Eligible for UAE 10-Year Golden Visa
Meraas Nad Al Sheba Gardens Phase 11
at Nad Al Sheba3, 4 & 5 BR Townhouses & VillasPrice (AED)14M*
Unit (Bedrooms)3, 4 & 5 BR
Sizes (Sq. Ft.)3,247 - 5,650
Booking Amt.20%
PossessionQ1 2029
Ten minutes to Downtown Dubai. Five minutes to Meydan Racetrack. Phase 11 of Nad Al Sheba Gardens is Meraas's latest release in a low-density gated master community that has built its reputation on sold-out sequential phases. Three-bedroom townhouses and 4 and 5-bedroom villas, sized 3,247 to 5,650 sq. ft. with G+2 layouts, double-height living rooms, private gardens, and private elevators in select 4-bedroom configurations. Pricing from AED 14 million on an 80/20 plan with 20% on booking. Q1 2029 handover. Six to eight per cent rental yields and Meraas-grade resale.
Meraas Nad Al Sheba Gardens Phase 11 is the latest release within the Nad Al Sheba Gardens master community, a low-density gated villa enclave in Nad Al Sheba 1, part of the wider Meydan district. Meraas Holding is the developer behind some of Dubai's most recognised lifestyle destinations, including City Walk, Bluewaters Island, BVLGARI Resort & Residences, and Port de La Mer. The Nad Al Sheba Gardens series has built a reputation on sold-out sequential phases. Phase 11 carries the limited-supply premium that comes with being one of the later releases in a master plan with established resale performance and proven end-user demand. The phase delivers 3-bedroom townhouses and 4 and 5 bedroom villas across G+2 (Ground plus two floors) layouts, with contemporary architecture and bronze accent screens that define the facade language.
Nad Al Sheba Gardens Phase 11 Villas: Spacious Layouts & Luxury Interiors
Sizes are tuned for family scale rather than density. 3 bedroom townhouses range from 3,247 to 3,291 sq.ft across G+2 layouts, with multiple family zones and private back gardens. 4 bedroom villas span 4,795 sq. ft. with double-height living rooms, with select configurations including a private in-house elevator. 5 bedroom villas reach 5,650 sq. ft. with formal lounges, show kitchens, and full-height window walls that pull daylight deep into the open-plan living areas. Every home features bronze accent screens for natural solar shading, soft-toned material palettes, large glazing, and seamless indoor-outdoor flow leading into private gardens. Bedrooms are zoned away from the main living areas for acoustic privacy, with built-in wardrobes and finished bathrooms in neutral tones.
Nad Al Sheba Gardens operates on a low-density master plan with wide green boulevards, dense landscape buffers between plots, and a deliberately low units-per-hectare ratio. The community is built around a central park with water features, sports zones, and family-focused programming. Most daily activities, fitness, children's play, social spaces, and retail sit within walking distance of any home. Phase 11 connects directly to the wider master plan amenities via landscaped pedestrian and cycling paths, with the swimmable turquoise lagoon and wave pool serving as the development's recreational anchor. The community is fully gated, with 24/7 security, and is located within the prestigious Nad Al Sheba 1 zone, away from the higher-density commercial corridors of Meydan to the west.
Nad Al Sheba's investment fundamentals are built on scarcity rather than speculation. The community has an established track record of strong sales across earlier phases (Phases 4, 5, 6, 8, and 10 have all transacted strongly), with Phase 10 3-bedroom townhouses launching at AED 5.1M and Phase 11 entering at AED 14 M. The appreciation curve is already evident in the launch pricing itself. Rental yields for 3-5 bedroom villas in the area run 6-8% gross, supported by sustained tenant demand from the upper-mid family segment. Capital appreciation potential is anchored by the limited supply of large gated villas within 10-15 minutes of Downtown Dubai. Units at AED 6.15M+ comfortably qualify for the UAE 10-Year Golden Visa with multiple thresholds met. There is 0% capital gains tax and 0% income tax on rental returns. Meraas-developed projects historically maintain strong escrow protection and on-time delivery records.
Phase 11 operates on an 80/20 construction-linked plan. Buyers pay 20% on booking, then 60% across construction milestones from 20% completion through to 90% completion, with the final 20% balance due on handover in Q1 2029. The structure spreads 80% of the purchase outlay over roughly 36 months of construction, keeping monthly capital deployment manageable for both end-users and NRI investors who deploy gradually. The construction-linked schedule ties payments to verified build progress rather than fixed dates, a structural protection against pace risk. Mortgage financing during construction is available through standard Dubai banking channels, with Meraas's escrow accounts DLD-approved and operating under the RERA framework.
Phase 11 is the late stage of a sold-out community. The supply curve is what it is: limited, large-format gated villas within 10 minutes of Downtown Dubai, with Meraas as the master developer. Pricing from AED 14M with 20% booking and Q1 2029 handover gives buyers 36 months of staged payments before possession. Speak to the Dubai Housing team now to confirm current availability and lock in your unit before the next phase resets the price band.
Nad Al Sheba Gardens Phase 11 offers 3-bedroom townhouses (3,247–3,291 sq. ft. G+2 layout), 4-bedroom villas (4,795 sq. ft. with select configurations including a private in-house elevator), and 5-bedroom villas (5,650 sq. ft.), all featuring contemporary modern architecture, bronze accent screens, double-height living rooms, full-height glazing, private gardens, and seamless indoor-outdoor flow.
