Dubai · Off-plan benchmark · July 2026

Nad Al Sheba off-plan price per sqft: AED 3,552

Median rate

3,552AED/sqft

middle half 3,419 to 3,779, over 2,987 priced units

Median asking price

2.35MAED

for a median 695 sqft unit, in the AED 2M to 3M band

Paid before handover

70%

median of 40 published payment plans

Peak handover year

2028

8 projects due

Off-plan property in Nad Al Sheba is asking a median AED 3,552 per sqft as of July 2026, 76% above the Dubai-wide off-plan median of AED 2,021. The middle half of 2,987 priced unit records sits between AED 3,419 and AED 3,779 per sqft, across 28 projects with published inventory.

The median asking price is AED 2.35M for a 695 sqft unit; studios start around AED 1.36M.

Payment plans here typically ask 20% on booking and 70% in total before handover; 10% of plans carry a post-handover component.

Handover is concentrated in 2028, when 8 of the tracked off-plan projects are scheduled to complete.

#8 of 77 Dubai communities by AED/sqft

25 projects2,987 priced units8 on sale12 developers

Distribution of asking price per sqft

Where the prices sit

2,987 units, 2nd to 98th percentile

0200400

p25median 3,552p75

1,5192,2352,9513,6674,3835,099

AED/sqft across the horizontal, records up the verticalmiddle half 3,419 to 3,779

Min

1,093

p25

3,419

Median

3,552

Mean

3,529

p75

3,779

Max

10,383

AED per sqft of built-up area, from asking prices published for individual units and unit types. 2,813 of the 2,987 records are individual units with a listed price and size; the rest are unit-type starting prices. Outliers beyond plausible bounds are excluded.

SourceOffplanIndex corpus, July 2026n = 2,987 priced unit records2nd to 98th percentileMethod

Cite this: OffplanIndex, Nad Al Sheba off-plan price per sqft, AED 3,552, July 2026, https://offplanindex.com/communities/nad-al-sheba

Price, size and AED/sqft

By bedroom count

Off-plan asking price, size and price per sqft by bedroom count in Nad Al Sheba
Type	Units	Median rateAED/sqft	Middle halfAED/sqft	Median priceAED	Median sizesqft	EntryAED, p25
Studio	1,386	3,559	3,467 to 3,754	1.37M	387	1.36M
1 BR	755	3,746	3,489 to 3,790	2.67M	710	2.61M
2 BR	495	3,354	3,297 to 3,825	3.31M	992	3.25M
3 BR	282	3,525	1,772 to 3,999	5.14M	1,528	4.96M
4 BR	20	2,313	2,124 to 4,694	11.1M	4,795	10.6M
5 BR	16	2,498	2,140 to 2,696	14.6M	5,650	12.0M
6+ BR	33	2,346	2,195 to 2,576	15.6M	7,120	15.2M

SourceOffplanIndex corpus, July 2026n = 2,987 priced unit recordsasking prices, not transactionsMethod

By property type (median AED/sqft): Apartment 3,571 (2,837), Townhouse 1,422 (81), Villa 2,261 (60), Duplex 6,030 (9).

One rung at a time:Studio in Nad Al Sheba AED 1.37M 1 bedroom in Nad Al Sheba AED 2.67M 2 bedroom in Nad Al Sheba AED 3.31M 3 bedroom in Nad Al Sheba AED 5.14M 6 bedroom and larger in Nad Al Sheba AED 15.6M

One product at a time:Townhouses in Nad Al Sheba AED 4.18M Villas in Nad Al Sheba AED 15.0M

One budget at a time:AED 1M to 2M 11 projects

One handover year at a time:Handover 2027 6 projects Handover 2028 8 projects Handover 2029 5 projects

One down payment at a time:20% down 16 projects

One builder at a time:Meraas here 1,641/sqft

One point per corpus read, never interpolated

Price trend

Price trend · series starts 2026-07-30

One snapshot so far: AED 3,552 per sqft median over 2,987 priced units on 2026-07-30. A trend needs a second read; it is drawn here the day the next snapshot lands, one point per read, never interpolated.

