gardens (from AED 4.18 M, handover 2029) and Nad Al Sheba Gardens Phase 10 (from AED 5.1 M, handover 2029).

More by Azizi: Azizi Wasel (from AED 800,000, handover 2027), Azizi Venice (from AED 747,000, handover 2026) and Azizi Riviera (from AED 650,000, ready).

A similar budget elsewhere in Dubai: MBL Residence (from AED 935,000, ready), Mag Polo Residence (from AED 950,000, ready) and Berkshire Park (from AED 925.89 K, handover 2027).

Read next: Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.