Nad Al Shiba First
Communities inside: Meydan Racecourse Community, Nad Al Sheba Gardens
Data through 22 Oct 2026 · registered sales and Ejari rents · trailing 12 months Oct 2025 – Sep 2026 · rebuilt daily
The median registered sale price in Nad Al Shiba First is AED 2.32M over the trailing 12 months, from 2 927 registered sales at a median 3 410 AED per square foot, up 94.6% year on year. Ready homes let at a median AED 106k a year, a gross yield of 5.34%. Figures are outlier-trimmed medians from registered DLD transactions, not asking prices from listings.
Source: Registered DLD transactions · Data through 22 Oct 2026 · sample 2 927 records · outlier-trimmed median, complete months only · Methodology v1.0 ↗
Price per square foot, month by month
median interquartile range (middle 50% of transactions)
Source: Registered DLD transactions · Data through 22 Oct 2026 · monthly medians, months with fewer than 5 registered sales are left blank · Methodology v1.0 ↗
The same figures as a table
| Month | Sales | Median price | Median AED/sqft | IQR AED/sqft |
|---|---|---|---|---|
| Sep 2026 | 99 | AED 2.51M | 2 623 | 2 162 – 3 456 |
| Aug 2026 | 126 | AED 1.73M | 3 368 | 2 848 – 3 622 |
| Jul 2026 | 191 | AED 1.41M | 3 412 | 3 125 – 3 626 |
| Jun 2026 | 185 | AED 1.42M | 3 512 | 3 235 – 3 693 |
| May 2026 | 47 | AED 3.20M | 2 242 | 1 909 – 2 721 |
| Apr 2026 | 321 | AED 2.06M | 3 447 | 1 856 – 3 779 |
| Mar 2026 | 397 | AED 1.43M | 3 539 | 3 319 – 3 758 |
| Feb 2026 | 755 | AED 1.41M | 3 574 | 3 395 – 3 799 |
| Jan 2026 | 198 | AED 5.75M | 2 500 | 2 041 – 3 223 |
| Dec 2025 | 130 | AED 2.90M | 2 056 | 1 861 – 2 496 |
| Nov 2025 | 134 | AED 5.64M | 2 213 | 1 611 – 2 557 |
| Oct 2025 | 336 | AED 6.08M | 2 500 | 1 897 – 2 787 |
| Sep 2025 | 113 | AED 5.54M | 2 500 | 1 766 – 2 550 |
Source: Registered DLD transactions · Data through 22 Oct 2026 · complete months only; the current month is excluded because DLD keeps registering it · Methodology v1.0 ↗
By number of bedrooms
| Homes | Sales | Median price | Median AED/sqft | Median size | Median rent | Gross yield |
|---|---|---|---|---|---|---|
| Studios | 1 070 | AED 1.37M | 3 574 | 387 sqft | AED 52k | — |
| 1-bedroom apartments | 585 | AED 2.30M | 2 600 | 695 sqft | AED 80k | 6.73% |
| 2-bedroom apartments | 341 | AED 3.20M | 2 500 | 1 155 sqft | AED 121k | 4.81% |
| 3-bedroom apartments | 386 | AED 5.89M | 2 558 | 1 960 sqft | AED 240k | 5.67% |
| 4-bedroom apartments | 26 | AED 6.03M | 2 358 | 2 354 sqft | AED 315k | 5.34% |
Source: Registered DLD sales and Ejari rental contracts · Data through 22 Oct 2026 · yield shown only where at least 15 rents and 15 ready-home sales support it · Methodology v1.0 ↗
How the gross yield is put together
A yield is only meaningful between comparable homes, so each row below matches registered rents against registered sale prices for the same kind of home. The headline figure is the median of these rows, not a division of two unrelated medians.