5 bedroom counts with at least 25 priced units

Price by bedroom

Estimate a unit here

Bedrooms	Priced units	Median AED/sqft	Middle half AED/sqft	Median price AED	Median size sqft	Band for that size
Studio	1,386	3,559	3,467 to 3,754	1.37M	387	AED 1.34M to AED 1.45M
1 BR	755	3,746	3,489 to 3,790	2.67M	710	AED 2.48M to AED 2.69M
2 BR	495	3,354	3,297 to 3,825	3.31M	992	AED 3.27M to AED 3.79M
3 BR	282	3,525	1,772 to 3,999	5.14M	1,528	AED 2.71M to AED 6.11M
6+ BR	33	2,346	2,195 to 2,576	15.6M	7,120	AED 15.6M to AED 18.3M

Asking prices for the priced units we track in Nad Al Sheba, read July 2026. A row needs 25 priced units, the same floor the estimate uses, so its band and the estimate agree; the band is the middle half of the rate applied to the median size, which is what the instant estimate does for any size.

From 40 published plans

Payment plan norms

Median structure in Nad Al Sheba

20%

40%

30%

Dubai-wide median structure

20%

40%

30%

On bookingDuring constructionOn handoverPost-handover

Medians are computed stage by stage, so bars may not sum to exactly 100. Plans with a stated total outside 90 to 110% are excluded.

SourceOffplanIndex corpus, July 2026n = 40 published payment plansMethod

On booking

20%

middle half 20% to 20%

Before handover

70%

middle half 50% to 80%

Post-handover plans

10%

of plans, median 30% after keys

50% or less pre-handover

32%

of plans

Service charge, as developers state it at launch: a median of AED 14.5 per sqft a year across 16 projects, middle half AED 6.0 to 17.2. Not the RERA index. Every community compared.

Scheduled handovers by quarter

Delivery pipeline

as published by developers

Q4 '25

Q1 '26

Q3 '26

Q1 '27

Q2 '27

Q3 '27

Q4 '27

Q1 '28

Q2 '28

Q3 '28

Q4 '28

Q1 '29

Q2 '29

Q3 '29

Q1 '30

By year: 2025 (1), 2026 (4), 2027 (6), 2028 (8), 2029 (5), 2030 (1). Off-plan projects only: the 4 already delivered are left out. Construction status: under construction 24, completed 4, not stated 1.

StatedScheduled handover quarters, as published by the developerread 2026-07-30

12 active

Developers in Nad Al Sheba

Meraas 12 Binghatti 7 Abou Eid 1Bayut Al Dar 1H&H 1Bukadra 1Ellington 1 Griffin 1

25 tracked

Every off-plan project in Nad Al Sheba

sorted by priced inventory

Every tracked off-plan project in Nad Al Sheba, with its entry price, rate and payment plan
Project	Developer	Type	FromAED	Median rateAED/sqft	Pre-handover%	Handover	Status
Binghatti Vision Iconic	Binghatti	Apartment, Duplex	2.60M	3,769	70	Q3 2028	On sale
Maybach Ultimate Luxury	Binghatti	Apartment	1.35M	3,551	70	Q2 2028	On sale
Binghatti Maybach	Binghatti	Apartment	1.30M	3,508	70	Q4 2027	On sale
Maybach 6	Binghatti	Apartment	1.25M	3,538	70	Q3 2027	On sale
Nad Al Sheba Gardens Phase 6 By Meraas	Meraas	Townhouse, Villa	4.00M	1,422	80	Q3 2027	Sold out
Nad Al Sheba Gardens Phase 5 By Meraas	Meraas	Townhouse, Villa	4.18M	1,486	80	Q3 2027	Sold out
Celia Gardens	Abou Eid	Apartment	1.72M	2,080	20	Q3 2026	On sale
Ethan	Griffin	Apartment	1.47M	1,798	30	Q3 2026	On sale
Nad Al Sheba Gardens Phase 7 By Meraas	Meraas	Townhouse, Villa	4.43M	1,638	60	Q3 2028	Sold out
Nad Al Sheba Gardens Phase 8	Meraas	Townhouse, Villa	5.00M	1,656	60	Q4 2028	Sold out
One By Nine	Nine	Apartment	1.00M	1,398	50	Q1 2026	Sold out
Nad Al Sheba Gardens 10	Meraas	Townhouse, Villa	5.10M	1,808	60	Q1 2029	Sold out
Nad Al Sheba Gardens By Meraas	Meraas	Villa	10.6M	2,195	80	Q4 2025	Sold out
La Vue Residence	Maaia	Apartment	1.82M	2,389	30	Q2 2027	On sale
Mercedes Benz Places \| Binghatti City	Binghatti	Apartment, Duplex	1.25M	7,864	40	Q1 2028	Booking open
Nad Al Sheba Gardens Phase 9	Meraas	Townhouse, Villa	9.50M	2,578	60	Q2 2029	On sale
Riverton House	Ellington	Apartment	2.00M	2,608	70	Q4 2028	Sold out
Mercedes Benz AMG Vision	Binghatti	Apartment	1.25M	3,247	40	Q2 2028	On sale
Nad Al Sheba Gardens Phase 11	Meraas	Townhouse, Villa	13.6M	2,797	80	Q2 2029	Sold out
R Home Mh	Bukadra	Apartment	1.60M	2,495	50	Q3 2029	Booking open
Vision Avtr	Binghatti	Apartment	1.25M	3,247	40	Q2 2028	On sale
ETHAN Residences	Bayut Al Dar	Apartment	1.40M	Not published	70	Q1 2026	Likely sold out
Nad Al Sheba Gardens 12	Meraas	Villa	Not published	Not published	80	Q3 2029	Booking open
Nad Al Sheba Gardens Phase 2 By Meraas	Meraas	Townhouse, Villa	4.50M	Not published	50	Q1 2026	Sold out
Nad Al Sheba Gardens Phase 3 By Meraas	Meraas	Townhouse, Villa	3.43M	Not published	50	Q2 2026	Sold out
Nad Al Sheba Gardens Phase 4 By Meraas	Meraas	Townhouse, Villa	3.90M	Not published	60	Q1 2027	Sold out
Queen’s Garden	HMK	Apartment	Not published	Not published	Not published	Q3 2026	Booking open
Sunrise Valley	H&H		5.00M	Not published	Not published	Q1 2030	Not stated
The Roof Residence	Sobha Realty	Apartment	1.60M	Not published	50	Q4 2025	Sold out

