Area Intelligence
Nad Al Sheba (Nad Al Shiba First)
Homes in Nad Al Sheba sold for a median of AED 3,438 per square foot over the last 12 months, across 2,416 registered home sales. The typical gross rental yield is 3.8%.
Updated daily from the Dubai Land Department register. Figures current to 11 November 2026.
7,470 DLD-registered home sales on record in Nad Al Sheba, 2,416 of them in the trailing 12 months. Every figure below is computed from those registered transactions - nothing estimated.
- Median price (12m)
- 3,438 AED/sqft
- $936/sqft
- Registered sales (12m)
- 2,416
- Off-plan share (12m)
- 90.9%
Ready or off-plan? They are not the same price
Off-plan in Nad Al Sheba register about 110% above ready, per square foot. Most places publish one blended figure, which is nobody’s actual market.
Ready
AED 1,662/sqft
Median AED 2.35M · 228 registered sales
Off-plan
AED 3,487/sqft
Median AED 1.42M · 2,186 registered sales
Blended, the way it is usually published: AED 3,432/sqft across all 2,414 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 register about 32% below apartments, per square foot. Most places publish one blended figure, which is nobody’s actual market.
Apartments
AED 3,493/sqft
Median AED 1.41M · 2,161 registered sales
Villas and townhouses
AED 2,386/sqft
Median AED 6.16M · 253 registered sales
Blended, the way it is usually published: AED 3,432/sqft across all 2,414 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.
Own a home in Nad Al Sheba?
Add the type and size and we will value it against the sales registered in Nad Al Sheba in the last year. The comparables are shown, so you can check the figure rather than take it.
Built from sales registered with the Dubai Land Department. It is a comparable-based guide, not a formal valuation, and a bank or a court will want a licensed valuer. Registered prices are what homes sold for, which is not the same as what they were listed at.
What else you can check, free
What actually sells in Nad Al Sheba, weekly
One email a week: the registered sales and rents in Nad Al Sheba, from the Dubai Land Department record. No asking prices, no listings, no agent calling you.
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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
Typical gross yield 3.8%
From 4,765 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 63,500 | AED 1,371,000 | 4.6% |
| 1 Bedroom | AED 78,000 | AED 2,301,000 | 3.4% |
| 2 Bedroom | AED 115,000 | AED 3,200,000 | 3.6% |
| 3 Bedroom | AED 180,000 | AED 5,094,000 | 3.5% |
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 With Their Own Report
43 buildings in Nad Al Sheba have enough registered sales for its own report. Open any one for its real sold prices, registered rents and gross yield.
- The Polo Residence
- Maybach Six
- Grand Views
- Millennium Estates
- Nad Al Sheba Gardens Phase 3
- Nad Al Sheba Gardens Phase 2
- Prime Views
- Tonino Lamborghini Residences
- Nad Al Sheba Gardens Phase 7
- Maybach Ultimate Luxury
- Nad Al Sheba Gardens Phase 11
- Project Maybach
- Nad Al Sheba Gardens Phase 4
- Nad Al Sheba Gardens Phase 8 & 9
- The Polo Town Houses
- Nad Al Sheba Gardens Phase 10
- Nad Al Sheba Gardens Phase 5
- Azizi Park Avenue
- Azizi Greenfield
- The 100
- Azizi Gardens
- Nad Al Sheba Gardens Phase 6
- The Galleries
- Jude Residence
- Royal Manor
- The Roof Residence
- Solcasa Residence
- Emerge Residences
- Woodland Crest
- Sukoon By Nuri
- Bright Corner
- Mag 22
- Ethan
- Flamingo Lux Residence
- Celia Gardens
- La Vue Parc
- Saddlewood Park
- Injazzat Residence
- Vedaire Residences
- One By Nine
- Arthouse Residences Tower A By Aviaan
- Rosebay Living
- Centurion Onyx
Nad Al Sheba: common questions
What is the average price per square foot in Nad Al Sheba?+
Over the last 12 months the median registered sale price in Nad Al Sheba was 3,438 AED per square foot, across 2,416 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?+
Nad Al Sheba shows a gross rental yield of about 3.8%, calculated from 4,765 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?+
The median registered annual rent in Nad Al Sheba is AED 105,000. By unit type the medians are: Studio AED 63,500, 1 Bedroom AED 78,000, 2 Bedroom AED 115,000, 3 Bedroom AED 180,000. These come from registered Ejari tenancy contracts, the official record, rather than advertised asking rents.
Is Nad Al Sheba mostly off-plan or ready property?+
Off-plan made up about 90.9% of registered sales in Nad Al Sheba over the last 12 months, with the remaining 9.099999999999994% 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 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. 2,416 registered sales in the last 12 months, out of 7,470 on file, at a median of 3,438 AED per square foot. The gross yield is roughly 3.8%. 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 sold for?+
Every sale in Nad Al Sheba 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
77 sales registered in Nad Al Sheba in the last 7 days
Individual transactions as recorded by the Dubai Land Department. Not asking prices.
| Date | Building | Type | Size | Price | Per sqft |
|---|---|---|---|---|---|
| 11 Nov | Vision IconicOff-plan | 5 bed Flat | 237 sqm | 17M | 6,720 |
| 11 Nov | Not named on the record | Land | 1,036 sqm | 12M | 1,100 |
| 11 Nov | Not named on the record | Land | 1,203 sqm | 12M | 900 |
| 11 Nov | Not named on the record | Land | 1,036 sqm | 8.9M | 800 |
| 11 Nov | Not named on the record | Land | 365 sqm | 5.9M | 1,502 |
| 11 Nov | Not named on the record | Land | 365 sqm | 5.9M | 1,501 |
| 11 Nov | Not named on the record | Land | 360 sqm | 5.9M | 1,515 |
| 11 Nov | Maybach Six - TOWER BOff-plan | Shop | 81 sqm | 5.6M | 6,445 |
Register your interest in Nad Al Sheba
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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.
