Nad Al Sheba Gardens Meydan Dubai

Nad Al Sheba Gardens is not a single building. It is Meraas's master community in Nad Al Sheba 1, beside Al Ain Dubai Road, sold in numbered phases of 3 to 7 bedroom villas and townhouses. Construction began in 2019, the community launched in 2020, and Meraas has released it a phase at a time ever since. This page covers the whole development and how its phases differ. For one specific release read the phase page too: we cover Nad Al Sheba Gardens Phase 10 separately, because its plots, sizes, price and handover are its own.

Across the community the published entry is AED 4.18 million (about Rs 10.76 crore) and listings run to about AED 23 million. In June 2026 the average recorded sale was AED 9,867,000 at about AED 2,230 per sq ft. Every figure here is community-wide unless it names a phase, and that matters: the earliest phases are handed over and trade as resale, while the last announced phase hands over in June 2029.

At a glance

The phases, and why the number on the sign matters

Because Meraas sells this community in releases, "the price of Nad Al Sheba Gardens" has no single answer. What is on record:

That last row is the one to take seriously. Three claims circulate about the community's final size: seven phases, eleven, or twelve. Meraas's current release list and the Land Department's project register settle it — ask for both before accepting any claim about how much construction is still coming next door.

Price and what the community trades at

Read the last two rows together. New phases sell near AED 2,230 per sq ft; resales from the delivered phases clear near AED 1,840 — roughly a 21% premium for buying new. Part of it is real (a payment plan, a warranty, no wear) but a buyer who sells within two or three years sells into the lower number.

The AED 4.18 million entry figure most pages print no longer buys the newest release: Phase 10's own sheet starts at AED 5.1 million for the same 3-bedroom townhouse. In a phased community a starting price can sit two releases behind the open one.

Payment plan and total cost

Plans differ by phase and unit type. Recent releases: 20% on booking, 60% in construction instalments, 20% on handover for standard homes; 20/40/40 on mansion plots. One page prints a plain 60/40 with 20% down and Phase 10 sheets show 30/70. Only the plan in your SPA binds. Worked on a AED 4.18 million home at 20/60/20:

Then the running cost. Service charges are quoted at about AED 14 per sq ft a year, varying by phase and published per property on Mollak. That is roughly AED 37,900 a year on a 2,705 sq ft townhouse and about AED 98,000 on a 7,000 sq ft villa — before the garden, pool and cooling costs no service charge covers.

Location and connectivity

Nad Al Sheba 1 runs along Al Meydan Road beside Meydan Racecourse, inland rather than coastal, with Al Ain Dubai Road on the community's southern edge. Published drive times: Downtown Dubai about 15 minutes, Business Bay and Dubai International Airport 15 to 20, Ras Al Khor Wildlife Sanctuary about 10.

There is no metro station in Nad Al Sheba 1. Business Bay is the closest, a 10-minute drive, and bus routes 50 and 67 serve the wider area thinly. Residents drive — normal for a Dubai villa district, and worth planning for if your household needs two cars.

Apartment buyers who want this address without a villa budget can look at One by Nine, which sits inside Nad Al Sheba Gardens 1. See also all Dubai projects we track and our projects list.

Amenities and specifications

Meraas builds districts rather than single plots, and this one follows the pattern: gardens and open lawns between the rows, shaded pedestrian routes, parks, swimmable lagoons and wellness areas. The community mall opened its first shops on 19 August, with a second wave of outlets in early September and the wider retail scheme due in early 2027; a school comes with the last announced phase. Homes are quoted with private gardens, double-height living spaces and bronze-grey facades in the newer phases.

Not published community-wide: plot sizes, the appliance schedule, parking per home and the phase-by-phase service charge — all release-specific. Final specification as per the SPA.

