Nad Al Sheba Gardens Phase 10 Meydan Dubai

Nad Al Sheba Gardens Phase 10 is one release inside Meraas's larger Nad Al Sheba 1 community — 201 homes sold as 3-bedroom townhouses and 4 to 7 bedroom villas, with its own plots, price sheet, payment plan and handover date. Everything here is about Phase 10 specifically; for the master community, its other phases and what delivered houses resell for, read Nad Al Sheba Gardens alongside this.

The phase starts at AED 5.1 million (about Rs 13.13 crore) for a 3-bedroom townhouse of about 2,705 sq ft. Four-bedroom villas are quoted from AED 11.4 million and the 5 to 7 bedroom houses, up to about 8,706 sq ft, from AED 24.8 million. The source listing shows only the 6 and 7 bedroom villas, about 7,120 and 8,615 sq ft, which is why you may have seen it marketed as a large-villa release. Handover is printed as Q1 2029 on most pages, February 2029 on one and Q2 2027 on another.

At a glance

Price and unit pricing

Two figures circulate for the entry townhouse: AED 4.9 million on one page and AED 5.1 million on the price sheets that also break out the villa bands. We use AED 5.1 M because it comes from the source that prices every unit type; Meraas's own current price list settles it, and that is the document to ask for.

The interesting part is inside the phase. At about AED 1,885 per sq ft the entry townhouse sits below the community's new-phase average of AED 2,230 and close to the AED 1,840 delivered houses resell for. The villas are the opposite: about AED 2,850 per sq ft on the 4-bedroom and the largest houses, roughly 28% above the new-phase rate and 55% above resale. In one release the townhouses are the value and the villas are the premium product.

Payment plan and total cost

The standard plan quoted here is 20% on booking, 60% in construction instalments, 20% on handover. Mansion plots are quoted at 20/40/40, which leaves twice as much to find at the end; one page prints a plain 30/70. Only the SPA schedule binds, and with a 2029 handover the instalment calendar matters more than the headline split. Worked on the AED 5.1 million townhouse:

The community's service charge is quoted at about AED 14 per sq ft a year on the Land Department's Mollak platform: roughly AED 37,900 on a 2,705 sq ft townhouse, about AED 99,700 on the 7,120 sq ft villa. Phase 10's own rate appears only after handover, so treat AED 14 as a benchmark.

With a Q1 2029 handover, a buyer today pays 80% of the price over about two and a half years before seeing the finished house — which is why the developer's record, below, carries weight.

Location and connectivity

Phase 10 sits inside Nad Al Sheba Gardens, off Al Meydan Road beside Meydan Racecourse, with Al Ain Dubai Road on the community's southern edge. Marketing for the phase puts Downtown Dubai about 10 minutes away; district area guides say about 15 minutes, with Business Bay and Dubai International Airport inside 15 to 20 and Ras Al Khor Wildlife Sanctuary about 10. Take 15 minutes as the honest figure.

There is no metro station in Nad Al Sheba 1. Business Bay is the nearest, a 10-minute drive, and bus routes 50 and 67 serve the area thinly. This is a two-car district, and the community keeps adding phases until at least June 2029, so budget for construction traffic.

The phase inherits what is already being built: parks, shaded walkways, swimmable lagoons, wellness areas, a community mall whose first shops opened on 19 August with the wider scheme due in early 2027, and a school with the last announced phase. For an apartment at the same address, see One by Nine. Our wider coverage sits at all Dubai projects we track and on the projects list.

Amenities and specifications

Phase 10 homes are quoted with double-height living spaces, open-plan ground floors, private gardens and the bronze-grey facades the newer releases use — a change of face from the earlier phases, worth seeing in person if you are choosing between this and a resale from Phases 1 to 3.

Not published for this phase in any source we checked: the plot size per unit type, the appliance schedule, parking per home, the phase's project number and its own service-charge budget. Final specification as per the SPA.

