Off-plan villas in AL MENHAZ
28 priced villa records across 2 off-plan projects in AL MENHAZ, Sharjah. The median asking price is AED 5,550,000 for a median 4,356 sqft, which is AED 1,216 per sqft. The middle half of the book runs AED 5,088,750 to AED 6,241,250.
Villas are 50% of the priced records this address publishes, which is why the community median is a poor guide to them. They sit 3% above the AL MENHAZ rate as a whole. Against villas across Sharjah, which ask AED 1,097 per sqft, this address is 11% dearer. 2 of the 15 other communities deep enough to benchmark villas ask less per square foot.
What villas cost here
| Universe | Records | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|
| Villas in AL MENHAZ | 28 | AED 5.55M | 4,356 | 1,216 |
| Every type in AL MENHAZ | 56 | AED 4.00M | 3,452 | 1,186 |
| Villas across Sharjah | 145 | AED 5.54M | 5,142 | 1,097 |
| Villas across the UAE | 2,210 | AED 7.81M | 4,406 | 1,774 |
Each row is a median over unit records carrying both a price and a floor area, so a scheme publishing 400 rows weighs 400 times. The full villa range in AL MENHAZ runs AED 4,425,000 to AED 8,035,000 on price and 3,765 to 6,736 sqft on area.
By bedroom count
| Bedrooms | Records | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|
| 4 bedroom | 16 | AED 5.18M | 4,356 | 1,236 |
| 5 bedroom | 12 | AED 6.36M | 5,142 | 1,195 |
Only rungs carrying 10 or more villa records here are listed. The ticket runs AED 5.18M to AED 6.36M across them, a factor of 1.2. A linked rung has its own page pooling every type at that bedroom count.
Which projects sell them
| Project | Developer | Villa records | Median price | Median sqft | AED/sqft | Handover | Status |
|---|---|---|---|---|---|---|---|
| Masaar 3 Sedra | Arada | 19 | AED 5.79M | 4,356 | 1,211 | Q4 2028 | On sale |
| Masaar 3 Phases 1 and 2 | Arada | 9 | AED 5.54M | 4,356 | 1,227 | Q4 2028 | On sale |
Every figure in a row is a median over that project's own villa 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.
The other types in AL MENHAZ
| Type | Records | Share | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|---|
| Townhouses | 28 | 50% | AED 2.96M | 2,559 | 1,127 |
| Villas | 28 | 50% | AED 5.55M | 4,356 | 1,216 |
Only types carrying 25 records across two or more projects in AL MENHAZ are listed, and only where the type is under four fifths of the book: a community that sells one product needs no split. Everything pooled is on the AL MENHAZ page.
Villa benchmarks elsewhere
| Community | Emirate | Records | Median price | Median sqft | AED/sqft |
|---|---|---|---|---|---|
| Dubailand | Dubai | 202 | AED 9.47M | 4,985 | 1,900 |
| Mohammed Bin Rashid City | Dubai | 127 | AED 13.6M | 7,259 | 1,886 |
| The Valley | Dubai | 75 | AED 6.97M | 4,356 | 1,241 |
| Nad Al Sheba | Dubai | 60 | AED 15.0M | 6,597 | 2,261 |
| Palm Jebel Ali | Dubai | 57 | AED 18.1M | 8,205 | 2,308 |
| Dubai South | Dubai | 56 | AED 5.20M | 4,154 | 1,261 |
| Jebel Ali | Dubai | 49 | AED 6.90M | 3,831 | 1,802 |
| Al Raha Beach | Abu Dhabi | 45 | AED 23.7M | 4,406 | 4,422 |
| Dubai Investments Park | Dubai | 45 | AED 6.40M | 3,819 | 1,698 |
| Al Rowdat Suburb | Sharjah | 44 | AED 4.91M | 4,356 | 1,143 |
| Sharjah Waterfront City | Sharjah | 38 | AED 7.86M | 7,168 | 1,095 |
| Ghantoot | Abu Dhabi | 35 | AED 44.2M | 10,253 | 4,307 |
| Dubai Islands | Dubai | 33 | AED 7.62M | 4,059 | 1,797 |
| Al Marjan Island | Ras Al Khaimah | 26 | AED 24.0M | 4,824 | 5,060 |
Ranked by how much villa 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 product is on the villas 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 villa ticket in the payment plan calculator.
Questions buyers ask
- How much is a villa in AL MENHAZ?
- Across 28 off-plan unit records in 2 projects, the median asking price is AED 5,550,000 for a median 4,356 sqft, or AED 1,216 per sqft. The middle half of the book runs AED 5,088,750 to AED 6,241,250.
- How big are villas in AL MENHAZ?
- Median 4,356 sqft, with the middle half between 4,208 and 5,142 sqft and the full range running 3,765 to 6,736 sqft.
- Do villas cost more than the rest of AL MENHAZ?
- On the rate they ask AED 1,216 per sqft against AED 1,186 per sqft for the community as a whole, 3% above it. They are 50% of the priced records AL MENHAZ publishes, so the community median is mostly not describing them.
- What payment plan is offered on a villa 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.
The same address cut by bedroom count rather than by product is on the AL MENHAZ page, and the whole product across the UAE is on the villas page. Why the address moves the rate further than anything on the floor plan does: address beats bedroom count. Why a community median rarely describes the product a buyer came for: the community median is priced for the flat next door.
The full report: every community, every developer, ranked.
villas 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 and the type is under four fifths of the community book. All statistics are computed by OffplanIndex; no third-party database is reproduced. See the methodology and data policy. Not investment advice.