Recorded Dubai Land Department sales, 2026 — what buyers paid, not asking prices. Data as of 26 Oct 2026.
| Development | Filed handover | Built | Sales | Median paid | AED/sqft |
|---|---|---|---|---|---|
| Nad Al Sheba Gardens Phase 11Nas Estates | Jul 2029 | 0.1% | 101 | AED 6,371,000 | 3,141 |
| Sukoon by NuriNuri | Dec 2026 | 46.8% | 28 | AED 1,591,000 | 1,944 |
| Emerge Residences | — | — | 24 | AED 1,890,000 | 2,244 |
| Nad AL Sheba Gardens Phase 4 | — | — | 17 | AED 5,750,000 | 2,042 |
| Vedaire Residences | — | — | 16 | AED 1,645,000 | 2,007 |
| ARTHOUSE RESIDENCES TOWER A by AVIAAN | — | — | 16 | AED 1,608,950 | 2,177 |
| Nad Al Sheba Gardens Phase 5 | — | — | 15 | AED 5,400,000 | 2,552 |
| Nad Al Sheba Gardens Phase 3Al Qudra Estates | Apr 2026 | 97% | 13 | AED 5,750,000 | 2,130 |
| Rabdan AvenueRabdan Avenue | Mar 2029 | 0% | 12 | AED 1,402,410 | 2,298 |
| Woodland Crest | — | — | 7 | AED 1,563,579 | 2,284 |
| Nad Al Sheba Gardens Phase 7 | — | — | 6 | AED 5,012,500 | 2,558 |
| Nad Al Sheba Gardens Phase 8 & 9 | — | — | 6 | AED 5,914,500 | 1,870 |
| Nad Al Sheba Gardens Phase 6 | — | — | 4 | AED 5,725,000 | 1,768 |
| Rabdan SquareRabdan Square | Mar 2028 | 1.2% | 4 | AED 1,700,250 | 2,047 |
| Nad Al Sheba Gardens Phase 10 | — | — | 2 | AED 5,650,000 | 2,441 |
Source: Dubai Land Department open data. Medians are calculated across recorded off-plan sales and move as more register. Handover is the completion date filed on the DLD project register and “Built” its construction figure; a dash means the project is not on this year’s register. How we read the register · Search every project’s sales.
What buyers paid, January to October 2026. The middle half is the range most sales fell in; a quarter of sales were below its lower end.
| Unit | Median price | Middle half | Median AED/sq ft | Typical size | Sales |
|---|---|---|---|---|---|
| 1 bed | AED 1.56M | AED 1.47M–AED 1.68M | 2,098 | 769 sq ft | 75 |
| 2 bed | AED 2.43M | AED 2.27M–AED 2.6M | 2,121 | 1,120 sq ft | 27 |
| 3 bed villa | AED 6.19M | AED 5.8M–AED 6.48M | 2,554 | 1,960 sq ft | 164 |
Source: Dubai Land Department register, residential off-plan sales. Unit types with fewer than 20 recorded sales are left out. A range is not a valuation — floor, view and the building itself move the price. Get these figures for your unit by email. Own a home here? See what it is worth →
12 developments with a page on this site, ordered by recorded Dubai Land Department purchases in 2026.
Nad Al Sheba offers a balanced mix of demand, pricing, and delivery timing, making it suitable for both investors and end users.
Balanced entry pricing with steady demand
Moderate Fit
Strong Fit
By what buyers actually chose in 2026, the most-bought off-plan developments in Nad Al Sheba were Nad Al Sheba Gardens Phase 11 (101 recorded sales), Sukoon by Nuri (28 recorded sales), Emerge Residences (24 recorded sales). We track 12 projects in Nad Al Sheba with payment plans and handover dates, including Maybach Six, Maybach Ultimate Luxury, Project Maybach, Nad Al Sheba Gardens Phase 11, Vision Iconic. Popularity is not quality — check each project's payment plan, developer record and completion date before you buy.
The median recorded off-plan price in Nad Al Sheba in 2026 is AED 2,244 per sq ft, across 271 sales (January to October 2026). Half of all sales were between AED 1.76M and AED 6.25M in total price. By unit type (median per sq ft): 1 bed AED 2,098, 2 bed AED 2,121.
Recorded one-bedroom sales in Nad Al Sheba in 2026 had a median price of AED 1.56M (typical size 769 sq ft). The middle half sold between AED 1.47M and AED 1.68M — a quarter of sales were at or below AED 1.47M. Based on 75 sales in Dubai Land Department records.
Payment plans on projects we track in Nad Al Sheba include 20/50/30 (Maybach Six); 20/50/30 (Maybach Ultimate Luxury); 20/50/30 (Project Maybach); 20/60/20 (Nad Al Sheba Gardens Phase 11). The figures are the percentages paid on booking, during construction and at or after handover. Confirm the plan in your sale agreement — developers revise them.
Nad Al Sheba is registered in the Dubai Land Department register under Nad Al Shiba First. That is the name printed on title deeds, Oqood registrations and DLD documents, so a project marketed as being in Nad Al Sheba will usually show Nad Al Shiba First on its paperwork. We matched this against projects we track here, including Maybach Six, Maybach Ultimate Luxury and Nad Al Sheba Gardens Phase 11. One DLD district can contain more than one marketed community, so the district name alone does not identify the community.
Yes, Nad Al Sheba is family-oriented with villa living and a quieter residential feel. The decision depends on budget, plot preference, and commute patterns.
It is more end-user driven than yield-driven because villas are higher ticket and tenant depth is narrower. Investors typically focus on long-hold stability and resale liquidity.
Nad Al Sheba is dominated by villas, with limited apartment supply. Demand is usually led by families seeking space and privacy.
The main risk is overpaying relative to comparable villa communities. Buyers should validate recent sales of similar plot and build quality, not listing prices.
Browse current Dubai property offers, payment plan updates, new launches, and price signals from the community intelligence feed.
Nad Al Sheba is a growing residential area in Dubai attracting both end users and investors.
Projects here are evaluated by reliability, risk profile and demand trends rather than marketing hype.
Buyers shortlist this area for stability, future infrastructure growth and competitive pricing.
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