About the developer

Meraas, part of Dubai Holding Real Estate and its land bank of more than 752 million sq ft, says it has delivered more than 80 million sq ft in Dubai, including over 3,500 homes. You can walk through its finished work: City Walk (2016), Bluewaters Island with Ain Dubai (2018), La Mer and Madinat Jumeirah Living. Recent handovers cited include Bulgari Ocean Mansions and City Walk Central Park.

For this community Meraas awarded a villa construction contract reported at USD 272 million — funded and contracted rather than announced. And because Meraas owns and runs the retail and leisure layer of its districts, the mall, parks and lagoons around Phase 10 are its own asset rather than a third party's promise. On a 2029 handover that matters.

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, and the UAE charges no annual property tax. A residential sale does not attract VAT — the 4% Dubai Land Department transfer fee is the only tax on the deal.

The AED 5.1 million entry townhouse is about USD 1.39 million, and the Liberalised Remittance Scheme allows USD 250,000 per person per financial year — USD 500,000 for a couple. A 2029 handover helps here: the 20% booking is about USD 278,000, inside a couple's allowance, and the construction instalments spread across the years to 2029. Map the SPA's instalment dates against your remittance years before you reserve.

Every unit clears the AED 2 million Golden Visa threshold several times over, so a single purchase carries the 10-year property route. Published gross yields across this community run roughly 5% to 6%, with one analysis at 4.64% on villas — villa economics: a family tenant who stays, a lower yield than an apartment, and AED 38,000 to AED 100,000 a year of service charge before garden and pool upkeep. An Indian tax resident declares the rent and any gain in India; the UAE takes nothing.

On exit, hold on to the community's resale rate of about AED 1,840 per sq ft against the AED 2,230 new phases command. The entry townhouse at AED 1,885 is near resale parity, the most defensible unit here to sell. A villa bought at AED 2,850 needs years of growth before the resale market meets it.

Pros

• The entry townhouse at about AED 1,885 per sq ft is below the community's AED 2,230 new-phase rate
• Only 201 homes, in a community whose parks, lagoons and mall are already being built
• Meraas, part of Dubai Holding Real Estate, with City Walk, Bluewaters and La Mer delivered
• The villa construction contract for this community is reported at USD 272 million — funded and awarded, not just announced
• 20/60/20 keeps 20% back until handover, with instalments spread across three LRS years
• Every unit clears the AED 2 million Golden Visa threshold on a single purchase

Cons

• Handover is printed three ways — Q1 2029, February 2029 and Q2 2027 — nearly two years apart
• The villas at about AED 2,850 per sq ft sit roughly 28% above the community's new-phase rate and 55% above its resale rate
• A Q1 2029 handover means about 80% of the price paid over two and a half years before you can see the house
• The entry price is quoted at both AED 4.9 M and AED 5.1 M, and no source publishes the 6 or 7 bedroom prices
• No source we checked prints this phase's Land Department project number or escrow bank
• Villa yields of 4.64% to 6% are below most Dubai apartment districts, on AED 38,000 to AED 100,000 a year of service charge
• The community keeps building until at least June 2029, so early years come with construction next door
• No metro; Business Bay station is a 10-minute drive and bus service runs on two routes

Who this is for

• Families buying the 3-bedroom townhouse, the best-priced unit in the phase against community rates
• Buyers who want a 6 or 7 bedroom house of 7,120 to 8,615 sq ft from a developer with finished districts
• Golden Visa buyers who want one purchase to carry the whole application
• Indian buyers who can spread a USD 1.39 million purchase across three LRS years

Who should look elsewhere

• Anyone who needs a home within two years — the credible date here is 2029
• Yield investors: 4.64% to 6% gross on villas, before AED 38,000 to AED 100,000 of service charge
• Villa buyers unwilling to pay about AED 2,850 per sq ft when the community's resale rate is AED 1,840
• Buyers who cannot get the project number, SPA date and plot size in writing first

Our verdict

Phase 10 is a credible release in a community being finished rather than merely marketed, and the 3-bedroom townhouse at about AED 1,885 per sq ft is the most sensibly priced thing in it — below the rate new phases here achieve and close to what delivered houses resell for. The villas are a different proposition: AED 2,850 per sq ft is a full premium, justified only if the specific house is the one you want. Pin down three things in writing first — the phase's project number, the SPA completion date against the Q1 2029 and Q2 2027 figures in circulation, and the plot size for your unit type.

