Nad Al Sheba Gardens Phase 12
Meraas
Nad Al Sheba
Aerial render of the Nad Al Sheba Gardens community with villas, park lawn and tennis courts Photo: © Meraas (developer marketing material, via Property Finder)
1 / 2- Units
- 97
- Status
- Under Construction
- DLD No.
- 4352
- Project
- DP-0106
Overview
Nad Al Sheba Gardens Phase 12 is a villa phase of the Nad Al Sheba Gardens community in Nad Al Sheba, Dubai. It is registered with the Dubai Land Department under project number 4352 in the name of NAS Estates L.L.C, with an Emirates NBD escrow account, and is marketed under the Meraas brand. DLD records 97 residential units on a 56,183 sq m plot. Property Finder's project page describes 4- and 5-bedroom freehold villas, which is the only unit mix we could find; the developer's own brochure with floor plans was not available to us, so unit sizes are listed as unconfirmed. Construction is recorded as started in March 2026 and the planned completion is August 2029 (DLD and Property Finder agree on that date). At the last DLD inspection on 27 January 2026 progress was 0%, so this is an early-stage project and the handover has not started. Property Finder quotes a starting price of AED 14 million and a 20/60/20 payment plan; neither is confirmed by the developer on this page. No sales are registered at DLD under the Phase 12 name yet, while a handful of resale (assignment) listings ask AED 11.5-13.5 million for a 4-bedroom villa. The location is about 7 km in a straight line from Downtown Dubai, but the nearest metro stop is far, so a car is essential. Photos on this page are developer renders and a brochure map, not the finished community. This is information, not investment advice.
Timeline
- Planned completion (per DLD registration) Planned Dubai Land Department — Project Status
- Project registered at DLD (No. 4352) Dubai Land Department — Project Status
- Booking started (Property Finder timeline) Property Finder — Nad Al Sheba Gardens 12 page
- Construction start recorded at DLD Dubai Land Department — Project Status
- Project type
- Residential
1 source
- residential · Dubai Land Department — Project Status
- Construction status
- Under Construction
1 source
- under_construction · Dubai Land Department — Project Status
- Progress
- 0%
1 source
- Construction start
- Mar 2026
2 sources
- 2026-03 · Dubai Land Department — Project Status
- 2026-03 · Property Finder — Nad Al Sheba Gardens 12 page
- Expected completion
- Aug 2029
2 sources
- 2029-08 · Dubai Land Department — Project Status
- 2029-08 · Property Finder — Nad Al Sheba Gardens 12 page
- Actual handover
- Not stated
- DLD project number
- 4352
1 source
- DLD registration date
- 6 Mar 2026
1 source
- 2026-03-06 · Dubai Land Department — Project Status
- Project ID
- DP-0106
Building and units
- Height
- Not stated
- Floors
- Not stated
- Blocks
- Not stated
- Total units
- 97
1 source
- Parking spaces
- Not stated
- Developer
- Meraas
Sources differ
- Meraas · Property Finder — Nad Al Sheba Gardens 12 page
- NAS Estates L.L.C · Dubai Land Department — Project Status
- Consultant
- Not stated
- Main contractor
- Not stated
Unit types and sizes
Each row keeps its own source. The bar shows where the size range sits among this project's units.
| Type | Units | Size | Source |
|---|---|---|---|
| 4 bedroom villa | Not stated | 4,771 sq ft | Property Finder — Nad Al Sheba Gardens 12 listings |
| 5 bedroom villa | Not stated | 5,651 sq ft | Property Finder — Nad Al Sheba Gardens 12 listings |
Payment plans
As quoted by each source. They don't always agree, so each one is shown on its own. Get the plan for your unit in writing from the developer.
