Nad Al Sheba Gardens Phase 8 & 9: off-plan project in Nad Al Shiba First
Nad Al Sheba Gardens Phase 8 & 9 is an off-plan villa and townhouse project in Nad Al Shiba First, registered with the Dubai Land Department as project no. 3860 and developed by Nas Estates L.L.C. From October 16, 2025 to October 16, 2026, 59 off-plan sales were registered there at a median price of AED 5,461,000 (AED 2,557 per sq ft); 80% of sales fall between AED 5,021,800 and AED 5,920,200.
- 59off-plan sales in 12 months
- AED 5,461,000median sale price
- AED 2,557median price per sq ft
- 0%construction progress (DLD)
- October 2028end date in the register
Source: Dubai Land Department open data, sales registered from 16/10/2025 to 16/10/2026. Source: Dubai Land Department project register (open data), as of 15/06/2026.
What the figures say
- Positioning: at AED 2,557 per sq ft, Nad Al Sheba Gardens Phase 8 & 9 is 9.5% below the median of off-plan sales across the 3 projects tracked in Nad Al Shiba First (AED 2,825 per sq ft), and 44.7% above the median of Dubai off-plan sales (AED 1,768 per sq ft).
- Sales pace: 59 off-plan sales in 12 months, about 5 a month; number 3 by sales in Nad Al Shiba First over the period.
- Construction: 0% complete in the DLD register, construction had not started at the latest inspection; planned end October 2028.
- Profile: a concentrated project, 100% of sales are the same unit type (villa / townhouse · 3 bedrooms).
Nad Al Sheba Gardens Phase 8 & 9: official project sheet
Details from the project register kept by the Dubai Land Department. Off-plan payments go to the project's escrow account, as required by Dubai Law No. 8 of 2007.
| Item | DLD register |
|---|---|
| DLD project number | 3860 |
| Registered developer | Nas Estates L.L.C (developer no. 1762) |
| Master developer | Shamal Estates L.L.C |
| DLD area | Nad Al Shiba First |
| Register status | not started |
| Construction progress | 0% |
| Project start | September 1, 2025 |
| Planned end | October 1, 2028 |
| Registered units | 201 villas |
| Escrow account | escrow agent registered with the DLD for this project |
Source: Dubai Land Department project register (open data), as of 15/06/2026.
Nad Al Sheba Gardens Phase 8 & 9 off-plan prices by unit type
Off-plan sales over the last 12 months, at least 3 sales per row. Entry ticket observed: villa / townhouse · 3 bedrooms, at a median AED 5,461,000.
| Unit type | Sales | Median price | Range (AED) | Median size | Price / sq ft |
|---|---|---|---|---|---|
| Villa / townhouse · 3 bedrooms | 59 | AED 5,461,000 | 5,021,800 – 5,920,200 | 182 m² (1,959 sq ft) | AED 2,557 |
Source: Dubai Land Department open data, sales registered from 16/10/2025 to 16/10/2026.
To turn one of these prices into a payment schedule, use OffPlanSimulator's off-plan payment plan calculator, then add registration fees with the Dubai buying costs calculator.
Sales by unit type
Villa / townhouse · 3 bedrooms: 100% of off-plan sales, with a median size of 182 m² (182 to 295 m² for 80% of them).
- Villa / townhouse · 3 bedrooms: 100% (59 sales)
Source: Dubai Land Department open data, sales registered from 16/10/2025 to 16/10/2026.
Nad Al Sheba Gardens Phase 8 & 9 off-plan price by quarter
The median off-plan price per sq ft moved from AED 2,562 in Q4 2025 to AED 1,862 in Q1 2026 (-27.3%). Quarter-to-quarter changes also reflect the mix of units sold.
| Quarter | Off-plan sales | Median / sq ft | Change |
|---|---|---|---|
| Q4 2025 | 56 | AED 2,562 | — |
| Q1 2026 | 5 | AED 1,862 | -27.3% |
Source: Dubai Land Department open data, off-plan sales registered since 1 January 2024, as of 16/10/2026.
