Off-Plan Villas in Nad Al Sheba Gardens by Meraas

Nad Al Sheba is not Nad Al Sheba Gardens

This distinction decides whether a price you are quoted is comparable. Nad Al Sheba is a wider Dubai district that includes Meydan and the numbered Nad Al Sheba sub-areas. Nad Al Sheba Gardens is a specific, gated, branded Meraas master community built on land within Nad Al Sheba 1.

Villas advertised as being "in Nad Al Sheba" may sit anywhere in that district, in older stock, on different plot standards and outside the gate. Ask which of the two you are being shown before comparing anything.

The community sits close to Meydan Racecourse with access toward Business Bay and Downtown. Meraas describes it as near Downtown Dubai without publishing a precise drive time, so no minute figure appears on this page.

How the phases actually work

Meraas has released this community in numbered phases since around 2019. Phases 1 to 3 launched together, Phase 4 in November 2023, and phases 5 through 12 followed sequentially through 2025 and 2026. Each carries its own price list, payment structure and handover date.

What is unusual is how little the product changes between them. From Phase 7 onward, market listings show the same typology set repeating: a three-bedroom townhouse of roughly 2,705 to 3,291 sq ft, a four-bedroom villa of 4,795 sq ft, a five-bedroom of about 5,650 sq ft, a six-bedroom of 6,872 sq ft and a seven-bedroom of 8,705 sq ft.

What does change is price. The same four-bedroom villa has been marketed at roughly AED 9.5 million in Phase 9, AED 11 million in Phases 7 and 10, AED 12 million in Phase 8 and AED 14 million in Phase 11. If you are comparing phases, you are largely comparing the price and the handover date attached to a near-identical home. That makes resale in an earlier phase worth checking against a new release before committing.

Phase 11 was announced as the final phase. Phase 12 exists.

Meraas launched Phase 11 in December 2025 as a 210-home release and described it in official coverage as the final phase of the master community. Phase 12 has since been marketed with its own price list and a reported Q3 2029 handover.

No Meraas statement retracting or clarifying the "final phase" description was found. As with The Acres, where the same phrase was used a year before a further 557 units entered construction, treat "final phase" here as a sales position rather than a masterplan fact, and do not pay a scarcity premium on it.

Payment structures are handover-weighted, and they vary

Three different structures have been marketed across recent phases. Phases 7 and 8 used 20% at launch, 40% across six construction instalments and 40% at handover. Phase 9 was reported at 20% booking, 20% during construction and 60% at handover. Phase 11 moved to 20% booking, 60% across seven instalments and 20% on delivery.

A 40% or 60% handover tranche is a very large single payment. On a four-bedroom villa at AED 11 million, a 40% handover payment is AED 4.4 million falling due in one quarter, three years after booking. That is a materially different cash profile to an 80/20 Emaar structure, and it needs planning rather than assuming a mortgage will bridge it, given that off-plan lending is capped at 50% loan-to-value.

What the community includes

Meraas publishes a Central Park and Spine Park, a yoga lawn, three kilometres of jogging and cycling tracks, racquet and basketball courts, a skate park, a wave pool, meditation spaces, children's play zones, water and lagoon parks, an events lawn and amphitheatre, a dog park, a neighbourhood farm and five wellness gardens. A school sits inside the community.

Nad Al Sheba Gardens Mall is planned with more than 100 retail, dining and leisure outlets, which is a substantial amenity for a gated residential community and one of the reasons pricing here sits above outer-corridor alternatives.

A total land area of 244.2 hectares circulates on property portals. No Meraas or land-registry source publishes it, so it is flagged rather than stated as fact.