One by Nine Nad Al Sheba Dubai

One by Nine is an eight-storey apartment building inside Nad Al Sheba Gardens 1, in Nad Al Sheba 1, Meydan — studios, 1 and 2 BHK homes of about 563 to 1,759 sq ft, listed from AED 1.04 million (about Rs 2.68 crore). It is the first freehold residential project by Nine Developments, and that is the most important fact on this page.

One correction first. Some catalogue entries attribute One by Nine to Binghatti. Every source we checked names Nine Developments — Binghatti's own Nad Al Sheba building is Binghatti Square, a separate project. Ask to see the developer's name on the sale agreement, because the developer here has no completed project behind it and Binghatti has many. The second thing to settle is the date: the handover on record is Q1 2026, which has passed, and no source confirms the building has been handed over.

At a glance

Price and unit pricing

Two entry figures circulate — AED 1.0 million and AED 1.04 million — and neither is broken down by unit type. We carry AED 1.04 M because more sources print it; the developer's own price list settles which unit it belongs to, and that is what to ask for first.

Against the district, the pricing looks low. Nad Al Sheba on the Meydan side averages about AED 2,794 per sq ft with off-plan asks near AED 3,000, while this entry works out at roughly AED 1,847 and the listed studio at AED 2,023. A 30% discount to a district average is rarely a gift. The likely reasons: an eight-floor block inside a villa community rather than a Meydan One waterfront tower, and a developer with no delivery record to price off. Both are the explanation and the risk.

Payment plan and total cost

Three descriptions circulate: a 50/50 split with post-handover terms, a 1% per month schedule tied to construction milestones, and a 5% discount for paying in full. They need not contradict each other — a 1%-a-month schedule can sit inside a 50/50 — but no source sets out the milestones, so read the SPA. Worked on the AED 1.04 million entry at 50/50:

The 5% full-payment discount is worth AED 52,000, more than the Land Department fee. It also gives up every protection a staged plan provides, on a first project from a developer with nothing delivered. We would not take it.

The service charge is not published anywhere we checked, and that is a material gap: an eight-floor block with an infinity pool, sauna, steam room and concierge spreads a full amenity budget across few homes, which usually means a higher rate per sq ft than a large tower with the same facilities. Ask for the budgeted figure in writing.

Location and connectivity

One by Nine sits inside Nad Al Sheba Gardens, Meraas's villa and townhouse community off Al Meydan Road beside Meydan Racecourse. That placement is the building's best feature: residents get the parks, shaded walkways, swimmable lagoons and staged retail of a master community whose first mall shops opened on 19 August, with the wider scheme due early 2027.

Published drive times put Downtown Dubai about 15 minutes away, Business Bay and Dubai International Airport inside 15 to 20, and Ras Al Khor Wildlife Sanctuary about 10. There is no metro station in Nad Al Sheba 1: Business Bay is nearest, a 10-minute drive, and bus routes 50 and 67 serve the area thinly. The community is also still building in parts until at least June 2029, so an early resident lives with building traffic.

For the villa side of the same community, read Nad Al Sheba Gardens; for a completed apartment building minutes away with a transaction record to price against, see Azizi Gardens. Wider coverage: all Dubai projects we track and the projects list.

Amenities and specifications

The quoted list is long for an eight-floor building: an infinity pool and a children's pool, a plunge pool, cabanas, a gym, sauna and steam room, a children's play area, a barbecue area, a rooftop terrace, a lounge and 24-hour concierge. Apartments are quoted with fitted wardrobes, built-in cabinets, storage and terraces.

Not published in the sources checked: the finish and appliance schedule, parking per home, the unit mix by floor, or the service-charge budget all of that will cost to run. Final specification as per the SPA.

About the developer

Nine Developments launched One by Nine as its first freehold residential project, announced through the Dubai press. That is the whole public record: no completed buildings, no handover history, no delivery statistics and no group backing named in any source we checked. A developer with no track record is not automatically a bad one — every Dubai builder started somewhere, and the escrow rules exist so that a first project cannot spend buyer money outside verified construction milestones.

It does change what due diligence means. On a first project you check what a record would otherwise tell you: the Land Department project number and the escrow account it names, the construction progress percentage on the Dubai REST app, the main contractor's completed work, and whether the SPA carries a completion date and a delay clause. A Q1 2026 handover date that has passed with no confirmation of completion makes each check more important.

For contrast, the villa community around this building is by Meraas, with City Walk and Bluewaters finished and open. If a developer's record matters more than a price, that is the comparison to run.

For Indian buyers

Nad Al Sheba Gardens is freehold — the launch was announced as such — so 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 1.04 million the entry unit is about USD 283,000, just above one person's Liberalised Remittance Scheme allowance of USD 250,000 per financial year — so one allowance plus a small second remittance, or a couple's USD 500,000 covering the purchase and all fees inside one year. Few Dubai price points fit a whole transaction into a single year's allowances.

On income: studio rents in this district run AED 45,000 to AED 75,000 a year, from about AED 5,800 a month, and the average apartment rental value across Nad Al Sheba is AED 98,148 across all sizes. Against a AED 1.04 million studio, AED 55,000 of rent is about 5.3% gross and nearer 4% net once an unpublished service charge, renewal fees and vacancy are allowed for. The case for this building is the address, not the yield.

Two limits. AED 1.04 million is well short of the AED 2 million Golden Visa threshold, so this purchase alone will not carry a visa application; a 2 BHK might, and its price is not published. And an Indian tax resident declares the Dubai rent and any gain in India at their own slab, with no UAE tax to offset. Keep the remittance paperwork for the booking, each instalment and the rent.

