Community Intelligence
Nad Al Sheba Gardens
Registered by the Dubai Land Department in Nad Al Sheba (Nad Al Shiba First)
Homes in Nad Al Sheba Gardens sold for a median of AED 1,923 per square foot over the last 12 months, across 154 registered home sales. The typical gross rental yield is 6%.
Updated daily from the Dubai Land Department register. Figures current to 19 October 2026.
730 DLD-registered home sales on record in Nad Al Sheba Gardens, 154 of them in the trailing 12 months. Every figure below is computed from those registered transactions - nothing estimated.
- Median price (12m)
- 1,923 AED/sqft
- $524/sqft
- Registered sales (12m)
- 154
- Off-plan share (12m)
- 91.6%
Ready or off-plan? They are not the same price
Off-plan in Nad Al Sheba Gardens register about 11% above ready, per square foot. Most places publish one blended figure, which is nobody’s actual market.
Ready
AED 1,751/sqft
Median AED 2.4M · 13 registered sales
Off-plan
AED 1,938/sqft
Median AED 2.17M · 146 registered sales
Blended, the way it is usually published: AED 1,922/sqft across all 159 registered sales. Useful for a trend, misleading for a purchase.
We measured this across every community busy enough to test: off-plan versus ready in Dubai, and which actually costs more.
A gap does not mean one is overpriced. Off-plan stock skews towards newer developments and a payment plan has its own value. These are two markets, priced differently.
Apartment or villa? They are not the same price
Villas and townhouses in Nad Al Sheba Gardens register about 16% above apartments, per square foot. Most places publish one blended figure, which is nobody’s actual market.
Apartments
AED 1,808/sqft
Median AED 1.78M · 99 registered sales
Villas and townhouses
AED 2,090/sqft
Median AED 5.5M · 60 registered sales
Blended, the way it is usually published: AED 1,922/sqft across all 159 registered sales. Useful for a trend, misleading for a purchase.
Price per square foot is not the whole story between the two: a villa buys land and a flat buys a share of a building, so the same rate buys very different things.
What else you can check, free
What actually sells in Nad Al Sheba Gardens, weekly
One email a week: the registered sales and rents in Nad Al Sheba Gardens, from the Dubai Land Department record. No asking prices, no listings, no agent calling you.
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Off-plan, price per sqft
+13.3%
Last 12 months against the 12 before, from 141 registered sales.
Source: Dubai Land Department (CC BY 4.0). Homes only: land plots, whole buildings, offices, shops and hotel units are excluded. Median from priced, sized units over the trailing 12 months.
Rents & Rental Yield in Nad Al Sheba Gardens
Typical gross yield 6%
From 526 registered Ejari rent contracts, set against registered sale prices, so the yield is the honest return an owner actually earns, not an advertised one.
| Unit | Median annual rent | Typical sale price | Gross yield |
|---|---|---|---|
| Studio | AED 52,500 | - | - |
| 1 Bedroom | AED 80,000 | AED 1,675,000 | 4.8% |
| 2 Bedroom | AED 120,000 | AED 2,050,000 | 5.9% |
| 3 Bedroom | AED 280,000 | AED 3,870,000 | 7.2% |
Source: Dubai Land Department (CC BY 4.0). Registered Ejari rents (trailing 24 months) and registered sales (trailing 12 months); gross yield = median annual rent ÷ median sale price. Rent split by unit size, sales by DLD's room count.
Buildings in Nad Al Sheba Gardens With Their Own Report
12 buildings in Nad Al Sheba Gardens have enough registered sales for its own report. Open any one for its real sold prices, registered rents and gross yield.
Nad Al Sheba Gardens: common questions
What is the average price per square foot in Nad Al Sheba Gardens?+
Over the last 12 months the median registered sale price in Nad Al Sheba Gardens was 1,923 AED per square foot, across 154 registered sales. That is the median of completed transactions registered with the Dubai Land Department, not asking prices, so it reflects what buyers actually paid.
What is the rental yield in Nad Al Sheba Gardens?+
Nad Al Sheba Gardens shows a gross rental yield of about 6%, calculated from 526 registered Ejari rent contracts set against registered sale prices for the same area. That figure is gross, so service charges, management fees and any vacancy still come out of it, commonly one to two percentage points.
How much is rent in Nad Al Sheba Gardens?+
The median registered annual rent in Nad Al Sheba Gardens is AED 140,000. By unit type the medians are: Studio AED 52,500, 1 Bedroom AED 80,000, 2 Bedroom AED 120,000, 3 Bedroom AED 280,000. These come from registered Ejari tenancy contracts, the official record, rather than advertised asking rents.
Is Nad Al Sheba Gardens mostly off-plan or ready property?+
Off-plan made up about 91.6% of registered sales in Nad Al Sheba Gardens over the last 12 months, with the remaining 8.400000000000006% being ready property. A high off-plan share usually means active new launches and staged payment plans. It also means more supply arriving later, which is worth weighing if you are buying to rent out.
Is Nad Al Sheba Gardens a good place to invest?+
We do not give investment advice and we will not guess. Here is what the register shows for Nad Al Sheba Gardens. 154 registered sales in the last 12 months, out of 730 on file, at a median of 1,923 AED per square foot. The gross yield is roughly 6%. Transaction volume matters as much as price, because it tells you how easily you could sell again. Compare those figures against other communities, and check the service charge for the specific building, since it comes straight off your yield.
How do I check what a specific property in Nad Al Sheba Gardens sold for?+
Every sale in Nad Al Sheba Gardens is registered with the Dubai Land Department. Open any building in the area on this site for its own registered sale prices and rents. Or send a listing link to Chat DLD on WhatsApp, and it compares the asking price against the registered record for that exact building in seconds, free.
Latest registered sales
The most recent registered sales in Nad Al Sheba Gardens, back to 1 Oct
Individual transactions as recorded by the Dubai Land Department. Not asking prices.
| Date | Building | Type | Size | Price | Per sqft |
|---|---|---|---|---|---|
| 14 Oct | La Vue ParcOff-plan | 2 bed Flat | 135 sqm | 3.1M | 2,109 |
| 12 Oct | Not named on the record | Land | 358 sqm | 7M | 1,803 |
| 12 Oct | Not named on the record | Land | 459 sqm | 5.6M | 1,129 |
| 12 Oct | Not named on the record | Land | 175 sqm | 5.5M | 2,920 |
| 9 Oct | Not named on the recordOff-plan | 3 bed Villa | 384 sqm | 6.5M | 1,585 |
| 7 Oct | Not named on the recordOff-plan | 3 bed Villa | 263 sqm | 5.8M | 2,047 |
| 2 Oct | Not named on the recordOff-plan | 3 bed Villa | 182 sqm | 5.2M | 2,654 |
| 1 Oct | Not named on the recordOff-plan | 3 bed Villa | 264 sqm | 5.5M | 1,936 |
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Terms on this page
Every term, in the Dubai property glossary.
Dubai Diligence provides information for general informational purposes only and does not provide financial, investment, legal, or tax advice. Figures are derived from official and cited sources and are provided "as is" without warranty of any kind; errors and omissions are possible, and data may lag the underlying registries. Nothing here is a recommendation to buy, sell, or rent any property. Verify independently before making any decision. Believe something is inaccurate? Report it and we will review and correct promptly. See our Terms of Service.