Phase 11's amenity offer extends beyond the immediate phase boundary into the wider Nad Al Sheba Gardens master plan. Water: swimmable turquoise crystal lagoon, wave pool, community swimming pool. Fitness: state-of-the-art gymnasium, yoga lawns, jogging and cycling tracks, padel courts, tennis courts. Family: children's play areas, dog parks, picnic and BBQ zones, shaded promenades, and a central community park. Lifestyle: clubhouse, shopping centre, restaurants and dining outlets, retail establishments, a school within the master plan, and a community mosque. The wider Meydan district adds the Meydan Racecourse (5 minutes), the Meydan Hotel (7 minutes), and proximity to Dubai Hills Mall (10 minutes) for premium retail. The combination of the in-community amenity scale and proximity to central Dubai's commercial cluster is the structural differentiator.
Nad Al Sheba 1 sits at the intersection of central Dubai and the lower-density villa belt. Al Ain Road (E66) connects directly to Sheikh Zayed Road and Al Khail Road within 2 minutes. The 10-minute reach to Downtown Dubai is the daily commute relevance for buyers working in the city's primary commercial cluster. Dubai Hills Mall, Dubai Creek Harbour, and DIFC all sit within 10-15 minutes. Dubai International Airport is 20 minutes closer than most low-density villa communities in the city. The Meydan Racecourse, host to the annual Dubai World Cup, anchors the wider district's international profile. For investors, the combination of master developer reputation (Meraas), proven phase resale performance, 6-8% gross rental yields, and capital growth supported by limited supply makes Phase 11 one of the more clearly-defined yield-and-growth villa positions currently available.
Content Reviewed By: Vikas Taneja — RERA Certified Broker (BRN: 82127), Honey Money Real Estates L.L.C. (ORN: 28658). Advising HNI and NRI buyers on Dubai off-plan and ready property, with direct transaction experience across Downtown Dubai, Dubai Creek Harbour, MBR City, Sobha Hartland, The Valley, and Dubailand communities.
Company Authority: Honey Money Real Estates L.L.C. is a DLD-registered brokerage (ORN:28658) operating under Dubai’s Real Estate Regulatory Agency (RERA). All project data on this page is cross-checked against the developer’s official documentation and DLD records. Pricing and availability are market-indicative at the time of review and subject to change.
Nad Al Sheba Gardens Phase 11 is located in Nad Al Sheba 1, part of the wider Meydan district in Dubai. The community sits 2 minutes from Al Ain Road (E66), 5 minutes from Meydan Racetrack, 10 minutes from Downtown Dubai and the Burj Khalifa, 10 minutes from Dubai Hills Mall and Dubai Creek Harbour, and 20 minutes from Dubai International Airport. Al Khail Road and Sheikh Mohammed Bin Zayed Road provide the primary connectivity corridors.
Phase 11 offers 3 bedroom townhouses (3,247–3,291 sq ft, G+2 layout) with multiple family zones and private back gardens, 4 bedroom villas (4,795 sq.ft) with double-height living rooms and select configurations carrying a private in-house elevator, and 5 bedroom villas (5,650 sq.ft) with formal lounges and show kitchens. All homes feature contemporary modern architecture with bronze accent screens, large glazing, and seamless indoor-outdoor flow.
You can book a unit at Nad Al Sheba Gardens Phase 11 with 20% down. Starting prices begin at AED14 million for a 3 bedroom townhouse. 4 and 5 bedroom villas scale upward based on layout and configuration. Contact the Dubai Housing team for current unit availability and explore more villas in Nad Al Sheba on our community page.
Phase 11 operates on an 80/20 construction-linked plan: 20% on booking, 60% across construction milestones from 20% completion through to 90% completion (in 6 staggered instalments), and the final 20% balance due on handover in Q1 2029. The construction-linked schedule ties each instalment to verified build progress protection against pace risk during the 36-month build window.
Nad Al Sheba Gardens Phase 11 is scheduled for handover in Q1 2029. Meraas Holding has a strong track record of on-time delivery across master communities, including City Walk, Bluewaters, Port de La Mer, and earlier Nad Al Sheba Gardens phases. The 80/20 milestone-linked plan locks the construction schedule into measurable contractual stages, with escrow protection through DLD-approved Meraas accounts.
Yes all units at Nad Al Sheba Gardens Phase 11 qualify buyers for the UAE 10-Year Golden Visa. With starting prices at AED 14 million, every unit comfortably exceeds the AED 2 million Golden Visa threshold. The Golden Visa is extendable to immediate family members. Investments at AED 750K+ also qualify for the 2-year UAE Property Investor Visa.
Phase 11 combines four investment fundamentals: a master developer with multiple iconic Dubai destinations under its belt (Meraas City Walk, Bluewaters, BVLGARI Residences); a Nad Al Sheba 1 location 10 minutes from Downtown Dubai with limited gated low-density villa supply; rental yields of 6-8% gross with proven tenant demand from the upper-mid family segment; and a sold-out sequential phase track record showing year-on-year price appreciation (Phase 10 launched at AED 5.1M, Phase 11 at AED 14M). Add 0% capital gains tax, 0% rental income tax, and full freehold ownership and the case is strong.
Limited Period: Free DLD Waiver on select units