- On purchase date20%
- During construction60%
- On handover20%
In the building
- Indoor swimming poolProperty Finder — Nad Al Sheba Gardens 12 page
- Landscaped gardensProperty Finder — Nad Al Sheba Gardens 12 page
- CCTV securityProperty Finder — Nad Al Sheba Gardens 12 page
- GymnasiumProperty Finder — Nad Al Sheba Gardens 12 page
- RestaurantsProperty Finder — Nad Al Sheba Gardens 12 page
- Children's play areaProperty Finder — Nad Al Sheba Gardens 12 page
Worth knowing
- Handover status
- Not started Dubai Land Department — Project Status
- Registered developer entity
- NAS Estates L.L.C Dubai Land Department — Project Status
- Escrow agent
- Emirates NBD Bank (P.J.S.C) Dubai Land Department — Project Status
- Land area (DLD)
- 56,183 sqm Dubai Land Department — Project Status
- Ownership
- Freehold Property Finder — Nad Al Sheba Gardens 12 page
- Primary sales status
- Booking started on 2026-03-01 per Property Finder; stock shown as available Property Finder — Nad Al Sheba Gardens 12 page
- Registered sales: none found
- No 2026 sale rows in DLD open data under this phase name (checked 2026-11-14); other phases have rows. Deals may be filed under another name. Dubai Land Department — Open Data
- Registered rent contracts: none
- The project is under construction; no homes can be let yet, so there are no Ejari contracts. Dubai Land Department — Project Status
- Service charge: not set yet
- No approved service charge exists for an unbuilt phase; none was found in DLD Mollak data or on the project page. Dubai Land Department — Project Status
- Maintenance cost
- Not published separately; would be part of the service charge once set. Dubai Land Department — Project Status
- Price change (1-year / multi-year): none
- The phase was registered in March 2026, so there is no price history to compare. Dubai Land Department — Project Status
- Reported gross yield: none
- No source reports a yield for this phase; it is unbuilt and has no rent contracts. Dubai Land Department — Project Status
- Brochure and floor plans
- Not found: the Property Finder page has no brochure, and plan areas are 0. Unit sizes need the developer's plans. Property Finder — Nad Al Sheba Gardens 12 page
Prices and rents
Recorded sales
Figures sources attribute to recorded deals. Not checked against DLD yet.
| Figure | Value | Property type | Period | Source |
|---|---|---|---|---|
| Average sale price | Not stated | |||
| Median sale price | Not stated | |||
| Median price per sq ft | Not stated | |||
| Lowest recorded price | Not stated | |||
| Highest recorded price | Not stated | |||
| Number of sales | Not stated | |||
| Total sales volume | Not stated | |||
| Price change over one year | Not stated | |||
| Price change over several years | Not stated | |||
Asking prices
What sellers ask in adverts. Kept apart from deals because an asking price is not a sale.
| Figure | Value | Property type | Period | Source |
|---|---|---|---|---|
| Developer's starting price | AED 14,000,000 | Residential | 2026-11-14 | Property Finder — Nad Al Sheba Gardens 12 page Data to 14 Nov 2026 |
| Median asking price per sq ft | AED 2,515 / sq ft | Residential | 2026-11-14 | Property Finder — Nad Al Sheba Gardens 12 listings Data to 14 Nov 2026 |
| Lowest asking price | AED 11,500,000 | Residential | 2026-11-14 | Property Finder — Nad Al Sheba Gardens 12 listings Data to 14 Nov 2026 |
| Highest asking price | AED 13,500,000 | Residential | 2026-11-14 | Property Finder — Nad Al Sheba Gardens 12 listings Data to 14 Nov 2026 |
| Sale adverts | 6 | Residential | 2026-11-14 | Property Finder — Nad Al Sheba Gardens 12 listings Data to 14 Nov 2026 |
Rents
| Figure | Value | Property type | Period | Source |
|---|---|---|---|---|
| Annual rent | Not stated | |||
| Annual rent per sq ft | Not stated | |||
| Number of rent contracts | Not stated | |||
Charts
The whole district, not this building. Source: Dubai Land Department — Open Data
Show as a table
| Month | Median AED / sq ft |
|---|---|
| Jan 2026 | AED 2,233 / sq ft |
| Feb 2026 | AED 2,257 / sq ft |
| Mar 2026 | AED 2,193 / sq ft |
| Apr 2026 | AED 2,144 / sq ft |
| May 2026 | AED 2,244 / sq ft |
| Jun 2026 | AED 2,120 / sq ft |
| Jul 2026 | AED 2,333 / sq ft |
| Aug 2026 | AED 1,925 / sq ft |
| Sep 2026 | AED 2,118 / sq ft |
| Oct 2026 | AED 1,883 / sq ft |
| Nov 2026 | AED 1,735 / sq ft |
Data we don't have yet (6)
- Sale price per sq ft, last 12 monthsNeeds at least two months of recorded sales.
- Annual rent per sq ft, last 12 monthsNot enough dated rent contracts yet. The contracts on record start in the future or are too few to show a trend.
- Sales per monthNo dated sales on record for the last 12 months.
- Price per sq ft against the areaNo source gives both this project and its area.
- Rental yield against similar projectsNo similar project with rent and price figures is in the directory yet.
- Construction progress over timeOnly one progress report is on record, so there is no trend to draw.
Investment analysis
- Rental Yield reported by a source
- Not stated
- ROI
- Not stated Depends on your resale price and holding period. Enter them in the calculator below.
- Average monthly rent
- Not stated
- Service charge, yearly
- Not stated
- Maintenance, yearly
- Not stated
- Buying costs (assumed)
- 4% + AED 580 DLD transfer fee and title deed, from secondary sources. Agent and trustee fees are not included.
Run your own numbers
Filled in from the leading figures above. Replace them with the real quote for your unit. Nothing you type is stored.
