How much is a 2 BR in Nad Al Sheba?

Across 495 off-plan unit records in 11 projects, the median asking price is AED 3,305,000 for a median 992 sqft, or AED 3,354 per sqft. The middle half of the book runs AED 3,250,000 to AED 3,970,500.

How big is a 2 BR in Nad Al Sheba?

Median 992 sqft, with the middle half between 980 and 1,037 sqft and the full range running 979 to 2,053 sqft.

Is a 2 BR in Nad Al Sheba expensive for Dubai?

At AED 3,354 per sqft it asks 65% more than the 2 BR median across Dubai, which is AED 2,027. 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 2 BR in Nad Al Sheba?

Across 20 published plans from these projects the median booking deposit is 20%, with 70% due before handover and 5% of plans carrying a post-handover tail.

Dubai · Off-plan benchmark · July 2026

2 bedroom off-plan in Nad Al Sheba

495 priced 2 BR unit records across 11 off-plan projects in Nad Al Sheba, Dubai. The median asking price is AED 3,305,000 for a median 992 sqft, which is AED 3,354 per sqft. The middle half of the book runs AED 3,250,000 to AED 3,970,500, so half of what a buyer will be shown sits inside that spread rather than at the headline number.

Against the same rung across Dubai, which asks AED 2,027 per sqft, this address is 65% dearer. Against Nad Al Sheba as a whole it is 6% below the community median rate, which is what the rung mix does to an address level average. 65 of the 71 other communities deep enough to benchmark this rung ask less per square foot.

All of Nad Al Sheba 2 bedroom across the UAE Filter these projects

Median asking price

AED 3.31M

AED 3,305,000, in the AED 3M to 5M band

Median floor area

992 sqft

980 to 1,037 sqft in the middle half

AED per sqft

3,354

65% above the Dubai 2 BR rate

Still selling

9 of 11

18% of the projects are sold out

The 2 bedroom distribution, against three wider universes

What the rung costs here

Universe	Records	Median price	Median sqft	AED/sqft
2 bedroom in Nad Al Sheba	495	AED 3.31M	992	3,354
Every rung in Nad Al Sheba	2,987	AED 2.35M	695	3,552
2 bedroom across Dubai	11,413	AED 2.53M	1,237	2,027
2 bedroom across the UAE	15,722	AED 2.44M	1,245	2,014

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 2 bedroom range in Nad Al Sheba runs AED 1,908,501 to AED 10,299,999 on price and 979 to 2,053 sqft on area. All 495 records on this page are apartments.

2 bedroom inventory by scheme, deepest book first

Which projects sell it

Project	Developer	2 bedroom records	Median price	Median sqft	AED/sqft	Handover	Status
Binghatti Vision Iconic	Binghatti	161	AED 4.01M	1,037	3,869	Q3 2028	On sale
Maybach Ultimate Luxury	Binghatti	118	AED 3.27M	980	3,331	Q2 2028	On sale
Maybach 6	Binghatti	109	AED 3.29M	980	3,354	Q3 2027	On sale
Binghatti Maybach	Binghatti	62	AED 3.28M	992	3,271	Q4 2027	On sale
Celia Gardens	Abou Eid	15	AED 2.96M	1,484	2,045	Q3 2026	On sale
Ethan	Griffin	11	AED 1.99M	1,072	1,810	Q3 2026	On sale
One By Nine	Nine	9	AED 2.05M	1,566	1,309	Q1 2026	Sold out
Mercedes Benz Places \| Binghatti City	Binghatti	5	AED 10.3M	992	10,383	Q1 2028	Booking open
La Vue Residence	Maaia	3	AED 2.98M	1,340	2,210	Q2 2027	On sale
R Home Mh	Bukadra	1	AED 2.42M	1,019	2,373	Q3 2029	Booking open
Riverton House	Ellington	1	AED 3.00M	1,109	2,705	Q4 2028	Sold out

Every figure in a row is a median over that project's own 2 BR records, so a scheme with three records is not being compared like one with three hundred. 9 of the 11 projects were not marked sold out at the last observation. Handover dates are the developer's published target and move often.

What one more bedroom costs at this address

The other rungs in Nad Al Sheba

Bedrooms	Records	Projects	Median price	Median sqft	AED/sqft
Studio	1,386	7	AED 1.37M	387	3,559
1 bedroom	755	10	AED 2.67M	710	3,746
2 bedroom	495	11	AED 3.31M	992	3,354
3 bedroom	282	10	AED 5.14M	1,528	3,525
6 bedroom and larger	33	7	AED 15.6M	7,120	2,346

Only rungs carrying 25 records across two or more projects in Nad Al Sheba are listed, which is the floor for a benchmark worth printing. The whole address, every rung pooled, is on the Nad Al Sheba page.

The same rung at the addresses deep enough to compare

2 bedroom elsewhere

Community	Emirate	Records	Median price	Median sqft	AED/sqft
Dubai South	Dubai	1,663	AED 2.41M	1,147	1,998
Umm Al Quwain Marina	Umm Al Quwain	1,062	AED 2.31M	864	2,699
Dubai Islands	Dubai	1,045	AED 3.37M	1,381	2,490
Jumeirah Village Circle	Dubai	614	AED 1.78M	1,181	1,547
Business Bay	Dubai	609	AED 3.76M	1,321	2,969
Bukadra	Dubai	537	AED 3.91M	1,515	2,569
Motor City	Dubai	475	AED 2.28M	1,130	1,964
Al Marjan Island	Ras Al Khaimah	448	AED 4.94M	1,455	3,276
Dubai Investments Park	Dubai	444	AED 1.27M	806	1,626
Al Rashidiya	Ajman	384	AED 1.29M	1,860	692
Jebel Ali	Dubai	373	AED 2.81M	1,084	2,819
Dubailand	Dubai	325	AED 2.16M	1,440	1,851
Dubai Land Residence Complex	Dubai	314	AED 1.57M	1,236	1,354
Muwaileh	Sharjah	270	AED 1.68M	1,300	1,286

Ranked by how much 2 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 2 bedroom page.

Published payment plans across the schemes above

Terms on these projects

Plans read

from 11 projects

Booking deposit

20%

20% to 50% in the middle half

Due before keys

70%

median across these plans

Plans with a tail

post-handover, in detail

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 2 BR ticket in the payment plan calculator.

2 bedroom in Nad Al Sheba

Questions buyers ask

How much is a 2 BR in Nad Al Sheba?: Across 495 off-plan unit records in 11 projects, the median asking price is AED 3,305,000 for a median 992 sqft, or AED 3,354 per sqft. The middle half of the book runs AED 3,250,000 to AED 3,970,500.
How big is a 2 BR in Nad Al Sheba?: Median 992 sqft, with the middle half between 980 and 1,037 sqft and the full range running 979 to 2,053 sqft.
Is a 2 BR in Nad Al Sheba expensive for Dubai?: At AED 3,354 per sqft it asks 65% more than the 2 BR median across Dubai, which is AED 2,027. 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 2 BR in Nad Al Sheba?: Across 20 published plans from these projects the median booking deposit is 20%, with 70% due before handover and 5% 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 2 bedroom page, and the same ticket cut by budget rather than by rooms is in off-plan by budget.

Dubai Off-Plan Q3 2026

The full report: every community, every developer, ranked.

2 BR in Nad Al Sheba 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.

Get the report, USD 79 or the agent seat, USD 99/mo free 5 page sample (PDF)

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.