Nad Al Sheba Gardens market report: July 2026

What the numbers say

• 56 homes were registered as sold in May 2026 to July 2026, 66% fewer than the three months before (166). A year earlier the same three months had 61.
• Median sale price, February 2026 to July 2026 against the six months before: higher in Phase 1 (plots, no project name) villas, Phase 4 townhouses; lower in Phase 2 townhouses, Phase 2 villas, Phase 3 townhouses, Phase 11 townhouses, Phase 11 villas. A median moves with the mix of homes sold, so treat it as a direction, not a valuation.
• Phase 2: owners who resold in the last 12 months sold for a median 42.1% more than they paid, before fees (40 resales of the same home, median hold 3.2 years).
• Phase 3: owners who resold in the last 12 months sold for a median 21.2% more than they paid, before fees (27 resales of the same home, median hold 2.6 years).
• Phase 4: owners who resold in the last 12 months sold for a median 18% more than they paid, before fees (21 resales of the same home, median hold 1.8 years).
• Phase 5: owners who resold in the last 12 months sold for a median 10% more than they paid, before fees (10 resales of the same home, median hold 1.7 years).
• Phase 6: owners who resold in the last 12 months sold for a median 11.7% more than they paid, before fees (7 resales of the same home, median hold 1.6 years).
• 26 sales at AED 10M or more in the last three months.

By phase: February 2026 to July 2026 against August 2025 to January 2026

Townhouses = registered size under 4,500 sq ft; villas = 4,500 sq ft and above (DLD often registers the plot). "Not comparable" means too few sales, or one period was dominated by developer launch sales, so a median change would mislead. A median also moves with the mix of homes sold. Phase 8 and 9 are registered together by DLD.