Location
Distances
| Place | Kind | By road | Straight line | By car | Source |
|---|---|---|---|---|---|
| Business Bay | Metro | 11.4 km | 7.1 km | 14 min | OpenStreetMap |
| Burj Khalifa / The Dubai Mall | Downtown Dubai | 13.6 km | 6.9 km | 17 min | OpenStreetMap |
| Dubai International Airport (DXB) | Airport | 23.2 km | 14.0 km | 26 min | OpenStreetMap |
| Shopping | Not stated | ||||
| Kings Hospital | Hospital | 12.9 km | 5.7 km | 17 min | OpenStreetMap |
| Hartland International School | School | 12.7 km | 4.3 km | 18 min | OpenStreetMap |
Around the project
- Kings HospitalOpenStreetMap
- Hartland International SchoolOpenStreetMap
- Sobha Mall (under construction)OpenStreetMap
Compared with other projects
| Project | Status | Height | Floors | Units | Progress | Completion | Price |
|---|---|---|---|---|---|---|---|
| Nad Al Sheba Gardens Phase 12 | Under Construction | Not stated | Not stated | 97 | 0% | Aug 2029 | AED 14MStarting from |
| Nad Al Sheba Gardens Phase 11 | Under Construction | Not stated | Not stated | 210 | 0% | Jul 2029 | AED 13.55MStarting from |
| Rise by Athlon 1 | Under Construction | Not stated | Not stated | 650 | 4% | Dec 2029 | AED 1.7MStarting from |
| Serro The Heights | Under Construction | Not stated | Not stated | 383 | 1% | Mar 2030 | AED 6MStarting from |
Every figure here is a research figure. Prices are the headline figure of each project, so they are not always the same kind of number: read the small line under each.
Expert analysis
Mr Amlak's reading of the sources listed on this page. It is not a rating or an opinion of the Dubai Land Department.
Strengths
The phase is registered at DLD (No. 4352) with an Emirates NBD escrow account, and the planned completion date is the same at DLD and on Property Finder. It sits inside the established Nad Al Sheba Gardens community, about 7 km straight-line from Downtown Dubai.
Based on: DLD Project Status; Property Finder; OpenStreetMap distancesWeaknesses
Little is confirmed: no developer brochure or floor plans were found, unit sizes come from resale adverts, and amenities and the payment plan come from a listing portal. The nearest metro station is 7.1 km away in a straight line (11.4 km by road).
Based on: Property Finder page has no brochure; geo distancesInvestment opportunities
Resale (assignment) adverts for a 4-bedroom villa ask AED 11.5-13.5 million, below the AED 14 million starting price shown on the project page. The sources do not say whether that start price is current, so compare only after getting the developer's price list.
Based on: Property Finder project page vs 6 resale listings, 2026-11-14Investment risks
Progress is 0% at the only DLD inspection and handover is planned for August 2029, so construction and delivery risk is long-running. All prices on this page are asking prices, no registered sale exists under this phase name, and service charges are not yet set.
Based on: DLD Project Status; DLD open data 2026Market reading
DLD open data for 2026 shows 345 registered sales across the other Nad Al Sheba Gardens phases (median AED 2,275 per sq ft, mostly 3-bedroom homes, off-plan and ready mixed). Phase 12 resale adverts ask about AED 2,515 per built-up sq ft for larger 4-5 bedroom villas, so the two are not like-for-like.
Based on: DLD open data, Nad Al Shiba First, 2026-01-01 to 2026-11-14; Property Finder listingsConclusion
An early-stage, DLD-registered villa phase (97 units) with planned completion in August 2029. Treat sizes, prices and amenities as unconfirmed until the developer's brochure and price list are obtained. This is information only, not a promise of profit.
Documents and official pages
Sources
| Source | Kind | Items | Latest data date | Last checked |
|---|---|---|---|---|
| Dubai Land Department — Project Status | Official | 22 | 6 Mar 2026 | 14 Nov 2026 |
| Dubai Land Department — Open Data | Official | 13 | 14 Nov 2026 | 14 Nov 2026 |
| Property Finder — Nad Al Sheba Gardens 12 page | Listings portal | 17 | 14 Nov 2026 | Not stated |
| OpenStreetMap | Reference | 9 | Not stated | Not stated |
| Property Finder — Nad Al Sheba Gardens 12 listings | Listings portal | 6 | 14 Nov 2026 | Not stated |
Photo credits
| Photo | Credit | Licence | Source |
|---|---|---|---|
 Aerial render of the Nad Al Sheba Gardens community with villas, park lawn and tennis courts | © Meraas (developer marketing material, via Property Finder) | Developer marketing material | Source page |
 Location map graphic from the developer brochure (render, not a photo) | © Meraas (developer marketing material, via Property Finder) | Developer marketing material | Source page |