Villas, 10 minutes from Downtown.
Meraas's gated townhouse and villa community in Nad Al Sheba, built near Meydan rather than deep in Dubailand. Proximity to the city is what you pay for here. Below are the real Land Department numbers and the honest trade-offs.
What Nad Al Sheba Gardens actually is
Nad Al Sheba Gardens is Meraas's gated villa and townhouse community in Nad Al Sheba 1, beside Al Ain Road near Meydan and the Ras Al Khor sanctuary. Its one real edge over the Dubailand villa communities is location: you are roughly 10 to 15 minutes from Downtown and Meydan, not half an hour. That proximity is most of what you pay for.
It is a long, phased build. The early phases are delivered and trade on resale, while the later phases, running up to around Phase 11 and 12, are off-plan and hand over between 2027 and 2029. So you can buy a ready home now or a newer phase you wait for, and the community mall, lagoon and schools are still opening in stages.
The honest part: this is premium. Entry is around AED 5M and villas run well past AED 20M, and the price per square foot, around AED 2,630, sits well above the Dubai average. The steepest early price growth has already happened, there is no metro, and a heavy forward pipeline of over 1,500 homes can cap near-term resale upside.
Life in NAS Gardens
The masterplan destinations the community is built around.
A central lagoon with resort-style wave and club pools at the community core.
Central Park and Spine Park green spaces with water features and landscaped walkways.
Padel, tennis, basketball and a skate park, plus outdoor gyms and cycling and running tracks.
The NAS Gardens Community Mall, anchored by a Waitrose, with dining and fitness.
A school within walking distance, with another at the edge of the newest phase.
A yoga lawn, children's play zones, an events lawn, a dog park and a planned community farm.
Location & connectivity
Nad Al Sheba Gardens sits in Nad Al Sheba 1, beside Al Ain Road (E66), close to Meydan and the Ras Al Khor Wildlife Sanctuary. Drive times are off-peak estimates, and this is the community's main advantage.
The real numbers for NAS Gardens
Actual registered transactions, not asking prices. Updated November 2026.
The AED 9.1M median swings quarter to quarter as the mix shifts between townhouses and large villas, so read price per square foot, around AED 2,630, as the cleaner trend. That figure sits well above the Dubai average of about AED 1,729, which is the premium you pay to be this close to the city. Volume is down about a third year on year, and the steepest early growth has already happened.
Source: Dubai Land Department via DXB Interact, Nad Al Sheba Gardens (all phases). Data as of 12 November 2026. Figures describe past transactions and are not a forecast.
Homes available in NAS Gardens
Current clusters and starting prices. Register on any one and we send its full price list, floor plans and handover date.
Phase figures mix Land Department medians and marketing asking prices and swing with the unit mix, so treat them as indicative. Payment plans and handover dates differ by phase. Ask us for the current Meraas price list and the handover date for any phase before you commit.
About the developer
Nad Al Sheba Gardens is a Meraas community, part of Dubai Holding Real Estate, the developer behind City Walk, Bluewaters Island, La Mer and The Acres. It builds lifestyle-led communities across Dubai with the backing of the Dubai Holding group, and has delivered the early Nad Al Sheba Gardens phases while continuing to launch new ones.
Questions buyers ask
Is it freehold?
Why is it more expensive than the Dubailand communities?
When do homes hand over?
Can I buy resale or only off-plan?
What yield can I expect?
What is the catch?
Get the full pack for NAS Gardens
Price list, floor plans, payment plan and the honest investment case, sent by an adviser who works for you, not the developer.
- Current Emaar price list and the exact handover date per cluster
- The real Land Department numbers for your budget
- No spin. We tell you the catch before you commit.
Get the brochure & price list
Register and a Totality adviser sends you the current price list, floor plans and payment plan for NAS Gardens.