- Sold from8 sales, last 90 days · DLD; cheapest: all 3-beds
- AED 3.86M≈ $1.05M
- Listed fromper propertyfinder.ae, 1 Oct 2026
- AED 3.43M
- Buyers paid vs DLD median
- At
Price, payment plan and homes
Price per DLD; listed price per propertyfinder.ae, 1 Oct 2026- Sold from
- AED 3.86M
- 8 sales, last 90 days · DLD; cheapest: all 3-bedsListed from AED 3.43M
- Bedrooms
- 3 bed to 5 bed
- 2,618 – 6,567 sqft · 235 units
- Payment plan
- 10/40/50
- AED 343K to book
- Handover
- Was due Q4 2025
- 97% built per the DLD11 months on, not handed over yet
DLD registered sales
- Last 90 days
- AED 4.86M – AED 8.06M
- · 8 sales, all 3-beds
Homes and floor plans
235 homes · Freehold- 3 bedTownhouse2,618 – 3,775 sqftAED 343K to book3-beds paid AED 4.96M – 6.55MfromAED 3.43M
- 3 bedVilla3,074 – 4,476 sqft3-beds paid AED 4.96M – 6.55MNot listed
- 4 bedVilla4,880 – 5,612 sqftNot listed
- 5 bedVilla6,563 – 6,567 sqftNot listed
Paid: middle half of each type's off-plan sales, Nov 2025–Oct 2026 · DLD
Payment plan
On AED 3.43M- 10% at bookingAED 343K
- 40% during construction, until handover (was due Q4 2025)AED 1.37M
- 50% on handover (was due Q4 2025)AED 1.72M
Before the keys: AED 1.72M, 50% of the price.
10% Down Payment (On Booking Date); 40% During Construction (1st to 7th Installment); 50% On Handover (100% Completion)
Location · Nad Al Sheba · Dubai
Established villa district south of the creek, with Nad Al Sheba Gardens and the newer plots towards Meydan.
Forecast
What it could be worth
More in Nad Al Sheba
Compare side by sideAll projects in Nad Al Sheba
The in-depth review
Why it scores 76
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026At the median
14 off-plan sales, last 6 months · middle half AED 1,814 – AED 2,438
Off-plan sales, last 6 months, in the register's Nad Al Shiba First district, 67 registered sales in the area · middle half AED 1,913 – AED 2,448
Our estimate from the listed prices and unit sizes
Off-plan sales pace
2.3 a month
14 off-plan sales, last 6 months
How this is measured
Buyers paid a median of AED 2,121/sqft in this project (off-plan sales, last 6 months, 14 registered sales, as of 10 Nov 2026) against the DLD median of AED 2,120/sqft for villas and townhouses in Nad Al Sheba, as of 10 Nov 2026. DLD registers every sale in Dubai, and names the project on each. Both figures are sales of homes that were not built yet: this project's against its area's. Asking from AED 1,311/sqft (est.). Source: Dubai Land Department open data.
How the 76 was scored
8 of 8 factors · 100% of the weight · 10 Nov 2026- 01Price against what buyers actually paidAssessed · weight 25
- 02Developer track recordAssessed · weight 20
- 03Payment planAssessed · weight 10
- 04Location and infrastructureAssessed · weight 15
- 05How big the resale market isAssessed · weight 10
- 06Construction on scheduleAssessed · weight 15
- 07How much is still being built nearbyAssessed · weight 5
- 08The basics on fileAssessed · weight 0
How each factor was measured
Each factor with what it was measured on. Its score and the reasoning are in the full breakdown.
- Price against what buyers actually paid
- 14 registered off-plan sales here, against the median of 67 off-plan sales in Nad Al Sheba · DLD
- Developer track record
- Our rating, 15 delivered projects, how its 12 finished buildings resell and who stands behind it
- Payment plan
- 10% down · 40% during construction · 50% on handover
- Location and infrastructure
- Our rating of Nad Al Sheba, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- 56 resales of finished villas and townhouses in Nad Al Sheba this year · DLD
- Construction on schedule
- 97% built on the DLD register, handover Q4 2025
- How much is still being built nearby
- 487 homes sold in Nad Al Sheba this year, 87% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence medium: what buyers paid here is a median of 14 registered sales, against 67 in the area; 14 is a small sample for one project and 67 in the area is a thin benchmark.
74 → 76 10 Nov 2026, price, developer record, resale, supply factorsScored since 23 Sep 2026 · 8 score changes
The formula is public: how the Rendr Score works. Our opinion, not investment advice. A figure you believe is wrong: alexk.dxb02@gmail.com.
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The full breakdown behind the 76
Free for 90 days. One sign-up opens everything on the site: the breakdown behind all 1,673 scored projects, the figures and reasons behind the developers' ranking, and rent, a mortgage and fees in every forecast. Nothing to pay.
