Community · #12 by 12M value
Nad Al Shiba First
Market bulletin · Thu, 22 Oct 2026
Nad Al Shiba First: median AED 1,829/sqft, up 3.8% over three months on 62 sales
Nad Al Shiba First recorded 25 sales worth AED 110M in the 30 days to Thu, 22 Oct 2026, up 31.6% on the previous 30 days. Over the last week 8 sales were registered (AED 16.4M), against 8 the week before.
The median sale over the last three months was AED 5.59M, or AED 1,829/sqft — like-for-like prices per sqft up 3.8% on the previous three months and up 4.0% on a year earlier. Monthly medians over the past year ranged from AED 1,723/sqft to AED 2,629/sqft.
By market over 12 months: developer off-plan sales 80.8%, off-plan resales 11.7%, secondary (ready) sales 7.5%. Off-plan resales traded at a median 14.5% discount to developer prices per sqft.
Nad Al Sheba Gardens 11 was the most active project by value over 12 months (195 sales, AED 2.10B), and Meraas Development the leading developer with 94.8% of value.
Leases registered in the last three months had a median annual rent of AED 105K; like-for-like rent per sqft is up 1.0% on the previous three months. The best gross yield is on 3 BR villas & townhouses at about 5.6%.
Median AED/sqft
Monthly median of all registered sales
View data table
| Date | AED/sqft |
|---|---|
| Oct 26 | AED 1,987 |
| Sept 26 | AED 1,843 |
| Aug 26 | AED 1,723 |
| Jul 26 | AED 2,102 |
| Jun 26 | AED 2,272 |
| May 26 | AED 1,859 |
| Apr 26 | AED 2,629 |
| Mar 26 | AED 1,815 |
| Feb 26 | AED 2,042 |
| Jan 26 | AED 2,098 |
| Dec 25 | AED 2,163 |
| Nov 25 | AED 2,373 |
| Oct 25 | AED 2,352 |
| Sept 25 | AED 1,933 |
| Aug 25 | AED 1,881 |
| Jul 25 | AED 1,984 |
| Jun 25 | AED 1,855 |
| May 25 | AED 1,751 |
| Apr 25 | AED 1,818 |
| Mar 25 | AED 1,642 |
| Feb 25 | AED 1,681 |
| Jan 25 | AED 1,688 |
| Dec 24 | AED 1,868 |
| Nov 24 | AED 1,797 |
Off-plan vs resale vs secondary
Monthly median AED/sqft by market (months with 10+ sales)
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | AED 2,209 | — | — |
| Sept 26 | — | AED 1,787 | — |
| Aug 26 | — | — | — |
| Jul 26 | AED 2,236 | — | — |
| Jun 26 | AED 2,378 | — | — |
| May 26 | AED 1,965 | — | — |
| Apr 26 | AED 2,776 | — | — |
| Mar 26 | — | — | — |
| Feb 26 | AED 2,031 | — | — |
| Jan 26 | AED 2,047 | AED 2,083 | — |
| Dec 25 | AED 2,170 | — | — |
| Nov 25 | AED 2,474 | AED 1,811 | — |
| Oct 25 | AED 2,407 | AED 1,936 | — |
| Sept 25 | AED 1,919 | AED 1,933 | AED 1,905 |
| Aug 25 | — | — | AED 2,135 |
| Jul 25 | AED 1,984 | — | — |
| Jun 25 | AED 1,687 | — | — |
| May 25 | AED 1,711 | — | — |
| Apr 25 | AED 2,187 | — | — |
| Mar 25 | AED 1,679 | — | — |
| Feb 25 | AED 1,684 | — | — |
| Jan 25 | — | — | — |
| Dec 24 | — | — | AED 1,712 |
| Nov 24 | — | — | — |
Sales per month
Registered sales by market
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 11 | 6 | 3 |
| Sept 26 | 4 | 11 | 6 |
| Aug 26 | 6 | 6 | 5 |
| Jul 26 | 12 | 5 | 6 |
| Jun 26 | 10 | 2 | 3 |
| May 26 | 11 | 3 | 2 |
