4 bedroom off-plan in AL MENHAZ
39 priced 4 BR unit records across 2 off-plan projects in AL MENHAZ, Sharjah. The median asking price is AED 3,520,000 for a median 3,139 sqft, which is AED 1,137 per sqft. The middle half of the book runs AED 2,980,000 to AED 4,787,500, so half of what a buyer will be shown sits inside that spread rather than at the headline number.
Against the same rung across Sharjah, which asks AED 1,116 per sqft, this address is 2% dearer. Against AL MENHAZ as a whole it is 4% below the community median rate, which is what the rung mix does to an address level average. 2 of the 21 other communities deep enough to benchmark this rung ask less per square foot.
What the rung costs here
| Universe | Records | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|
| 4 bedroom in AL MENHAZ | 39 | AED 3.52M | 3,139 | 1,137 |
| Every rung in AL MENHAZ | 56 | AED 4.00M | 3,452 | 1,186 |
| 4 bedroom across Sharjah | 169 | AED 3.44M | 3,315 | 1,116 |
| 4 bedroom across the UAE | 2,455 | AED 5.22M | 3,139 | 1,900 |
Each row is a median over unit records carrying both a price and a floor area, so a tower publishing 400 rows weighs 400 times. The full 4 bedroom range in AL MENHAZ runs AED 2,880,000 to AED 5,785,000 on price and 2,559 to 4,356 sqft on area.
Which projects sell it
| Project | Developer | 4 bedroom records | Median price | Median sqft | AED/sqft | Handover | Status |
|---|---|---|---|---|---|---|---|
| Masaar 3 Sedra | Arada | 26 | AED 3.52M | 3,139 | 1,134 | Q4 2028 | On sale |
| Masaar 3 Phases 1 and 2 | Arada | 13 | AED 3.53M | 3,139 | 1,137 | Q4 2028 | On sale |
Every figure in a row is a median over that project's own 4 BR records, so a scheme with three records is not being compared like one with three hundred. 2 of the 2 projects were not marked sold out at the last observation. Handover dates are the developer's published target and move often.
4 bedroom elsewhere
| Community | Emirate | Records | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|---|
| Majan | Dubai | 242 | AED 4.31M | 1,992 | 2,164 |
| Academic City | Dubai | 223 | AED 4.42M | 2,775 | 1,589 |
| Dubai Investments Park | Dubai | 197 | AED 2.26M | 2,278 | 1,066 |
| Dubai Islands | Dubai | 122 | AED 7.62M | 3,363 | 2,434 |
| Palm Jumeirah | Dubai | 93 | AED 52.2M | 6,598 | 5,581 |
| The Valley | Dubai | 93 | AED 4.35M | 3,325 | 1,186 |
| Dubailand | Dubai | 89 | AED 9.32M | 4,954 | 1,900 |
| Al Bahya | Abu Dhabi | 79 | AED 8.94M | 4,309 | 1,975 |
| Business Bay | Dubai | 77 | AED 19.6M | 5,286 | 4,262 |
| Al Raha Beach | Abu Dhabi | 52 | AED 5.58M | 2,676 | 2,060 |
| Dubai Harbour | Dubai | 51 | AED 24.2M | 4,329 | 5,664 |
| Al Rowdat Suburb | Sharjah | 50 | AED 3.54M | 3,194 | 1,100 |
| Dubai South | Dubai | 48 | AED 3.94M | 3,159 | 1,194 |
| Dubai Marina | Dubai | 47 | AED 23.5M | 5,023 | 4,672 |
Ranked by how much 4 BR inventory each address publishes, not by price, so the list is what a buyer can actually shop rather than a leaderboard. The full ladder for this rung is on the 4 bedroom page.
Terms on these projects
A plan counts once per project and only where its stages sum to between 90 and 110 percent. Model any of them against a real 4 BR ticket in the payment plan calculator.
Questions buyers ask
- How much is a 4 BR in AL MENHAZ?
- Across 39 off-plan unit records in 2 projects, the median asking price is AED 3,520,000 for a median 3,139 sqft, or AED 1,137 per sqft. The middle half of the book runs AED 2,980,000 to AED 4,787,500.
- How big is a 4 BR in AL MENHAZ?
- Median 3,139 sqft, with the middle half between 2,559 and 3,765 sqft and the full range running 2,559 to 4,356 sqft.
- Is a 4 BR in AL MENHAZ expensive for Sharjah?
- At AED 1,137 per sqft it asks 2% more than the 4 BR median across Sharjah, which is AED 1,116. Comparing a rung with the same rung is the only fair read, since bedroom count drives the rate on its own.
- What payment plan is offered on a 4 BR in AL MENHAZ?
- Across 2 published plans from these projects the median booking deposit is 5%, with 40% due before handover and 0% of plans carrying a post-handover tail.
Why the address moves the rate further than the bedroom count does, measured across every pair like this one: address beats bedroom count. The whole rung across the UAE is on the 4 bedroom page, and the same ticket cut by budget rather than by rooms is in off-plan by budget.
The full report: every community, every developer, ranked.
4 BR in AL MENHAZ in context: price per sqft by community and developer, payment plan structures ranked by cash due before handover, the 2026 to 2029 delivery pipeline, and the CSV behind every table. PDF plus data, delivered instantly.
Source: OffplanIndex derived analytics, built 2026-09-02 from developer-published project facts and unit inventories aggregated from public portals (latest observation 2026-07-30). A pair is published only where the corpus carries 25 or more priced records across two or more projects. All statistics are computed by OffplanIndex; no third-party database is reproduced. See the methodology and data policy. Not investment advice.