Rents in Nad Al Shiba First
To gauge the rental market around Nad Al Sheba Gardens Phase 8 & 9: annual rents of Ejari contracts registered in Nad Al Shiba First over the last 12 months (2,471 contracts).
| Unit type | Contracts | Median annual rent | Middle 50% range |
|---|---|---|---|
| Apartment · Studio | 27 | AED 52,000 | 46,000 – 55,000 |
| Apartment · 1 bedroom | 1,122 | AED 78,642 | 70,000 – 90,000 |
| Apartment · 2 bedrooms | 818 | AED 121,000 | 106,360 – 140,000 |
| Apartment · 3 bedrooms | 110 | AED 150,000 | 139,078 – 177,375 |
| Apartment · 4 bedrooms | 18 | AED 240,000 | 220,000 – 270,000 |
| Villa / townhouse · 3 bedrooms | 115 | AED 295,000 | 259,303 – 345,000 |
| Villa / townhouse · 4 bedrooms | 141 | AED 315,000 | 290,000 – 435,000 |
| Villa / townhouse · 5+ bedrooms | 116 | AED 592,500 | 500,000 – 700,000 |
To compare a market rent with your purchase price and running costs, the rental yield calculator works it through step by step.
Source: Dubai Land Department, Ejari rent contracts (open data), 20/10/2025 to 20/10/2026.
Where is Nad Al Sheba Gardens Phase 8 & 9?
Nad Al Sheba Gardens Phase 8 & 9 is in Nad Al Shiba First, Dubai.
Further reading
- All off-plan projects in Nad Al Shiba First
- All DLD sales at Nad Al Sheba Gardens Phase 8 & 9 (new and resale)
- Nad Al Shiba First property prices
- Nad Al Shiba First rents
- All Nas Estates L.L.C projects
Other off-plan projects in Nad Al Shiba First
- Nad Al Sheba Gardens Phase 11 — AED 3,141/sq ft
- Nad Al Sheba Gardens Phase 10 — AED 2,825/sq ft
Same budget elsewhere in Dubai (around AED 5,461,000)
- Hayat 7, Dubai World Central — AED 5,350,000
- Hayat 5, Dubai World Central — AED 5,630,000
- The Valley - Alva, Al Yufrah 1 — AED 5,188,974
- The Cape, Al Barari — AED 5,717,587
- Iconic, Site A — AED 5,131,038
- DAMAC Casa, Site A — AED 5,846,300
Projects presented by Cevitas
Frequently asked questions
How much does a home at Nad Al Sheba Gardens Phase 8 & 9 cost?
Over the last 12 months, the 59 off-plan sales registered with the DLD show a median price of AED 5,461,000, or AED 2,557 per sq ft; 80% fall between AED 5,021,800 and AED 5,920,200. The developer's current prices are on its price list.
When will Nad Al Sheba Gardens Phase 8 & 9 be completed?
In the DLD project register (as of 15/06/2026), the project is "not started", 0% complete, with a planned end date of October 1, 2028. The handover date is confirmed by the developer.
Who is the developer of Nad Al Sheba Gardens Phase 8 & 9?
The DLD register lists Nas Estates L.L.C (developer no. 1762), in a community developed by Shamal Estates L.L.C.
What unit types are sold at Nad Al Sheba Gardens Phase 8 & 9?
Off-plan sales over the last 12 months cover: villa / townhouse · 3 bedrooms (59). Best-selling type: villa / townhouse · 3 bedrooms, at a median AED 5,461,000 for 182 m².
Has the price per sq ft at Nad Al Sheba Gardens Phase 8 & 9 changed?
The median off-plan price moved from AED 2,562 per sq ft in Q4 2025 to AED 1,862 in Q1 2026, based on DLD-registered sales.
How do I get the Nad Al Sheba Gardens Phase 8 & 9 price list and payment plan?
Ask with the "Get the price list" button or on WhatsApp at +971 55 772 2710: a RERA-licensed Cevitas advisor sends you the available units, the developer's prices and the current payment plan, with no buyer commission on new launches.
Sources and method
Off-plan sales: Dubai Land Department "Real Estate Transactions" dataset (data.dubai), residential sales registered off-plan ("Off-Plan Properties") from October 16, 2025 to October 16, 2026. Median price = middle registered price; range = 80% of sales (10th to 90th percentile). Price per sq ft = price / registered area (1 m² = 10.764 sq ft).
Developer, status, progress and dates: DLD "Projects" register (data.dubai) and "Developers" register (data.dubai), extract as of June 15, 2026. Progress is the figure from the latest DLD inspection on record; the end date is the one declared in the register and may be updated by the DLD.
Rents: DLD "Rent Contracts" (Ejari) dataset (data.dubai), median annual rent of residential contracts over the last 12 months in the area.
Data published under the Dubai Open Data Licence and analysed by Cevitas Real Estate. They describe official transactions and an official register; they are not a valuation, a promise of return or investment advice. The developer's current prices are on its price list.