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 Nad Al Sheba Gardens Phase 10?

From AED 5.1 million (about Rs 13.13 crore) for a 3-bedroom townhouse of about 2,705 sq ft, with 4-bedroom villas from AED 11.4 million and 5 to 7 bedroom houses up to 8,706 sq ft from AED 24.8 million. One page prints AED 4.9 million as the entry. The 6 and 7 bedroom villas are not priced separately in any source we checked — ask Meraas for the price list.

How is Phase 10 different from Nad Al Sheba Gardens itself?

Nad Al Sheba Gardens is the master community, released by Meraas in numbered phases since 2019-2020. Phase 10 is one release: 201 homes with their own plots, price sheet, plan, project number and handover date. A community-wide figure — the AED 4.18 million entry price, for instance — does not apply here, where prices start at AED 5.1 million.

When is the handover?

Q1 2029 on most pages, February 2029 on one and Q2 2027 on another — a spread of nearly two years. The SPA completion date is the one that binds, and construction progress for the phase can be tracked on the Dubai REST app once you have its project number.

What is the payment plan?

20% on booking, 60% in construction instalments and 20% on handover for standard homes; 20/40/40 on mansion plots; one page prints 30/70. On the AED 5.1 million townhouse that is AED 1,020,000 on booking, AED 3,060,000 during construction and AED 1,020,000 at handover, plus AED 204,000 of 4% Dubai Land Department transfer fee and the AED 40 Oqood registration fee.

What will the service charge be?

Not yet published for this phase. The community benchmark is about AED 14 per sq ft a year: near AED 37,900 on a 2,705 sq ft townhouse, about AED 99,700 on the 7,120 sq ft villa. Phase 10's own rate appears on the Land Department's Mollak platform once the phase is handed over.

Is Phase 10 registered with the Dubai Land Department?

It is sold as a registered off-plan project with a DLD-approved escrow account, into which buyer funds go and from which they are released against verified milestones, but no source we checked prints this phase's project number. Ask Meraas, and verify it on the Dubai REST app before paying a booking amount.

Can an Indian buyer purchase here, and how does the money move?

Yes — the community is freehold and open to any nationality, with the title deed in your own name. Money leaves India under the Liberalised Remittance Scheme at USD 250,000 per person per financial year. The entry townhouse is about USD 1.39 million, so the 20% booking of roughly USD 278,000 fits a couple's allowance, with instalments spread to 2029. Rent and gains are declared in India; the UAE charges no annual property tax and no VAT on a residential sale.

What yield and resale should I expect?

Gross yields across this community run roughly 5% to 6%, with one analysis at 4.64% on villas. New phases achieve about AED 2,230 per sq ft while delivered houses resell near AED 1,840, so the entry townhouse at AED 1,885 is near resale parity and a villa at AED 2,850 needs years of growth before resale meets it.

For Phase 10's current price list, the plot sizes by unit type and a viewing plan, talk to Realty Hunting.

Compare with other Dubai projects

Also in Nad Al Sheba: Nad Al Sheba Gardens (from AED 4.18 M, handover 2029), One by Nine (from AED 1.04 M, off-plan) and Azizi Gardens (from AED 940,000, ready).

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

A similar budget elsewhere in Dubai: Cassia Villas at the Wilds (from AED 5.1 M, handover 2029), Emaar Sidra (from AED 5.04 M, ready) and Damac Hills Flora (from AED 5,344,000, ready).

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.