Nadd Hessa property prices: price per sq ft and sales in 2026
Property prices in Nadd Hessa stand at a median AED 12,937 per m² (AED 1,202 per sq ft) over the last 12 months, based on the 2,013 residential sales registered with the Dubai Land Department between October 16, 2025 and October 16, 2026. That is an adjustment of 13.9% on the previous 12 months. Sales reached AED 2.4 billion.
- AED 12,937median price per m²
- AED 1,202median price per sq ft
- 2,013sales in 12 months
- -13.9%change year on year
- 45.3%off-plan share of sales
With a price per m² 30.2% below the Dubai median (AED 18,545/m²), Nadd Hessa sits among the emirate's most accessible entry points, popular with first-time investors (#135 of 154 by price per m²). Sales are split between off-plan (45.3%) and ready homes, so buyers have both options.
Apartment and villa prices in Nadd Hessa
Median sale price and median size by unit type and bedrooms, DLD sales over the last 12 months.
| Unit type | Sales | Median price | Median size |
|---|---|---|---|
| Apartment · Studio | 472 | AED 600,000 | 40 m² |
| Apartment · 1 bedroom | 893 | AED 861,850 | 74 m² |
| Apartment · 2 bedrooms | 539 | AED 1,550,000 | 113 m² |
| Apartment · 3 bedrooms | 105 | AED 2,037,000 | 154 m² |
Price per m² range in Nadd Hessa
Half of the sales over the last 12 months closed between AED 10,109 and AED 17,675 per m² (AED 939 to 1,642 per sq ft). The spread reflects floor, view, building age and finish level: these are the points that drive the price.
Nadd Hessa price trend since 2019
| Year | Sales | Median / m² | Median / sq ft | Change |
|---|---|---|---|---|
| 2019 | 606 | AED 7,427 | AED 690 | — |
| 2020 | 502 | AED 7,090 | AED 659 | -4.5% |
| 2021 | 610 | AED 6,406 | AED 595 | -9.6% |
| 2022 | 955 | AED 6,727 | AED 625 | +5% |
| 2023 | 1,630 | AED 7,454 | AED 692 | +10.8% |
| 2024 | 1,979 | AED 9,625 | AED 894 | +29.1% |
| 2025 | 4,018 | AED 16,035 | AED 1,490 | +66.6% |
| 2026 (to mid-October) | 1,228 | AED 12,368 | AED 1,149 | -22.9% |
Rents and rental yield in Nadd Hessa
Median annual rent of Ejari contracts started over the last 12 months. Indicative gross yield: studio 6.8%, 1 bedroom 6.3%, 2 bedrooms 4.9%, 3 bedrooms 5.4%.
| Unit type | Contracts | Median annual rent | Middle 50% range | New leases |
|---|---|---|---|---|
| Apartment · Studio | 3,675 | AED 40,793 | 36,500 – 45,000 | AED 43,000 |
| Apartment · 1 bedroom | 8,443 | AED 54,600 | 48,000 – 61,000 | AED 60,000 |
| Apartment · 2 bedrooms | 3,113 | AED 75,313 | 67,253 – 85,000 | AED 85,000 |
| Apartment · 3 bedrooms | 556 | AED 110,000 | 97,848 – 120,000 | AED 120,000 |
| Apartment · 4 bedrooms | 22 | AED 125,000 | 105,000 – 156,250 | — |
| Villa / townhouse · 3 bedrooms | 287 | AED 167,360 | 159,390 – 215,000 | AED 217,500 |
Getting around Nadd Hessa
Landmarks most often recorded in the area's DLD transactions:
- Shopping mall: City Centre Mirdif
- Landmark: IMG World Adventures
Compare with other areas
Areas with a similar price per m²:
- Silicon Oasis — AED 12,937/m² · Silicon Oasis rents
- Liwan 1 — AED 12,971/m² · Liwan 1 rents
- Al Aryam — AED 13,050/m² · Al Aryam rents
- Living Legends — AED 12,751/m² · Living Legends rents
- DAMAC Hills 2 — AED 12,742/m² · DAMAC Hills 2 rents
- Madinat Hind 4 — AED 12,742/m² · Madinat Hind 4 rents
Frequently asked questions
What is the price per square foot in Nadd Hessa?
The median is AED 1,202 per sq ft (AED 12,937 per m²), across 2,013 residential sales registered with the DLD from October 16, 2025 to October 16, 2026.
How much is an apartment in Nadd Hessa?
A one-bedroom sold for a median AED 861,850 (74 m²) and a two-bedroom for AED 1,550,000 (113 m²) over the last 12 months, according to DLD sales.
Are prices rising in Nadd Hessa?
The median price per m² moved -13.9% between the previous 12 months (AED 15,022/m²) and the last 12 months (AED 12,937/m²).
Off-plan or ready property in Nadd Hessa?
45.3% of sales over the last 12 months were off-plan and 54.7% were ready homes. Off-plan gives access to developer payment plans; ready homes can be rented out straight away. A Cevitas advisor compares both on your budget.
What rental yield can you expect in Nadd Hessa?
Dividing the median Ejari annual rent by the median DLD sale price gives an indicative gross yield of 6.8% for a studio, 6.3% for a 1 bedroom, 4.9% for a 2 bedrooms, 5.4% for a 3 bedrooms, before service charges and vacancy.
Sources and method
Sales: Dubai Land Department "Real Estate Transactions" dataset (data.dubai), registered residential sales (apartments, villas and townhouses) from October 16, 2025 to October 16, 2026 for the last 12 months. Price per m² = sale price / registered area; we use the median, which is less sensitive to unusual deals. 1 m² = 10.764 sq ft.
Rents: DLD "Rent Contracts" (Ejari) dataset (data.dubai), single-unit residential contracts starting between October 20, 2025 and October 20, 2026, median annual rent. The gross yield shown is the median rent divided by the median price of the same unit type: a market benchmark, before service charges and vacancy.
Data published under the Dubai Open Data Licence, downloaded on 20 October 2026 and analysed by Cevitas Real Estate. They describe past transactions and are not a valuation or investment advice.