Nad Al Sheba Gardens Phase 11 and Phase 12 are the two newest registered phases of Meraas’ private gated villa community in Nad Al Shiba First. Meraas, part of Dubai Holding Real Estate, plans the community around a spine of walkable roads, cycling and running tracks, with villas, detached villas and townhouses set on landscaped ground.
The Dubai Land Department registers both phases separately. Phase 11 holds 210 villas with a filed completion of 1 July 2029, and Phase 12 holds 97 villas with a filed completion of 1 August 2029. 307 villas between them, both with a confirmed regulator controlled escrow account.
Property Details
- Developer. NAS Estates, part of Meraas and Dubai Holding Real Estate
- Community. Nad Al Sheba Gardens, Nad Al Shiba First
- Phases covered here. Phase 11 and Phase 12, the two newest registered phases
- Homes in these phases. 210 and 97, 307 in total, per the Dubai Land Department project register
- Registered completion. 1 July 2029 for Phase 11, 1 August 2029 for Phase 12
- Escrow account. Present and confirmed on both phases
- Unit mix across the community. Three bedroom townhouses, and four, five, six and seven bedroom villas
- Project status. Active on the DLD register, off plan
Read this next part before you go further, because it changes what this page is for. Meraas currently marks the Nad Al Sheba Gardens villa release as sold out on its own site and publishes no price. That does not mean nothing is available. It means the developer is not selling directly from public inventory, and the route in is the secondary market or a new phase release. We track both. Ask us what is actually available in Phase 11 and Phase 12 and we will tell you honestly, including when the answer is nothing.
Features & Amenities
Meraas builds Nad Al Sheba Gardens around leisure and movement rather than around a retail core.
- A lagoon and a wave pool
- Yoga lawns and running tracks
- Sports facilities and dedicated kids play areas
- An events lawn and amphitheatre, with outdoor theatre space
- A dog park
- A spine of walkable roads with cycling and running routes through the community
The homes carry hardwood floors, porcelain countertops and aluminium finishes, with open plan gardens and meandering lanes between clusters rather than a grid. A wave pool and a lagoon inside a gated villa community are capital items that either get built or do not, which makes them checkable at handover in a way that adjectives are not.
Location & Connectivity
Nad Al Sheba Gardens sits in Nad Al Shiba First, roughly ten minutes from Downtown Dubai by Meraas’ own published figure. Meydan Racetrack and Deep Dive Dubai are close by, and Dubai International Airport and the major highways are within easy reach.
This is the point that separates Nad Al Sheba from almost everything else on the 2026 villa register. The other large villa launches sit on the southern and eastern edges of the city, twenty to forty minutes out. This one is ten minutes from Downtown. Land that close to the centre and still available for low density villa development is genuinely scarce, and scarcity of position is a more durable argument than any demand forecast.
Nad Al Sheba Gardens Phase 11 and 12 Handover Date
The completion dates registered with the Dubai Land Department are 1 July 2029 for Phase 11 and 1 August 2029 for Phase 12. Those are the dates filed with the regulator, not sales floor estimates.
Meraas does not publish a handover date for these phases on its public site, so the register is the only public source and it is the figure we will quote you. A registered completion date is a schedule rather than a guarantee. We track the register monthly and we will tell you if either filed date moves.
Nad Al Sheba Gardens Payment Plan
Meraas has not published a payment plan for Phase 11 or Phase 12. The community page carries a payment plan link but no public schedule, and with the villa release marked sold out there is no live public offer to quote.
Ask us and we will tell you what is genuinely available, whether that is a developer release or a secondary market unit, and send the actual terms in writing. Remember the 4 per cent Dubai Land Department registration fee on top of the purchase price, and on a secondary purchase the transfer costs differ from an off plan booking. We will set both out before you commit.
If you are weighing off plan against ready stock, one figure is worth knowing first. On the August 2026 Dubai register, off plan sold at a 33.1 per cent premium per square foot over identical ready homes in the same community and the same bedroom count. The commonly quoted premium is around 21 per cent, and that number understates it because it compares different locations. Our full working is published in the matched off plan premium report.
Nad Al Sheba Gardens Floor Plans
Meraas publishes floor plan and brochure downloads for Nad Al Sheba Gardens covering the three bedroom townhouse and the four to seven bedroom villa formats. Phase specific plans with stated internal areas for Phase 11 and Phase 12 are issued to registered buyers rather than published openly.
Request the pack for the format you are considering and we will send what Meraas has released, with plot and built up areas stated exactly as the developer states them. We will not send you a redrawn plan from a portal. If a plan reaches you from us it came from the developer.
Why Invest in Nad Al Sheba Gardens
Ten minutes from Downtown is the whole argument. Almost every other villa community on the 2026 register trades distance for price. This one does not. Position that central, in a low density gated villa community, is not reproducible because the land is not there to reproduce it on.
The escrow position is confirmed on both phases. Phase 11 and Phase 12 each hold a regulator controlled escrow account recorded with the Dubai Land Department. Under Dubai Law No. 8 of 2007, buyer payments into a registered escrow are released against verified construction progress, and Article 9 places those funds beyond the reach of the developer’s other creditors.
The developer is Dubai Holding. Meraas sits inside Dubai Holding Real Estate, which is about as close to sovereign backing as a Dubai developer gets. Delivery risk here is low relative to the rest of the register.
Sold out is a demand signal, not a closed door. A villa release that clears before public pricing is published tells you what the demand looks like. It also means the secondary market is where most buyers will transact, and secondary pricing is where we can actually add value by showing you registered comparables rather than asking prices.
Supply context, stated honestly. 307 villas across these two phases is modest, and the community is not large by current Dubai standards. That supports pricing. It also means genuine availability is limited and you should be sceptical of anyone promising you easy access.
FAQs About Nad Al Sheba Gardens Phase 11 and 12
How many homes are in Phase 11 and Phase 12?
210 in Phase 11 and 97 in Phase 12, 307 in total, per the Dubai Land Department project register.
When is handover?
1 July 2029 for Phase 11 and 1 August 2029 for Phase 12, per the Dubai Land Department register. Meraas publishes no handover date for these phases.
What is the price?
Meraas publishes no price and currently marks the villa release as sold out. Ask us and we will tell you what is genuinely available and at what price, including on the secondary market.
Do these phases have escrow accounts?
Yes. A regulator controlled escrow account is confirmed on the Dubai Land Department register for each phase.
What unit types are at Nad Al Sheba Gardens?
Three bedroom townhouses and four, five, six and seven bedroom villas, including detached villas.
How far is it from Downtown Dubai?
Meraas publishes ten minutes.
Who is the developer?
The Dubai Land Department records NAS Estates. The community is developed and marketed by Meraas, part of Dubai Holding Real Estate.
Can a foreign national buy at Nad Al Sheba Gardens?
Yes. The community sits in a designated freehold area, which means non UAE nationals can hold permanent, transferable ownership with inheritance rights.
Contact Cresco Real Estate Today
We are a RERA licensed brokerage, ORN 34288. We will tell you what is actually available in Phase 11 and Phase 12, send Meraas’ own floor plans and brochure, confirm the registered escrow and completion status from the Dubai Land Department, and show you recent registered comparables across Nad Al Sheba so you can judge secondary pricing against what has genuinely transacted.
If you are buying from the United States, we publish research specifically for cross border buyers, including what Dubai actually costs by price band in US dollars.
Figures on this page are drawn from Meraas’ published project material and the Dubai Land Department project register as at September 2026. Registered completion dates are schedules filed with the regulator and are not guarantees of handover. This page is marketing information and is not investment advice.