About the developer

Meraas is part of Dubai Holding Real Estate, with a land bank of more than 752 million sq ft. Meraas says it has delivered more than 80 million sq ft in Dubai, including over 3,500 homes alongside its retail. Its completed districts are ones Dubai residents already use: City Walk (2016), Bluewaters Island with Ain Dubai (2018), La Mer and Madinat Jumeirah Living.

Recent handovers cited for Meraas include Bulgari Ocean Mansions and City Walk Central Park, and its delivery record is described as consistent. One structural advantage: because Meraas owns and operates the retail and leisure layer of its districts, the shops and parks here are its own business rather than a third party's promise. For this community it awarded a villa construction contract reported at USD 272 million.

For Indian buyers

Nad Al Sheba Gardens is freehold: an Indian buyer holds the title deed in their own name, with no local partner and no residency requirement. The UAE charges no annual property tax, and a residential sale does not attract VAT — the 4% Dubai Land Department transfer fee is the only tax on the deal.

At AED 4.18 million the entry home is about USD 1.14 million, which is the planning problem for a resident Indian buyer. The Liberalised Remittance Scheme allows USD 250,000 per person per financial year, so a couple can move USD 500,000 a year. A 20/60/20 plan over three to four years fits: the 20% booking is about USD 228,000, inside one allowance, with instalments in later years. A cash resale at the community's average AED 9.87 million would take several years of two allowances, so set the schedule before you reserve.

Every home here clears the AED 2 million Golden Visa threshold, one of the strongest arguments for buying in this community rather than an apartment district. On income, published coverage puts gross yields at roughly 5% to 6%, and one analysis calculates 4.64% on villas — villa returns, lower than an apartment's, with family tenants who stay longer. An Indian tax resident declares the rent and any gain in India at their own slab; the UAE takes nothing.

On exit, remember the two rates: new phases near AED 2,230 per sq ft, resales near AED 1,840. Buy a phase you can hold through handover and beyond, not one you mean to sell before the last phase finishes in 2029.

Pros

• Meraas, inside Dubai Holding Real Estate, with City Walk, Bluewaters, La Mer and Madinat Jumeirah Living delivered and a consistent handover record
• A real master community rather than a single plot: parks, swimmable lagoons, a mall opening in stages and a school in the last announced phase
• Every home clears the AED 2 million Golden Visa threshold
• About 15 minutes to Downtown Dubai, in a quiet villa district beside Meydan Racecourse
• A 20/60/20 plan keeps 20% of the price until handover; mansion plots are quoted at 20/40/40
• Delivered phases give a resale market to price against — about AED 1,840 per sq ft in the first half of 2026

Cons

• New phases sell about 21% above the resale rate — AED 2,230 against AED 1,840 per sq ft — so a short hold loses the premium
• Sources disagree on how large the community will get: seven phases, eleven, or a twelfth that broker pages already market
• Villa yields of roughly 4.64% to 6% are well below what a Dubai apartment returns
• Service charges near AED 14 per sq ft mean about AED 37,900 a year on a 2,705 sq ft townhouse and AED 98,000 on a large villa, before garden and pool upkeep
• No metro; Business Bay station is a 10-minute drive and bus service is limited to two routes
• The community-wide AED 4.18 M entry figure sits behind the current release, which starts at AED 5.1 M

Who this is for

• Families who want a 3 to 7 bedroom home from a developer whose districts are already running
• Golden Visa buyers, since every price point here clears AED 2 million
• Buyers who will hold through handover and can carry AED 38,000 to AED 98,000 a year of service charge
• Resale hunters who want a finished house near AED 1,840 per sq ft rather than a new release at AED 2,230

Who should look elsewhere

• Yield investors — 4.64% to 6% on villas is beaten by most Dubai apartment districts
• Anyone who may resell within two or three years and would sell into the lower resale rate
• Buyers who need a finished, quiet neighbourhood now rather than one still building into 2029
• Households without two cars, given drive-only connectivity

Our verdict

Nad Al Sheba Gardens is one of the better villa communities in inland Dubai, from a developer whose finished districts you can already walk through. The amenity plan is being built rather than promised, and every price point clears the Golden Visa threshold. Be clear-eyed about the 21% gap between new-phase and resale rates, and about parts of the community still being a building site until 2029. Decide which phase you are buying, get its project number, handover date and service charge in writing, and hold long enough for the new-build premium to be absorbed.

