Dubai Property Intelligence

Nad Al Sheba First
Investment Guide

Transaction-based price ranges, rental yields, supply pipeline, and investment analysis for Nad Al Sheba First, Dubai. All data from the Dubai Land Department, analyzed by iRealEstate.ae.

Last updated: Q2 2026Source: Dubai Land DepartmentAnalysis: iRealEstate.ae

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Median Price/sqftAED 2,690

Gross Yield7.0%

Appreciation93.0%

12M Transactions2,586

Completed Units2,565

Pipeline Units6,962

Pricing

Property Prices in Nad Al Sheba First

What are property prices in Nad Al Sheba First?

Transaction-based price ranges by unit type as of Q2 2026. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Ranges use trimmed percentiles to exclude outliers. Median anchors the midpoint.

Unit Type	Price Range (AED)	Median	Typical Buyer
Studio	750K to 1.45M	1.38M	Yield-focused investors, entry buyers
1-Bedroom	46K to 3.7M	2.3M	Income investors, central-city end users
2-Bedroom	660K to 5.4M	3.2M	Families, upgraded investors
3-Bedroom	2.8M to 501.1M	5.9M	Premium buyers, larger-space end users
4-Bedroom	4.62M to 14.65M	11.76M	Premium / end-user segment
5-Bedroom	923K to 72M	15.86M	Premium / end-user segment
6-Bedroom	5.6M to 20.45M	18.35M	Premium / end-user segment
7-Bedroom	21.55M to 26.02M	24.6M	Premium / end-user segment

What is the price per square foot in Nad Al Sheba First?

The median price per square foot in Nad Al Sheba First is AED 2,690 as of Q2 2026, based on 2,586 transactions recorded by the Dubai Land Department. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Rental Income

Rents and Yields in Nad Al Sheba First

What are rental prices in Nad Al Sheba First?

Annual rent ranges by unit type as of Q2 2026. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Rental bands show affordability tiers for tenants and income potential for investors.

Unit Type	Annual Rent (AED)	Median	Positioning
1-Bedroom	35K to 155K	80K	Core demand segment
2-Bedroom	5K to 335K	121K	Higher-income tenants, families
3-Bedroom	101K to 450K	165K	Premium tenant segment
4-Bedroom	10K to 550K	300K	Premium tenant segment
5-Bedroom	15K to 1.35M	605K	Premium tenant segment
6-Bedroom	100K to 1.2M	601K	Premium tenant segment

What is the rental yield in Nad Al Sheba First?

The gross rental yield in Nad Al Sheba First is approximately 7.0% as of Q2 2026, calculated as annual rent divided by purchase price. Capital appreciation over the past 12 months is 93.0%. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Unit Sizes

Property Sizes in Nad Al Sheba First

What is the typical apartment size in Nad Al Sheba First?

Unit sizes are wide enough that bedroom count alone does not explain price. Price per square foot and building quality matter just as much. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Sizes are based on transacted units, not developer brochure figures.

Unit Type	Size Range (sqft)	Layout	Positioning
Studio	280 to 1,030	Open-plan	Compact, yield-oriented
1-Bedroom	420 to 28,640	Single enclosed bedroom	Broadest demand
2-Bedroom	580 to 4,180	Family / shared layout	Balanced income and usability
3-Bedroom	1,280 to 7,110	Larger premium format	Higher-end end-user
4-Bedroom	1,800 to 10,010	Larger premium format	Higher-end end-user
5-Bedroom	4,940 to 107,780	Larger premium format	Higher-end end-user
6-Bedroom	4,910 to 18,870	Larger premium format	Higher-end end-user
7-Bedroom	4,990 to 13,210	Larger premium format	Higher-end end-user
8-Bedroom	9,820 to 105,690	Larger premium format	Higher-end end-user

Market Activity

Liquidity and Investment Outlook

How many property transactions happen in Nad Al Sheba First?

Nad Al Sheba First recorded 2,586 property transactions in the 12 months ending Q2 2026, according to the Dubai Land Department. Against a completed supply of 2,565 units, this represents a transaction-to-stock ratio of 1.01x. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Is Nad Al Sheba First a good area to invest in Dubai?

Nad Al Sheba First combines liquidity (2,586 transactions), yields (7.0% gross), and appreciation (93.0%) as of Q2 2026. A pipeline of 6,962 upcoming units means segment selection and absorption monitoring are critical. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Strength

High Liquidity

2,586 transactions against 2,565 completed units signals strong turnover. A 1.01x transaction-to-stock ratio shapes entry and exit dynamics.

Watch

Supply Pipeline

6,962 upcoming units. Absorption pace matters more than headline volume; large pipelines can limit short-term price acceleration in overbuilt segments.

Fit

Best Suited For

Income-focused investors, central-city end users, and buyers who value liquidity. Segment selection and building quality matter more than area-level averages.

Supply & Developers

Off-Plan Supply and Developer Presence

How many off-plan projects are in Nad Al Sheba First?

As of Q2 2026, Nad Al Sheba First has 15 active off-plan projects with an estimated pipeline of 6,962 upcoming units. Source: Dubai Land Department data, analyzed by iRealEstate.ae.

Off-Plan Projects

15 active projects delivering an estimated 6,962 units. Pipeline size shapes competition, resale liquidity, and price trajectory.

Nad Al Sheba Gardens Phase 3 Celia Gardens Royal Manor Solcasa Residence Ethan

Key Developers

Developer presence shapes product quality, price positioning, and future supply trajectory.

Meraas Gulfland Nine Developments Blue Coast Matrix Griffin Oriental Pearls Nas Estates Abou Eid

Methodology

How This Data is Calculated

All figures on this page are derived from transactions recorded by the Dubai Land Department. iRealEstate.ae processes, cleans, trims, and groups this data by area, property type, and bedroom count. Ranges use trimmed percentiles to exclude outliers. Data is updated quarterly. Source: Dubai Land Department transaction data, analyzed by iRealEstate.ae.

Transaction-Based Pricing

All price figures reflect recorded transactions, not listings. Trimmed percentile ranges exclude extreme outliers for realistic budget bands.

Rental Yield

Annual rent divided by purchase price, grouped by area, property type, and bedroom count. Gross yield; does not account for service charges or vacancy.

Capital Appreciation

Median price per sqft compared across two consecutive 12-month periods. Mix shifts between luxury and mid-market can affect the result.

Why Medians Shift

Transaction mix changes period to period. One quarter may skew luxury, another mid-market. The median captures the center, not the full distribution.

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