Nad Al Sheba Gardens Phase 11
Data through 22 Oct 2026 · DLD project registry and registered sales · trailing 12 months Oct 2025 – Sep 2026 · rebuilt daily
Nad Al Sheba Gardens Phase 11 is a project by Nas Estates L.L.C, recorded at 0% complete at its last Dubai Land Department inspection. 211 sales registered in the trailing 12 months at a median AED 7.04M (3 141 AED per square foot). Registry facts come from DLD; prices are registered transactions, not asking prices.
Source: Registered DLD transactions · Data through 22 Oct 2026 · sample 211 records · outlier-trimmed median, complete months only · Methodology v1.0 ↗
What the DLD registry says about this project
| Field | Value | Provenance |
|---|---|---|
| Developer | Nas Estates L.L.C | DLD verified |
| Status | Active | DLD verified |
| Construction progress | 0% — at the last DLD inspection | DLD verified |
| Registered with DLD | 27 Nov 2025 | DLD verified |
| Construction started | 1 Feb 2026 | DLD verified |
| Declared completion | 1 Jul 2029 — registry date, not a handover promise | DLD verified |
| Units in the project | 210 | DLD verified |
| Project area | 92 265 sqm | DLD verified |
| Escrow agent | Emirates Nbd Bank (P.J.S.C) | DLD verified |
| Project number | 4255 | DLD verified |
Source: DLD project registry (Mashrooi) · Data through 22 Oct 2026 · registry fields as recorded, not developer marketing · Methodology v1.0 ↗
Price per square foot, month by month
Fewer than six months reached the five registered sales a median needs — too few to draw a line that would mean anything.
Source: Registered DLD transactions · Data through 22 Oct 2026 · monthly medians, months with fewer than 5 registered sales are left blank; the line stops at Mar 2026: in the 6 months since, no month reached the five registered sales a median needs (2 in total) · Methodology v1.0 ↗
Construction, inspection by inspection
The DLD registry holds 3 technical inspections for this project, from 26 Nov 2025 at 0.0% to 20 Aug 2026 at 0.1%. The recorded percentage is the same as at the inspection on 26 Nov 2025: no inspection since then changed it. Inspections are irregular and the percentage is what was recorded at each one, not a live measure of the site.
each dot is one DLD technical inspection; the line between two of them is drawn, not measured; the dashed mark is the completion date declared in the registry
| Inspection | Recorded | Change |
|---|---|---|
| 20 Aug 2026 | 0.1% | +0.0 pp |
| 22 May 2026 | 0.0% | +0.0 pp |
| 26 Nov 2025 | 0.0% | — |
Source: DLD project registry (Mashrooi) — technical inspections · Data through 22 Oct 2026 · percentage as recorded at each inspection; inspections are irregular, and an unchanged value means no new inspection, not that work stopped · Methodology v1.0 ↗
The same figures as a table
| Month | Sales | Median price | Median AED/sqft | IQR AED/sqft |
|---|---|---|---|---|
| Mar 2026 | 12 | AED 14.65M | 3 140 | 2 321 – 3 141 |
| Feb 2026 | 86 | AED 6.76M | 3 141 | 2 129 – 3 145 |
| Jan 2026 | 69 | AED 6.63M | 3 145 | 2 293 – 3 192 |
| Dec 2025 | 13 | AED 6.61M | 2 052 | 1 979 – 3 140 |
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 |
|---|---|---|---|---|---|---|
| 3-bedroom apartments | 110 | AED 6.37M | 3 141 | 1 960 sqft | — | — |
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 ↗
Registered sales by year
median interquartile range (middle 50% of transactions)
| Year | Sales | Median price | Median AED/sqft | Total registered value |
|---|---|---|---|---|
| 2026 | 198 | AED 7.08M | 3 141 | AED 2.15B |
| 2025 | 13 | AED 6.61M | 2 052 | AED 122.45M |
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 |
|---|---|---|---|---|---|
| 23 Sep 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 882 sqft | AED 14 268 000 | — |
| 31 Jul 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 736 sqft | AED 16 160 000 | — |
| 29 Jul 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 591 sqft | AED 16 115 000 | — |
| 28 Jul 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 749 sqft | AED 15 742 000 | — |
| 1 Jul 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 394 sqft | AED 15 634 000 | — |
| 1 Jul 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 749 sqft | AED 13 632 000 | — |
| 24 Jun 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 394 sqft | AED 14 042 000 | — |
| 16 Jun 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 394 sqft | AED 13 553 000 | — |
| 11 Jun 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 749 sqft | AED 16 304 000 | — |
| 4 Jun 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 749 sqft | AED 13 632 000 | — |
| 25 May 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 394 sqft | AED 13 553 000 | — |
| 13 May 2026 | Land — Nad Al Sheba Gardens Phase 11 | Ready | 6 749 sqft | AED 15 742 000 | — |
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
- Prices from the developer. Nothing here is a price list, a payment plan or availability — these are transactions already registered with DLD.
- Whether construction is moving. The completion percentage is the figure recorded at the last technical inspection, and inspections are irregular: an unchanged number does not mean work stopped.
- A handover promise. The declared completion date is a registry field, not a commitment.
- 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.
Where this project sits
More projects by Nas Estates L.L.C
For AI agents and researchers
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