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 a home in Nad Al Sheba Gardens?

The community starting price most pages print is AED 4.18 million (about Rs 10.76 crore): 3-bedroom townhouses from AED 4.43 million, townhouses in Phases 4 and 8 near AED 5.3 million, 3 and 4-bedroom villas in Phases 2, 3 and 9 between AED 6.5 million and AED 13 million. Listings run AED 5.65 million to AED 23 million; Phase 10 starts at AED 5.1 million.

Is this one project or several?

Several. It is a master community Meraas has released in numbered phases since 2019-2020, counted at 11 sub-communities on one record. Each phase has its own plots, sizes, price, plan, handover date and Land Department project number, so a community-wide figure cannot answer a question about a specific house.

When is the handover?

It depends on the phase. Phases 1 to 3 are delivered and trade as resale; Phase 4, launched November 2023, targets Q1 2027; phase dates are quoted from Q1 2026 to Q3 2027, and the last announced phase hands over in June 2029. Take the date from your SPA.

What is the payment plan?

Phase-dependent: 20% booking, 60% during construction and 20% on handover for standard homes, and 20/40/40 for mansion plots; one page prints a plain 60/40 with 20% down and Phase 10 sheets show 30/70. Add the 4% Dubai Land Department transfer fee — AED 167,200 on a AED 4.18 million home — and the AED 40 Oqood fee.

What is the service charge?

About AED 14 per sq ft a year, varying by phase and published on the Land Department's Mollak platform: roughly AED 37,900 on a 2,705 sq ft townhouse and near AED 98,000 on a 7,000 sq ft villa, before garden, pool and cooling costs.

Is the community registered with the Dubai Land Department?

Yes, and each phase separately, with its own project number and a DLD-approved escrow account into which buyer funds go, released against verified construction milestones. A handover tracker prints project no. 2484 for Phase 3. Check your phase's number on the Dubai REST app before paying a booking amount.

What yield do villas here return?

Published coverage puts gross yields at roughly 5% to 6%, and one analysis calculates 4.64% on villas — typical villa returns, lower than a Dubai apartment, with longer tenancies and a higher standing cost.

Does it qualify for a Golden Visa, and can an Indian buyer own here?

Yes to both. Every price point is above the AED 2 million property threshold for a 10-year Golden Visa, and the community is freehold, so any nationality can own with the title deed in their own name. Money leaves India under the Liberalised Remittance Scheme at USD 250,000 per person per financial year, so an entry home at about USD 1.14 million needs a staged plan across two or more allowances.

How much more construction is coming?

Unclear, and worth pressing on. One source calls the seventh phase final, another says Phase 11 is the last, with 210 homes and a school for June 2029, and broker pages already market a Phase 12. Meraas's release list and the Land Department register settle it.

For the phases actually open, their current price sheets and a viewing plan, talk to Realty Hunting.

Compare with other Dubai projects

Also in Nad Al Sheba: Nad Al Sheba Gardens Phase 10 (from AED 5.1 M, handover 2029), One by Nine (from AED 1.04 M, off-plan) and Azizi Gardens (from AED 940,000, ready).

More by Meraas: Meraas Sur La Mer (from AED 4.65 M, ready), Acres by Meraas (from AED 5.09 M, handover 2028) and Meraas Bluewaters (from AED 2,290,000, ready).

A similar budget elsewhere in Dubai: Maple 3 (from AED 4.24 M, ready), Fairway Villas 3 (from AED 4.39 M, handover 2028) and Jouri Hills Villas (from AED 3.9 M, handover 2026).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.