How much is a villa in Nad Al Sheba?

Across 60 off-plan unit records in 8 projects, the median asking price is AED 15,000,000 for a median 6,597 sqft, or AED 2,261 per sqft. The middle half of the book runs AED 11,775,000 to AED 15,755,500.

How big are villas in Nad Al Sheba?

Median 6,597 sqft, with the middle half between 5,492 and 7,120 sqft and the full range running 4,795 to 8,705 sqft.

Do villas cost more than the rest of Nad Al Sheba?

On the rate they ask AED 2,261 per sqft against AED 3,552 per sqft for the community as a whole, 36% below it. They are 2% of the priced records Nad Al Sheba publishes, so the community median is mostly not describing them.

What payment plan is offered on a villa in Nad Al Sheba?

Across 11 published plans from these projects the median booking deposit is 20%, with 80% due before handover and 0% of plans carrying a post-handover tail.

Dubai · Off-plan benchmark · July 2026

Off-plan villas in Nad Al Sheba

60 priced villa records across 8 off-plan projects in Nad Al Sheba, Dubai. The median asking price is AED 15,000,000 for a median 6,597 sqft, which is AED 2,261 per sqft. The middle half of the book runs AED 11,775,000 to AED 15,755,500.

Villas are 2% of the priced records this address publishes, which is why the community median is a poor guide to them. They sit 36% below the Nad Al Sheba rate as a whole. Against villas across Dubai, which ask AED 1,770 per sqft, this address is 28% dearer. 10 of the 15 other communities deep enough to benchmark villas ask less per square foot.

All of Nad Al Sheba Villas across the UAE Filter these projects

Median asking price

AED 15.0M

AED 15,000,000, in the Above AED 10M band

Median floor area

6,597 sqft

5,492 to 7,120 sqft in the middle half

AED per sqft

2,261

36% below the Nad Al Sheba rate

Share of the book

of the priced records in Nad Al Sheba

The villas distribution, against three wider universes

What villas cost here

Universe	Records	Median price	Median sqft	AED/sqft
Villas in Nad Al Sheba	60	AED 15.0M	6,597	2,261
Every type in Nad Al Sheba	2,987	AED 2.35M	695	3,552
Villas across Dubai	1,603	AED 7.29M	4,162	1,770
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 Nad Al Sheba runs AED 8,100,000 to AED 24,800,000 on price and 4,795 to 8,705 sqft on area.

What one more room costs on a villa at this address

By bedroom count

Bedrooms	Records	Median price	Median sqft	AED/sqft
4 bedroom	13	AED 10.8M	4,925	2,190
5 bedroom	14	AED 14.2M	5,650	2,479
6 bedroom and larger	33	AED 15.6M	7,120	2,346

Only rungs carrying 10 or more villa records here are listed. The ticket runs AED 10.8M to AED 15.6M across them, a factor of 1.5. A linked rung has its own page pooling every type at that bedroom count.

Villa inventory by scheme, deepest book first

Which projects sell them

Project	Developer	Villa records	Median price	Median sqft	AED/sqft	Handover	Status
Nad Al Sheba Gardens By Meraas	Meraas	14	AED 15.6M	7,120	2,195	Q4 2025	Sold out
Nad Al Sheba Gardens Phase 5 By Meraas	Meraas	12	AED 11.8M	6,262	1,802	Q3 2027	Sold out
Nad Al Sheba Gardens Phase 6 By Meraas	Meraas	12	AED 14.9M	6,262	2,356	Q3 2027	Sold out
Nad Al Sheba Gardens Phase 7 By Meraas	Meraas	8	AED 14.4M	6,261	2,297	Q3 2028	Sold out
Nad Al Sheba Gardens 10	Meraas	4	AED 15.8M	6,262	2,518	Q1 2029	Sold out
Nad Al Sheba Gardens Phase 8	Meraas	4	AED 16.7M	6,262	2,668	Q4 2028	Sold out
Nad Al Sheba Gardens Phase 9	Meraas	4	AED 16.3M	6,262	2,578	Q2 2029	On sale
Nad Al Sheba Gardens Phase 11	Meraas	2	AED 14.6M	5,222	2,797	Q2 2029	Sold out

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. 1 of the 8 projects were not marked sold out at the last observation. Handover dates are the developer's published target and move often.

What the same address charges for a different product

The other types in Nad Al Sheba

Type	Records	Share	Median price	Median sqft	AED/sqft
Townhouses	81	2.7%	AED 4.18M	3,252	1,422
Villas	60	2%	AED 15.0M	6,597	2,261

Only types carrying 25 records across two or more projects in Nad Al Sheba 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 Nad Al Sheba page.

The same product at the addresses deep enough to compare

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
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 MENHAZ	Sharjah	28	AED 5.55M	4,356	1,216
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.

Published payment plans across the schemes above

Terms on these projects

Plans read

from 8 projects

Booking deposit

20%

20% on every plan read

Due before keys

80%

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 villa ticket in the payment plan calculator.

Villa in Nad Al Sheba

Questions buyers ask

How much is a villa in Nad Al Sheba?: Across 60 off-plan unit records in 8 projects, the median asking price is AED 15,000,000 for a median 6,597 sqft, or AED 2,261 per sqft. The middle half of the book runs AED 11,775,000 to AED 15,755,500.
How big are villas in Nad Al Sheba?: Median 6,597 sqft, with the middle half between 5,492 and 7,120 sqft and the full range running 4,795 to 8,705 sqft.
Do villas cost more than the rest of Nad Al Sheba?: On the rate they ask AED 2,261 per sqft against AED 3,552 per sqft for the community as a whole, 36% below it. They are 2% of the priced records Nad Al Sheba publishes, so the community median is mostly not describing them.
What payment plan is offered on a villa in Nad Al Sheba?: Across 11 published plans from these projects the median booking deposit is 20%, with 80% 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 Nad Al Sheba 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.

Dubai Off-Plan Q3 2026

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

villas 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 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.