Project · #113 by 12M value
NAS Gardens (Nad Al Sheba Gardens)
Market bulletin · Thu, 22 Oct 2026
NAS Gardens (Nad Al Sheba Gardens): 1 sales worth AED 5.58M in 30 days
NAS Gardens (Nad Al Sheba Gardens) recorded 1 sale worth AED 5.58M in the 30 days to Thu, 22 Oct 2026, down 50.0% on the previous 30 days. Over the last week 0 sales were registered (AED 0), against 1 the week before.
The median sale over the last three months was AED 10.3M, or AED 1,999/sqft.
By market over 12 months: secondary (ready) sales 100%.
In Nad Al Shiba First, NAS Gardens (Nad Al Sheba Gardens) ranked #5 of 11 leading projects by 12-month sales value; it is developed by Meraas Development.
Leases registered in the last three months had a median annual rent of AED 500K. The best gross yield is on 5+ BR villas & townhouses at about 4%.
Median AED/sqft
Monthly median of all registered sales
View data table
| Date | AED/sqft |
|---|---|
| Oct 26 | — |
| Sept 26 | — |
| Aug 26 | — |
| Jul 26 | — |
| Jun 26 | — |
| May 26 | — |
| Apr 26 | — |
| Mar 26 | — |
| Feb 26 | — |
| Jan 26 | AED 3,910 |
| Dec 25 | AED 2,216 |
| Nov 25 | — |
| Oct 25 | — |
| Sept 25 | AED 2,012 |
| Aug 25 | AED 2,135 |
| Jul 25 | AED 1,914 |
| Jun 25 | AED 2,081 |
| May 25 | AED 1,788 |
| Apr 25 | AED 1,638 |
| Mar 25 | AED 1,659 |
| Feb 25 | AED 1,653 |
| Jan 25 | AED 1,688 |
| Dec 24 | AED 1,667 |
| Nov 24 | AED 1,748 |
Sales per month
Registered sales by market
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 0 | 0 | 1 |
| Sept 26 | 0 | 0 | 2 |
| Aug 26 | 0 | 0 | 2 |
| Jul 26 | 0 | 0 | 1 |
| Jun 26 | 0 | 0 | 1 |
| May 26 | 0 | 0 | 2 |
| Apr 26 | 0 | 0 | 3 |
| Mar 26 | 0 | 0 | 1 |
| Feb 26 | 0 | 0 | 4 |
| Jan 26 | 0 | 0 | 6 |
| Dec 25 | 0 | 0 | 6 |
| Nov 25 | 0 | 0 | 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 | 1 | down 50.0% | AED 5.58M | — | — |
| Last 3 months | 5 | up 25.0% | AED 46.0M | 1,999 | — |
| Last 6 months | 9 | down 62.5% | AED 99.5M | 2,152 | down 12.1% |
| Last 12 months | 33 | down 63.3% | AED 445M | 2,373 | up 31.0% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Secondary (ready) | 33 | 100% | AED 12.0M | 2,373 | up 30.2% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| 5+ bedrooms | 33 | 100% | AED 12.0M | 2,373 | up 30.2% |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| AED 2M–10M | 7 | 21% | AED 8.00M | 2,460 | up 51.2% |
| AED 10M–50M | 26 | 79% | AED 13.6M | 2,350 | up 15.6% |
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 | — |
| Sept 26 | — |
| Aug 26 | — |
| Jul 26 | — |
| Jun 26 | — |
| May 26 | — |
| Apr 26 | — |
| Mar 26 | — |
| Feb 26 | — |
| Jan 26 | — |
| Dec 25 | — |
| Nov 25 | — |
| Oct 25 | — |
| Sept 25 | — |
| Aug 25 | — |
| Jul 25 | — |
| Jun 25 | — |
| May 25 | — |
| Apr 25 | — |
| Mar 25 | — |
| Feb 25 | — |
| Jan 25 | — |
| Dec 24 | — |
| Nov 24 | — |
- Leases (12M)
- 24
- New leases
- 87.5%
- Median rent 3M
- AED 500K
- Rent/sqft 3M
- AED 100
| 5+ BR villas & townhouses | AED 475K / AED 12.0M | 4.0% |
|---|
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| 5+ BR | 13 | AED 475K | AED 463K | 88 |
Competing projects in Nad Al Shiba First
CompareOther projects trading in the same community
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Nad Al Sheba Gardens 11Meraas Development | 195 | 2,136 | — |
| Nad Al Sheba Gardens 10Meraas Development | 143 | 2,352 | — |
| Nad Al Sheba Gardens 8Meraas Development | 77 | 2,635 | — |
| Nad Al Sheba Gardens 9Meraas Development | 39 | 2,527 | — |
| Nad Al Sheba Gardens | 33 | 1,966 | — |
| Nad Al Sheba Gardens 2Meraas Development | 33 | 1,679 | — |
| Nad Al Sheba Gardens 4Al Qudra Real Estate | 21 | 1,864 | — |
| Nad Al Sheba Gardens 3Meraas Development | 21 | 1,814 | — |
| Nad Al Sheba Gardens 5Meraas Development | 15 | 1,711 | — |
| Nad Al Sheba Gardens 7Meraas Development | 10 | 1,711 | — |
Biggest sales, last 3 months
| Price | Property | Date |
|---|---|---|
| AED 11.7M | 5+ BR Villa · 5,827 sqftNAS Gardens (Nad Al Sheba Gardens) · Nad Al Shiba First | 12 Aug |
| AED 10.5M | 5+ BR Villa · 3,677 sqftNAS Gardens (Nad Al Sheba Gardens) · Nad Al Shiba First | 17 Sept |
| AED 10.3M | 5+ BR Villa · 6,008 sqftNAS Gardens (Nad Al Sheba Gardens) · Nad Al Shiba First | 5 Aug |
| AED 8.00M | 5+ BR Villa · 3,252 sqftNAS Gardens (Nad Al Sheba Gardens) · Nad Al Shiba First | 3 Sept |
| AED 5.58M | 5+ BR Villa · 3,211 sqftNAS Gardens (Nad Al Sheba Gardens) · Nad Al Shiba First | 9 Oct |
Questions about NAS Gardens (Nad Al Sheba Gardens)
What is the average price per sqft in NAS Gardens (Nad Al Sheba Gardens)?
The median sale price in NAS Gardens (Nad Al Sheba Gardens) over the last three months was AED 1,999 per sqft (median sale AED 10.3M), based on 5 sales registered with Dubai Land Department.
How many properties were sold in NAS Gardens (Nad Al Sheba Gardens) in the last year?
33 sales worth AED 445M were registered in the last 12 months: 0% developer off-plan, 0% off-plan resales and 100% secondary (ready) sales.
What is the average rent in NAS Gardens (Nad Al Sheba Gardens)?
The median annual rent on leases registered in the last three months was AED 500K, and the best gross rental yield is about 4.0%.
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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