- Sold from207 sales, 12 months · DLD; cheapest: all 3-beds
- AED 6.16M≈ $1.68M
- Listed fromper propertyfinder.ae, 1 Oct 2026
- AED 13.6M
- Buyers paid vs DLD median
- +7%
Price, payment plan and homes
Price per DLD; listed price per propertyfinder.ae, 1 Oct 2026- Sold from
- AED 6.16M
- 207 sales, 12 months · DLD; cheapest: all 3-bedsListed from AED 13.6M
- Bedrooms
- 3 bed to 5 bed
- 3,252 – 5,650 sqft · 210 units
- Payment plan
- 20/60/20
- AED 2.71M to book
- Handover
- Q3 2029
- 0% built per the DLD
DLD registered sales
- Sold since launch
- 103 of 210 homes
- · Off-plan sales registered with the DLD, resales before handover included, from launch in February 2026 to 31 October 2026
Homes and floor plans
210 homes · FreeholdPick a home: the plan and the forecast follow it.
- 3 bedTownhouse3,252 – 3,291 sqftPaid AED 6.16M – 6.62MNot listed
Paid: middle half of each type's off-plan sales, Dec 2025–Apr 2026 · DLD
Payment plan · 4-bed villa
On AED 13.6M- 20% at bookingAED 2.71M
- 60% during construction, until handover (Q3 2029)AED 8.13M
- 20% on handover (Q3 2029)AED 2.71M
Before the keys: AED 10.8M, 80% of the price.
Meraas’ own file on propertyfinder.ae, checked 30 Sep 2026
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 the 4-bed villa could be worth
More in Nad Al Sheba
Compare side by sideAll projects in Nad Al Sheba
The in-depth review
Why it scores 79
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026+7% above what buyers paid nearby
12 off-plan sales, last 6 months · middle half AED 2,108 – AED 2,403
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 a month
12 off-plan sales, last 6 months
How this is measured
Buyers paid a median of AED 2,264/sqft in this project (off-plan sales, last 6 months, 12 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 2,797/sqft (est.). Source: Dubai Land Department open data.
How the 79 was scored
7 of 8 factors · 85% 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 scheduleToo early to judge · 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
- 12 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
- 20% down · 60% during construction · 20% 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
- 0% built, 0% due by now (handover Q3 2029): judged once 10% of the build is due · DLD
- 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 12 registered sales, against 67 in the area; 12 is a small sample for one project and 67 in the area is a thin benchmark.
82 → 79 10 Nov 2026, price, developer record, resale, supply factorsScored since 24 Sep 2026 · 11 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 79
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 207 registered sales here: date, size and price paid
- The 7 assessed factor scores, with the figure and source behind each
- Score history since 24 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 Phase 11, and everything behind the 79.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q3 2029
Under construction · 0.06% built, the DLD's project register, 24 Sep 2026
What this means
Listed as Q2 2029 on 24 Sep 2026. The DLD’s register now expects Q3 2029 (28 Sep 2026).
Also due in 2029 in Nad Al Sheba: 2 more projects we list
Meraas: 15 projects delivered in the last ten years, typically on time, none cancelled.
Nad Al Sheba Gardens Phase 11 is due to hand over in Q3 2029. Construction is 0.06% complete according to the DLD's project register (24 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 registration4255
- Escrow account0205865423614
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from propertyfinder.ae, read 1 Oct 2026, last verified 1 Oct 2026. Construction figure from the DLD's project register, 24 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 0205865423614, and check it on dubailand.gov.ae first.2The handover date
The listed date is Q3 2029. The DLD shows 0% built on 24 Sep 2026. Ask for the date in the sales agreement.3Today's price list
AED 13,553,000 is a starting price from propertyfinder.ae, 1 Oct 2026. Ask for the unit's own price.4The instalment dates
20% at booking, 60% during construction, 20% at handover. Ask for each payment's date and amount.
About
Nad Al Sheba Gardens Phase 11 is Meraas' villa community of 210 homes in Nad Al Sheba, Dubai, with three-bedroom townhouses from about 3,252 to 3,291 sq ft and four and five-bedroom villas from about 4,795 to 5,650 sq ft.
Read more
The project is registered in Dubai as 4255, escrow account 0205865423614, and stood at 0.1% built at the register's last reading (2026-09-24).
- Developer
- Meraas
- Area
- Nad Al Sheba
- Status
- Under construction
- Sales launch
- 1 Feb 2026
- Total units
- 210
- Storeys
- 3
- Ownership
- Freehold
Amenities
- Indoor Swimming Pool
- Landscaped Gardens
- CCTV Security
- Gymnasium
- Restaurants
- Children's Play Area
What’s nearby
straight-line distance- Supermarket or mall2.0 km
- Hospital or clinic3.8 km
- School4.0 km
- Beach4.0 km
- Metro or tram stop6.7 km
The nearest of each on OpenStreetMap, Sep 2026.
Nad Al Sheba Gardens Phase 11: questions buyers ask
How much does Nad Al Sheba Gardens Phase 11 cost?
Registered sales at Nad Al Sheba Gardens Phase 11 start from AED 6,161,000 (about $1.68M): the cheapest tenth of 207 off-plan sales (all 3-beds), Dec 2025–Sep 2026, per DLD. It is listed from AED 13,553,000, per propertyfinder.ae on 1 Oct 2026.
What is the price per sqft at Nad Al Sheba Gardens Phase 11?
Buyers paid a median of AED 2,264 per sqft at Nad Al Sheba Gardens Phase 11 (off-plan sales, last 6 months, 12 registered sales).
When is the Nad Al Sheba Gardens Phase 11 handover date?
Nad Al Sheba Gardens Phase 11 is expected to hand over in Q3 2029. The project is under construction, 0.06% built according to the DLD's project register.
What is the Nad Al Sheba Gardens Phase 11 payment plan?
Nad Al Sheba Gardens Phase 11 is offered on a 20/60/20 plan: 20% on booking, 60% during construction and 20% at handover.
Is Nad Al Sheba Gardens Phase 11 priced above or below what buyers paid nearby?
Buyers paid a median of AED 2,264 per sqft in Nad Al Sheba Gardens Phase 11 (off-plan sales, last 6 months, 12 registered sales), which is 7% above 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 Phase 11?
Nad Al Sheba Gardens Phase 11 scores 79 of 100 on the Rendr Score, good, as of 10 Nov 2026; 7 of its 8 factors are assessed, 85% of the weight.
Who is the developer of Nad Al Sheba Gardens Phase 11?
Nad Al Sheba Gardens Phase 11 is being developed by Meraas. It sits in Nad Al Sheba, Dubai.
Is Nad Al Sheba Gardens Phase 11 registered with DLD?
Nad Al Sheba Gardens Phase 11 is registered with the Dubai Land Department (DLD) under number 4255. Buyer payments go to escrow account 0205865423614. Check it at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 2 changes since, last 28 Sep 2026
Handover moved from Q2 2029 to Q3 2029
Source: the DLD's project register, 28 Sep 2026
Payment plan stated: 20/60/20
Source: propertyfinder.ae, read 24 Sep 2026
Listed on the site
Source: propertyfinder.ae, read 24 Sep 2026