SourceOffplanIndex corpus, July 2026n = 25 tracked off-plan projectsMethod

Project facts (name, developer, starting price, handover, payment plan) are as published by the developer. Status reflects the latest listing state we observed. Median AED/sqft is our computation over that project's priced units.

Compare on AED/sqft

Nearby communities

Communities near Nad Al Sheba, with their off-plan rate against it
Community	Distancekm	Projects	Median rateAED/sqft	vs Nad Al Sheba%	Median priceAED
Mohammed Bin Rashid City	0.4	61	2,181	-39	3.82M
MBR District 11 (Meydan South)	3.6	4	2,820	-21	35.0M
Meydan	3.8	53	2,425	-32	2.58M
Al Barari	4.3	12	1,754	-51	3.19M
Bukadra	4.4	32	2,560	-28	2.63M
Majan	5.0	49	1,600	-55	1.21M

SourceOffplanIndex corpus, July 2026n = 6 communities within reachMethod

This community vs its peers

Side-by-side comparisons

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FAQ

Questions this data answers

What is the average price per sqft for off-plan property in Nad Al Sheba?+

As of July 2026, the median asking price across 2,987 priced off-plan units in Nad Al Sheba is AED 3,552 per sqft. Half of all units fall between AED 3,419 and AED 3,779 per sqft. The mean is AED 3,529.

How much does a studio off-plan unit cost in Nad Al Sheba?+

Studio: median AED 1,374,000 (387 sqft, AED 3,559/sqft, 1,386 units); 1 BR: median AED 2,675,000 (710 sqft, AED 3,746/sqft, 755 units); 2 BR: median AED 3,305,000 (992 sqft, AED 3,354/sqft, 495 units); 3 BR: median AED 5,139,000 (1,528 sqft, AED 3,525/sqft, 282 units); 4 BR: median AED 11,105,000 (4,795 sqft, AED 2,313/sqft, 20 units); 5 BR: median AED 14,604,000 (5,650 sqft, AED 2,498/sqft, 16 units); 6+ BR: median AED 15,631,000 (7,120 sqft, AED 2,346/sqft, 33 units).

Which developers are building off-plan in Nad Al Sheba?+

12 developers have off-plan projects in Nad Al Sheba. The most active are Meraas (12), Binghatti (7), Abou Eid (1), Bayut Al Dar (1), H&H (1).

What payment plans are typical for off-plan in Nad Al Sheba?+

Across 40 published payment plans in Nad Al Sheba, the median structure is 20% on booking, 40% during construction and 30% on handover, so 70% is typically paid before keys. 10% of plans include post-handover instalments and 32% ask 50% or less before handover.

When do off-plan projects in Nad Al Sheba hand over?+

Scheduled handovers of off-plan projects by year: 2025: 1, 2026: 4, 2027: 6, 2028: 8, 2029: 5, 2030: 1. Dates are as published by developers and can move.

The notes behind the numbers on this page