On exit: a first building from an unproven developer, inside a villa community, has a narrower resale audience than a tower in an apartment district. Buy it to hold and let, not to trade.

Pros

• About AED 1,847 per sq ft at entry against a district average of AED 2,794
• An address inside Meraas's Nad Al Sheba Gardens, with the community's parks, lagoons, mall and school
• Only eight floors, with an amenity list — infinity pool, sauna, steam room, rooftop terrace, concierge — usually seen on larger towers
• At about USD 283,000 the purchase fits inside one or two LRS allowances in a single year
• A 50/50 plan with post-handover terms keeps half the price back; full payment carries a 5% discount worth AED 52,000

Cons

• Nine Developments has no completed project — this is its first freehold building, with no handover record
• The handover on record, Q1 2026 with Q4 2025 also quoted, has passed and no source confirms the building is finished
• Some catalogue entries name Binghatti as the developer; every source we checked names Nine Developments, so read the sale agreement carefully
• No price is published by unit type, and the entry figure is quoted as both AED 1.0 M and AED 1.04 M
• No source prints the Land Department project number, the escrow bank or the main contractor
• Studio yields near 5.3% gross and 4% net are below Dubai's high-yield apartment districts
• No metro, and the community around it keeps building until at least June 2029

Who this is for

• Buyers who want a Nad Al Sheba Gardens address at an apartment price, not a villa one
• End users who prefer a small eight-floor building with a full amenity set to a 400-unit tower
• Indian buyers who want the whole purchase to fit inside one year of LRS allowances

Who should look elsewhere

• Anyone who needs a developer with a delivery record — nothing here is completed to check
• Yield investors: about 5.3% gross on district studio rents, before service charge
• Golden Visa buyers, since AED 1.04 M is about half the AED 2 million threshold
• Buyers who cannot get the project number, escrow account and a written completion date before paying

Our verdict

One by Nine is priced like what it is: a first building from a developer with no record, in a villa community rather than an apartment district. About AED 1,847 per sq ft against a district average of AED 2,794 is a real discount, and the address, the eight-floor scale and the amenity list are good. Against that: the handover date on record has gone by, no source prints the project number or escrow account, and nobody publishes a price by unit type or a service charge. That does not make it unbuyable — it makes it a purchase you do not make on a brochure. Get the project number, check construction progress and escrow on the Dubai REST app, read the delay clause, and take the staged plan rather than the 5% discount.

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 One by Nine?

Quoted as AED 1.04 million (about Rs 2.68 crore) by most sources and AED 1.0 million by one — near AED 1,847 per sq ft on a 563 sq ft studio. One listed studio of 562 sq ft is priced at AED 1,137,080, about AED 2,023 per sq ft. Prices by unit type for the 1 and 2 BHK homes are not published; ask the developer for the list.

Who is the developer — Nine Developments or Binghatti?

Nine Developments, which launched One by Nine as its first freehold residential project. Some catalogue entries attribute it to Binghatti, whose own Nad Al Sheba project is Binghatti Square. Check the developer's name on the sale agreement and the Land Department record — the two have very different track records.

When is the handover?

The date on record is Q1 2026, with an early Q4 2025 also quoted. Both have passed, and none of the sources we checked confirms completion or the issue of a Building Completion Certificate, so we publish no handover date here rather than an expired one. Ask for the SPA completion date and check the construction progress percentage on the Dubai REST app.

What is the payment plan?

Three versions circulate: a 50/50 split with post-handover terms, a 1%-a-month schedule tied to milestones, and a 5% discount for full payment. On the AED 1.04 million entry, 50/50 means about AED 520,000 before handover and AED 520,000 on and after it, plus AED 41,600 of 4% Dubai Land Department transfer fee and the AED 40 Oqood fee. Only the SPA binds.

Is it registered with the Dubai Land Department?

It is marketed as a freehold registered project, and Dubai's escrow rules require buyer funds to sit in a DLD-approved escrow account released against verified construction milestones. But no source we checked prints the project number or the escrow bank. On a first project from a developer with nothing completed, getting both in writing and verifying them on the Dubai REST app is the single most important step.

What rent and yield can I expect?

Studio rents here run AED 45,000 to AED 75,000 a year, from about AED 5,800 a month. At AED 1.04 million with AED 55,000 of rent that is about 5.3% gross and nearer 4% net after an unpublished service charge, renewal fees and vacancy.

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

An Indian buyer can own it: the community is freehold and open to any nationality, with the title deed in your own name. The Golden Visa property route needs AED 2 million, so the AED 1.04 million entry unit does not reach it alone. At about USD 283,000 the purchase fits one person's USD 250,000 LRS allowance plus a small second remittance, or a couple's USD 500,000 in one year.

What is the service charge?

Not published by any source we checked. An eight-floor building carrying an infinity pool, sauna, steam room, rooftop terrace and concierge spreads that cost across few homes, usually pushing the rate per sq ft above a large tower's. Ask for the budgeted figure and check the actual rate on Mollak after handover.

For the price list by unit type, the project number and a straight answer on the construction stage, talk to Realty Hunting.

Compare with other Dubai projects

Also in Nad Al Sheba: Azizi Gardens (from AED 940,000, ready), 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).

A similar budget elsewhere in Dubai: Hyde Walk by Imtiaz (from AED 1,050,000, ready), Rosalia Residences (from AED 1,019,400, ready) and Marquise Square (from AED 1,070,000, ready).

Read next: Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · The Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.