| Apr 26 | 29 | 3 | 3 |
| Mar 26 | 7 | 7 | 4 |
| Feb 26 | 65 | 6 | 5 |
| Jan 26 | 118 | 10 | 7 |
| Dec 25 | 51 | 8 | 6 |
| Nov 25 | 59 | 14 | 4 |
Period comparison
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 25 | up 31.6% | AED 110M | 1,969 | up 13.0% |
| Last 3 months | 62 | up 14.8% | AED 392M | 1,829 | down 8.1% |
| Last 6 months | 116 | down 74.7% | AED 798M | 1,939 | down 6.6% |
| Last 12 months | 720 | up 31.9% | AED 6.92B | 2,075 | up 13.9% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Off-plan (developer) | 582 | 81% | AED 6.56M | 2,141 | up 17.5% |
| Off-plan resale | 84 | 12% | AED 6.17M | 1,830 | down 0.1% |
| Secondary (ready) | 54 | 8% | AED 10.5M | 2,135 | up 16.9% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| 1 bedroom | 66 | 9% | AED 1.55M | 1,941 | up 15.1% |
| 2 bedrooms | 28 | 4% | AED 2.39M | 1,921 | up 13.0% |
| 3 bedrooms | 304 | 42% | AED 6.07M | 1,869 | up 15.1% |
| 4 bedrooms | 102 | 14% | AED 12.9M | 2,670 | up 11.5% |
| 5+ bedrooms | 220 | 31% | AED 16.2M | 2,786 | up 11.4% |
| Type | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Apartments | 96 | 13% | AED 1.69M | 1,929 | up 13.5% |
| Villas | 624 | 87% | AED 9.55M | 2,198 | up 17.8% |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 73 | 10% | AED 1.56M | 1,919 | up 12.4% |
| AED 2M–10M | 346 | 48% | AED 6.07M | 1,894 | up 16.6% |
| AED 10M–50M | 301 | 42% | AED 15.7M | 2,783 | up 11.2% |
Rents & yields
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
View data table
| Date | Annual rent |
|---|---|
| Oct 26 | AED 95K |
| Sept 26 | AED 113K |
| Aug 26 | AED 105K |
| Jul 26 | AED 105K |
| Jun 26 | AED 108K |
| May 26 | AED 95K |
| Apr 26 | AED 116K |
| Mar 26 | AED 125K |
| Feb 26 | AED 111K |
| Jan 26 | AED 92K |
| Dec 25 | AED 92K |
| Nov 25 | AED 100K |
| Oct 25 | AED 110K |
| Sept 25 | AED 109K |
| Aug 25 | AED 115K |
| Jul 25 | AED 100K |
| Jun 25 | AED 95K |
| May 25 | AED 100K |
| Apr 25 | AED 105K |
| Mar 25 | AED 110K |
| Feb 25 | AED 103K |
| Jan 25 | AED 92K |
| Dec 24 | AED 92K |
| Nov 24 | AED 80K |
- Leases (12M)
- 1,168
- New leases
- 65.7%
- Median rent 3M
- AED 105K
- Rent/sqft 3M
- AED 88
| 3 BR villas & townhouses | AED 320K / AED 5.70M | 5.6% |
|---|---|---|
| 5+ BR villas & townhouses | AED 500K / AED 12.1M | 4.1% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| 1 BR | 398 | AED 78K | AED 76K | 92 |
| 2 BR | 250 | AED 124K | AED 130K | 86 |
| 3 BR | 81 | AED 285K | AED 300K | 91 |
| 4 BR | 39 | AED 400K | AED 455K | 92 |
| 5+ BR | 33 | AED 500K | AED 490K | 90 |
Top projects
By sales value, last 12 months
| Project | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Nad Al Sheba Gardens 11Nad Al Shiba First | 195 | — | — |
| Nad Al Sheba Gardens 10Nad Al Shiba First | 143 | — | — |
| Nad Al Sheba Gardens 8Nad Al Shiba First | 77 | — | — |
| Nad Al Sheba Gardens 9Nad Al Shiba First | 39 | — | — |
| NAS Gardens (Nad Al Sheba Gardens)Nad Al Shiba First | 33 | 1,999 | — |