| Home type | Median annual rent | Median ready price | Gross yield | Contracts | Sales |
|---|---|---|---|---|---|
| 1-bedroom apartment | AED 80k | AED 1.19M | 6.73% | 1 074 | 90 |
| 2-bedroom apartment | AED 121k | AED 2.52M | 4.79% | 810 | 80 |
| 4-bedroom villa | AED 315k | AED 5.90M | 5.34% | 132 | 24 |
Source: Registered Ejari contracts against registered ready-home sales · Data through 22 Oct 2026 · gross, before service charges, vacancy and transaction costs · Methodology v1.0 ↗
Communities inside this area
| Community (DLD master project) | Sales | Median price | Median AED/sqft | Off-plan |
|---|---|---|---|---|
| Meydan Racecourse Community | 2 026 | AED 1.42M | 3 512 | 89.7% |
| Nad Al Sheba Gardens | 268 | AED 5.40M | 1 916 | 54.5% |
Source: Registered DLD transactions · Data through 22 Oct 2026 · outlier-trimmed median, complete months only · Methodology v1.0 ↗
Registered sales by year
median interquartile range (middle 50% of transactions)
| Year | Sales | Median price | Median AED/sqft | Total registered value |
|---|---|---|---|---|
| 2026 | 2 326 | AED 1.47M | 3 490 | AED 8.04B |
| 2025 | 1 474 | AED 5.40M | 2 033 | AED 11.10B |
| 2024 | 1 274 | AED 4.36M | 1 513 | AED 7.77B |
| 2023 | 865 | AED 4.20M | 1 404 | AED 4.89B |
| 2022 | 621 | AED 3.75M | 1 149 | AED 2.86B |
| 2021 | 643 | AED 2.96M | 1 205 | AED 1.99B |
| 2020 | 324 | AED 1.92M | 1 034 | AED 865.43M |
| 2019 | 273 | AED 1.83M | 945 | AED 793.22M |
| 2018 | 491 | AED 1.83M | 1 110 | AED 1.29B |
| 2017 | 377 | AED 1.57M | 1 191 | AED 853.45M |
| 2016 | 475 | AED 4.07M | 1 303 | AED 1.98B |
| 2015 | 290 | AED 4.40M | 1 243 | AED 1.54B |
Source: Registered DLD transactions · Data through 22 Oct 2026 · calendar years; the current year is partial · Methodology v1.0 ↗
Latest registered sales
| Date | Property | Registration | Size | Price | AED/sqft |
|---|---|---|---|---|---|
| 30 Sep 2026 | Shop — Azizi Greenfield | Ready | 289 sqft | AED 981 604 | — |
| 29 Sep 2026 | 4 B/R Villa — GRAND VIEWS | Ready | 2 347 sqft | AED 5 300 000 | 2 258 |
| 29 Sep 2026 | 1 B/R Flat — TONINO LAMBORGHINI RESIDENCES | Off-plan | 933 sqft | AED 2 333 625 | 2 500 |
| 28 Sep 2026 | 2 B/R Flat — THE POLO RESIDENCE | Ready | 1 535 sqft | AED 2 800 000 | 1 825 |
| 28 Sep 2026 | Studio Flat — Maybach Six | Off-plan | 401 sqft | AED 1 250 000 | 3 118 |
| 28 Sep 2026 | 3 B/R Villa — Nad AL Sheba Gardens Phase 4 | Off-plan | 3 142 sqft | AED 5 950 000 | 1 894 |
| 28 Sep 2026 | Studio Flat — Maybach Six | Off-plan | 380 sqft | AED 1 250 000 | 3 286 |
| 28 Sep 2026 | 2 B/R Flat — Maybach Six | Off-plan | 983 sqft | AED 3 281 000 | 3 337 |
| 28 Sep 2026 | 3 B/R Villa — Nad Al Sheba Gardens Phase 3 | Off-plan | 3 571 sqft | AED 6 550 000 | 1 834 |
| 25 Sep 2026 | 3 B/R Villa — Nad Al Sheba Gardens Phase 3 | Off-plan | 1 884 sqft | AED 4 750 000 | 2 522 |
| 25 Sep 2026 | 1 B/R Flat — Project Maybach | Off-plan | 638 sqft | AED 2 300 000 | 3 604 |
| 25 Sep 2026 | Land — Nad Al Sheba Gardens Phase 2 | Ready | 1 954 sqft | AED 4 950 000 | — |
Source: Registered DLD transactions · Data through 22 Oct 2026 · individual registrations, shown exactly as recorded, without trimming · Methodology v1.0 ↗
What these numbers do not show
- A marketing address. “Nad Al Shiba First” is the Dubai Land Department’s administrative area name; several differently branded communities can sit inside it, and their prices differ.
- Asking prices. Everything here is a registered transaction; what a home was listed at is a different number.
- Off-market and cash-equivalent deals that never reach the registry, and the price actually negotiated before registration.
- Service charges, chiller fees, agency commission, DLD transfer fees or mortgage costs — none of them are inside these prices.
- Quality within a place. A tower with sea views and one behind it register in the same area under the same name.
- The current month. DLD keeps registering it for weeks, so it is excluded from every trend on this page.
- A like-for-like resale price. 76.2% of sales here are off-plan, where the price is a payment plan on a home that does not exist yet.
Other busy DLD areas
For AI agents and researchers
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