Nad Al Sheba Gardens as an investment
Meraas raised its price with every phase. A ready Phase 2 or 3 home bought on resale today can cost less than the developer charged off-plan for the latest phases.
The price ladder
See the table and method
| Phase | 3-bed townhouse, original price | Resale now | |
|---|---|---|---|
| Phase 2 | AED 3.82M | AED 5.7M | |
| Phase 3 | AED 3.81M | AED 5.15M | |
| Phase 4 | AED 4.57M | AED 4.97M | |
| Phase 5 | AED 4.82M | AED 5.2M | |
| Phase 6 | AED 4.76M | AED 5.28M | |
| Phase 8 | AED 4.93M | AED 5.28M | |
| Phase 9 | AED 5.46M | no resales yet | |
| Phase 10 | AED 5.93M | no resales yet | |
| Phase 11 | AED 6.24M | no resales yet |
Median first registered sale (original price) and median genuine resale for 3-bed townhouses registered at under 3,000 sq ft, mostly the standard ~1,960 sq ft registration. Phase 2 and 3 resales are the last 12 months; Phases 4-8 are all resales on record. Later-phase townhouses have a different design and built-up area (2,700-3,400 sq ft in Meraas plans), so this compares the price of a townhouse in each phase, not identical homes. Source: DLD via PropertyIndex, to Sep 2026.
Phase 2 and 3 townhouses now resell at about AED 5.2M to 5.7M, ready to move into, against AED 5.9M to 6.2M that Meraas charged off-plan in Phases 10 and 11. For 4-bed villas the gap has closed: Phase 2 and 3 resales of about AED 12M sit level with what later phases first sold for. This is history, not a forecast, and later designs differ in size and layout.
What owners have actually made
From the DLD unit ledgers for Phases 2 to 8 (Phases 9 to 11 have almost no resales yet): every owner who resold, compared with what they paid. Medians, before fees.
| Phase | Resales | Median gain | Median hold | Per year | Sold at a gain |
|---|---|---|---|---|---|
| Phase 2 | 103 | +20.3% | 1.9 yrs | 10.8% | 97% |
| Phase 3 | 63 | +17.5% | 1.9 yrs | 9.4% | 98% |
| Phase 4 | 30 | +14.6% | 1.6 yrs | 8.3% | 100% |
| Phase 5 | 15 | +7.1% | 1.6 yrs | 6.4% | 100% |
| Phase 6 | 11 | +10.3% | 1.3 yrs | 8.6% | 91% |
| Phase 8 | 10 | +6.7% | 0.9 yrs | 5.4% | 90% |
3-bed townhouses and semi-detached homes in Phases 2 and 3 have done best, at about 10% to 13% a year; 4-bed villas about 6% a year. Off-plan sellers did better on their cash than these figures show: a Phase 3 townhouse bought in February 2023 for AED 3.59M resold in June 2025 for AED 4.8M. Under the 50/50 plan the owner had paid about half the price by then, so the AED 1.21M gain was roughly 68% on the cash paid in, before fees.
How the return is built
A simple investor view has three parts: capital appreciation, rental income, and the exit value when you sell. With a mortgage, you put in less cash, so gains and costs are magnified on your own equity.
Illustration: about 10% a year capital growth plus about 5% rent on value is roughly a 15% a year unlevered return. Registered Ejari rents in Phase 2 point to about 5% gross: Property Index puts the project at 5.8% overall and 4.7% for 3-bed homes, with 3-beds renting around AED 300,000 a year and 4-beds around AED 460,000 to 600,000. Treat both numbers as assumptions you can change below.
Want real numbers for a specific home?
Ahmed can run this against an actual resale, with the previous owner's price, the plot and current asking prices.