- The 26 registered sales here: date, size and price paid
- All 8 factor scores, with the figure and source behind each
- Score history since 23 Sep 2026 and why each move happened
- Rent, a mortgage and fees in the forecast, year by year
See what buyers paid at NAD Al Sheba Gardens 3, and everything behind the 76.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Was due Q4 2025
Still listed as on sale · 97.03% built, the DLD's project register, 22 Sep 2026
What this means
Meraas: 15 projects delivered in the last ten years, typically on time, none cancelled.
NAD Al Sheba Gardens 3 was due to hand over in Q4 2025 and is still listed as under construction. Construction is 97.03% complete according to the DLD's project register (22 Sep 2026). Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
DLD registration status
Verified 1 Oct 2026- Project registration2484
- Escrow account1005828734
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from tanamiproperties.com, propertyfinder.ae, read 1 Oct 2026, last verified 1 Oct 2026. Construction figure from the DLD's project register, 22 Sep 2026. Launch date from the DLD's project register.
Before you pay: four things to check
1The escrow account
Pay only into escrow account 1005828734, and check it on dubailand.gov.ae first.2The handover date
It was due Q4 2025 and is still listed as under construction. Ask for the new date in the sales agreement.3Today's price list
AED 3,431,000 is a starting price from propertyfinder.ae, 1 Oct 2026. Ask for the unit's own price.4The instalment dates
10% at booking, 40% during construction, 50% at handover. Ask for each payment's date and amount.
About
NAD Al Sheba Gardens 3 is Meraas' villa community in Nad Al Sheba, Dubai, with three-bedroom townhouses from about 2,618 to 3,775 sq ft and three to five-bedroom villas from about 3,074 to 6,567 sq ft.
- Developer
- Meraas
- Area
- Nad Al Sheba
- Status
- Under construction
- Sales launch
- 9 Jan 2023
- Total units
- 235
- Ownership
- Freehold
Amenities
- Adventure Zone
- Basketball Court
- Beekeeping
- Clubhouse
- Community Farms
- Cycle Track
- Football Court
- Multipurpose Sports Courts
- Outdoor Gyms
- Sports Arena
- Sports Pitches
- Tennis Courts
- Training Fields
What’s nearby
straight-line distance- Supermarket or mall1.2 km
- Hospital or clinic2.8 km
- School4.7 km
- Beach4.7 km
- Metro or tram stop7.4 km
The nearest of each on OpenStreetMap, Sep 2026.
NAD Al Sheba Gardens 3: questions buyers ask
How much does NAD Al Sheba Gardens 3 cost?
Registered sales at NAD Al Sheba Gardens 3 start from AED 3,863,000 (about $1.05M): the cheapest tenth of 8 off-plan sales (all 3-beds), Aug–Oct 2026, per DLD. It is listed from AED 3,431,000, per propertyfinder.ae on 1 Oct 2026.
What is the price per sqft at NAD Al Sheba Gardens 3?
Buyers paid a median of AED 2,121 per sqft at NAD Al Sheba Gardens 3 (off-plan sales, last 6 months, 14 registered sales).
When is the NAD Al Sheba Gardens 3 handover date?
NAD Al Sheba Gardens 3 was due to hand over in Q4 2025 and is still listed as under construction, 97.03% built according to the DLD's project register.
What is the NAD Al Sheba Gardens 3 payment plan?
NAD Al Sheba Gardens 3 is offered on a 10/40/50 plan: 10% on booking, 40% during construction and 50% at handover.
Is NAD Al Sheba Gardens 3 priced above or below what buyers paid nearby?
Buyers paid a median of AED 2,121 per sqft in NAD Al Sheba Gardens 3 (off-plan sales, last 6 months, 14 registered sales), which is level with the median of AED 2,120 per sqft that buyers actually paid for villas in Nad Al Sheba, across 67 sales registered with DLD.
What is the Rendr Score of NAD Al Sheba Gardens 3?
NAD Al Sheba Gardens 3 scores 76 of 100 on the Rendr Score, good, as of 10 Nov 2026; 8 of its 8 factors are assessed, 100% of the weight.
Who is the developer of NAD Al Sheba Gardens 3?
NAD Al Sheba Gardens 3 is being developed by Meraas. It sits in Nad Al Sheba, Dubai.
Is NAD Al Sheba Gardens 3 registered with DLD?
NAD Al Sheba Gardens 3 is registered with the Dubai Land Department (DLD) under number 2484. Buyer payments go to escrow account 1005828734. Check it at dubailand.gov.ae before you pay.
Changes
Listed 23 Sep 2026 · 1 change since, last 27 Sep 2026
Status changed to Under construction (was Launched)
Source: tanamiproperties.com, saved 22 Sep 2026
Listed on the site
Source: tanamiproperties.com, saved 22 Sep 2026