- From
- AED 13.6M
- ≈ $3.69M
- Handover
- Q2 2029
- 0% built
- Homes
- 3 bed to 5 bed
- 3,252 – 5,650 sqft · 210 units
Price per sqft vs registered sales
AED 2,767/sqft (est.)
The DLD median for Nad Al Sheba is not loaded yet; the gap appears as soon as it is.
Estimated from the starting price and the smallest unit; the developer has not stated a figure.
How the 60 was scored
5 of 7 factors · 70% of the weight · 24 Sep 2026- Price against what buyers actually paidNot assessed · weight 25
- Developer track recordAssessed · weight 20
- Payment planAssessed · weight 15
- Location and infrastructureAssessed · weight 15
- How easy it is to sell laterAssessed · weight 10
- Construction on scheduleAssessed · weight 10
- The basics on fileNot assessed · weight 5
63 → 60 24 Sep 2026, resale factorScored since 24 Sep 2026 · 1 change
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 working behind the 60
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- Projects covered
- 1,540
- projects covered
- Factors
- 7
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q2 2029
Under construction · 0.06% built, the DLD's project register, 24 Sep 2026
What this means
Nad Al Sheba Gardens Phase 11 is due to hand over in Q2 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.
Payment plan
20/60/20
- Down payment
- 20%
- During construction
- 60%
- On handover
- 20%
What you’d pay and when
On the starting price of AED 13,553,000, as the plan splits it.
- 20% at bookingAED 2,710,600≈ $738K
- 60% during construction, until handover (Q2 2029)AED 8,131,800≈ $2.21M
- 20% on handover (Q2 2029)AED 2,710,600≈ $738K
A unit’s own price, its instalment dates and any fees are in the developer’s sales agreement; confirm them there before paying anything.
Unit types
from AED 13.6M3 bed
3,252 – 3,291 sqft
4 bed
from 4,795 sqft
5 bed
from 5,650 sqft
Townhouse, Villa · 210 homes · Freehold
Full table
| Type | Bedrooms | Size (sqft) | Price | Per sqft |
|---|---|---|---|---|
| Townhouse | 3 bed | 3,252 – 3,291 | — | — |
| Villa | 4 bed | from 4,795 | AED 13.6M | AED 2,826 |
| Villa | 5 bed | from 5,650 | AED 15.6M | AED 2,767 |
DLD registration status
- Project registration4255
- Escrow account0205865423614
- Developer licenceNot published yet
Where the figures come from, and what escrow means
Nad Al Sheba Gardens Phase 11 is registered with the Dubai Land Department (DLD) under project number 4255. Buyer payments go to escrow account 0205865423614. An escrow account is a regulated account the developer cannot draw on freely: your payments go in and are released as building progresses. Escrow accounts and project registrations are published by the Dubai Land Department (DLD) on dubailand.gov.ae. Always check them, and pay into the escrow account only, before handing over a deposit. How to read the DLD register.
Figures from propertyfinder.ae (propertyfinder.ae/en/new-projects/meraas-holding/nad-al-sheba-gardens-phase-11), read 2026-09-24; found in the Dubai web sweep; 97 off-plan sales registered with the DLD in 2026 under "Nad Al Sheba Gardens Phase 11". Construction figure from the DLD's project register, 24 Sep 2026. Launch date from the DLD's project register.
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
Prices start at AED 13,553,000 on a 20% booking, 60% during construction and 20% on handover plan, with handover listed for the second quarter of 2029. 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).
The figures here are the starting price and plan as published for the project. Confirm the price, unit availability and service charge with the developer before committing.
- Meraas villa community in Nad Al Sheba
- Three-bedroom townhouses from 3,252 sq ft and villas
- 20/60/20 payment plan
- Handover Q2 2029
- 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
Nad Al Sheba · Dubai
Established villa district south of the creek, with Nad Al Sheba Gardens and the newer plots towards Meydan.
More in Nad Al Sheba
Compare side by sideAll projects in Nad Al Sheba
Nad Al Sheba Gardens Phase 11: questions buyers ask
How much does Nad Al Sheba Gardens Phase 11 cost?
Prices at Nad Al Sheba Gardens Phase 11 start from AED 13,553,000 and reach AED 15,634,000 (about $3.69M) for 3-bedroom, 4-bedroom and 5-bedroom homes. Asking prices come from the developer and change without notice.
What is the price per sqft at Nad Al Sheba Gardens Phase 11?
The asking price is around AED 2,767 per sqft, our estimate from the starting price and the unit sizes rather than a figure the developer has stated. Per-sqft prices vary by floor, view and finish within one building.
When is the Nad Al Sheba Gardens Phase 11 handover date?
Nad Al Sheba Gardens Phase 11 is expected to hand over in Q2 2029. The project is under construction, 0.06% built according to the DLD's project register. Handover dates are the developer's own estimate and off-plan projects can move, so confirm the current date in writing before you pay anything.
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. Developers change plans between phases, so confirm yours before signing.
What is the Rendr Score of Nad Al Sheba Gardens Phase 11?
Nad Al Sheba Gardens Phase 11 scores 60 of 100 on the Rendr Score, fair, as of 24 Sep 2026. The score weighs seven factors: the price against what buyers paid in Nad Al Sheba according to DLD, the developer's record, the payment plan, location, resale, construction progress and the paperwork on file; 5 of the 7 are assessed here, 70% of the weight. Our opinion, not investment advice; every input is on this page.
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. You can see every project by Meraas we list, and how their asking prices compare with registered sales, on their page.
Can foreigners buy at Nad Al Sheba Gardens Phase 11?
Nad Al Sheba Gardens Phase 11 is in a freehold area, so buyers of any nationality can own a home here outright rather than on a lease. Dubai sets which zones are freehold; confirm the title type on your own unit's contract before paying.
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. Every off-plan project must be registered and sell through an escrow account, where the money is released as building progresses. Check both at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 1 change since, last 24 Sep 2026
Payment plan changed to 20/60/20
Source: propertyfinder.ae (propertyfinder.ae/en/new-projects/meraas-holding/nad-al-sheba-gardens-phase-11), read 2026-09-24; found in the Dubai web sweep; 97 off-plan sales registered with the DLD in 2026 under "Nad Al Sheba Gardens Phase 11"
Listed on the site
Source: propertyfinder.ae (propertyfinder.ae/en/new-projects/meraas-holding/nad-al-sheba-gardens-phase-11), read 2026-09-24; found in the Dubai web sweep; 97 off-plan sales registered with the DLD in 2026 under "Nad Al Sheba Gardens Phase 11"
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