| Nad Al Sheba GardensNad Al Shiba First | 33 | — | — |
| Nad Al Sheba Gardens 2Nad Al Shiba First | 33 | 1,679 | — |
| Nad Al Sheba Gardens 4Nad Al Shiba First | 21 | 1,864 | — |
| Nad Al Sheba Gardens 3Nad Al Shiba First | 21 | 1,814 | — |
| Nad Al Sheba Gardens 5Nad Al Shiba First | 15 | — | — |
| Nad Al Sheba Gardens 7Nad Al Shiba First | 10 | — | — |
| Sukoon by NuriNad Al Shiba First | 26 | — | — |
| La Vue ResidenceNad Al Shiba First | 18 | — | — |
| Ethan ResidencesNad Al Shiba First | 16 | — | — |
| Nad Al Sheba Gardens 6Nad Al Shiba First | 4 | — | — |
Developers in Nad Al Shiba First
Their sales here only, last 12 months
| Developer | Sales 12M | AED/sqft | Share |
|---|---|---|---|
| Meraas Development | 570 | 2,287 | 94.8% |
| Al Qudra Real Estate | 21 | 1,879 | 2.9% |
| Nuri Real Estate Development | 26 | 1,919 | 0.7% |
| Maaia Developers | 18 | 2,302 | 0.6% |
| Bayut Al Dar | 16 | 1,614 | 0.4% |
| Abou Eid Real Estate Development | 12 | 1,948 | 0.3% |
| Matrix Real Estate Development | 5 | 1,792 | 0.2% |
| Nine Developments | 4 | — | 0.1% |
Similarly priced communities
CompareCommunities with the closest 12-month median AED/sqft
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Al Jadaf | 1,308 | 1,967 | down 2.3% |
| The Oasis | 546 | 1,956 | up 2.1% |
| Meydan One | 949 | 1,999 | down 1.0% |
| Dubai Marina | 1,702 | 2,072 | up 4.0% |
| Sobha Hartland | 974 | 1,979 | up 5.2% |
| Expo City | 1,069 | 2,157 | up 4.0% |
| Victory Heights | 65 | 2,265 | — |
| Dubai Healthcare City Phase 2 | 490 | 1,642 | down 18.8% |
Biggest sales, last 3 months
| Price | Property | Date |
|---|---|---|
| AED 19.2M | 5+ BR Villa · 7,125 sqftNad Al Sheba Gardens 4 | 6 Aug |
| AED 18.8M | 5+ BR Villa · 6,873 sqftNad Al Sheba Gardens 8 | 7 Sept |
| AED 16.2M | 5+ BR Villa · 5,651 sqftNad Al Sheba Gardens 11 | 31 Jul |
| AED 15.7M | 5+ BR Villa · 5,651 sqftNad Al Sheba Gardens 11 | 28 Jul |
| AED 15.3M | 5+ BR Villa · 6,567 sqftNad Al Sheba Gardens 3 | 14 Sept |
| AED 14.8M | 5+ BR Villa · 5,846 sqftNad Al Sheba Gardens 4 | 10 Aug |
Questions about Nad Al Shiba First
What is the average price per sqft in Nad Al Shiba First?
The median sale price in Nad Al Shiba First over the last three months was AED 1,829 per sqft (median sale AED 5.59M), based on 62 sales registered with Dubai Land Department.
Are property prices in Nad Al Shiba First going up?
Like-for-like prices per sqft are up 4.0% on a year earlier and up 3.8% on the previous three months.
How many properties were sold in Nad Al Shiba First in the last year?
720 sales worth AED 6.92B were registered in the last 12 months: 81% developer off-plan, 12% off-plan resales and 8% secondary (ready) sales.
What is the average rent in Nad Al Shiba First?
The median annual rent on leases registered in the last three months was AED 105K, and the best gross rental yield is about 5.6%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
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