Nad Al Sheba is located south of Dubai Creek and close to the parts of old Dubai where Emiratis traditionally lived. The community is adjacent to Al Quoz, Silicon Oasis, Ras Al Khor Industrial Area and Al Markada. Property in Nad Al Sheba includes villas, apartments and serviced apartments. The community comprises five sub-communities, Nad Al Sheba 1, 2, 3, 4 and Sobha City. It is also well-known for its public spaces where major sporting events are held every year, such as Meydan Racecourse, The Track Meydan Golf and Dubai Polo & Equestrian Club.
Nad Al Sheba is popular among buyers and investors. To begin with, the community houses Meydan City – a large district and a center of world-class sports facilities, mixed-use developments and cultural events that attract thousands of visitors. It is also home to the palace of His Highness Sheikh Hamdan bin Mohammed bin Rashid Al Maktoum, the Crown Prince of Dubai, where the royal family hosted wedding parties for their three sons back in 2019. Sports venues in Nad Al Sheba Sports Complex are often visited by sporting celebrities from all over the world; Andreas Pereira, Paul Pogba and Luke Shaw of Manchester United ran a full training session in the same complex in 2019, and UFC legend Khabib Nurmagomedov is often spotted in Nad Al Sheba Sports Complex during his workouts.
The neighbourhood is popular with families who are looking to send their children to prestige schools, most of which are concentrated in Nad Al Sheba 1 and Nad Al Sheba 3, with all schools providing a range of outdoor activities for all ages. The area is well-connected to the rest of the city, so residents can quickly reach almost any part of Dubai easily and efficiently.
One of the new residential developments in the vicinity of the Nad Al Sheba area is Nad Al Sheba Villas, introduced by Nakheel PJSC development company. The complex covers around 2.5 million sq. ft and contains 4 and 5-bedroom villas. On-site amenities include the Nakheel Pavilion, a cycling track and Nad Al Sheba Mall.
The developer has engaged three main contractors to manage the Nad Al Sheba Villas construction: Trojan General Contracting, United Engineering Construction and Metac General Contracting with the main works completed in 2019. Nad Al Sheba stands alongside other significant master-planned projects by Nakheel like Palm Jumeirah, The World archipelago, Jumeirah Islands, Al Furjan, Jebel Ali Village and International City. Along with residential construction, Nakheel is involved in retail developments. The company has developed Ibn Battuta Mall, Golden Mile Galleria, Dragon Mart and other great projects in the region. Dedicated retail and entertainment centers, called ‘Nakheel Pavilions’, are located in six master-planned communities, including Nad Al Sheba, and are aimed to satisfy every aspect of its residents’ daily needs.
The neighbourhood of Nad Al Sheba has direct links to the city’s main transport arteries, including Sheikh Mohammed bin Zayed Road, Al Khail Road and Al Ain Motorway as well as easy commutes to other parts of the city.
The area is serviced by public buses and there are several bus stops along E66 road that include Nad Al Shiba Clinic, Nad Al Sheba Intersection, ENBD HQ 1, Nad Al Sheba 2 and Main Masjid 2 along with others.
The nearest metro stations are Rashidiya Metro Station and Creek Metro Station which are both less than a 20-minute drive away. One may access the following landmarks across the city within the mentioned time frames:
The upcoming Nad Al Sheba Mall will become a shopping and entertainment center and will host around 200 functional stores, a cinema multiplex, a clinic plus many more. Nad Al Sheba Pavilion is planned to include recreational facilities along with retail outlets, such as a Spinneys supermarket, restaurant and cafe, playgrounds, courts and a pool.
There are public parks offering great outdoor spaces in Nad Al Sheba 1, 2 and 4. Worshippers can visit the Nad Al Sheba Grand Mosque, which is located 10-minutes’ away. Other mosques in the vicinity include Hamza Mosque, Al Ghafoor and Nad Al Sheba Mosque. The local Health Center, where one can get a variety of medical treatments, including COVID-19 vaccinations, lies within a10-minute drive from Nakheel Nad Al Sheba Villas. The nearby supermarkets are Happy Star Grocery, West Zone Fresh Supermarket and Spinneys HQ Meydan.
The community has many prestigious schools located inside and near the area. There are many schools with good ratings that adopt various curricula and speak different languages, all of which can be found relatively close to each other, with some of them just moments from Nakheel Nad Al Sheba Villas.
Schools within Nad Al Sheba include:
Parents will appreciate the nurseries within the vicinity – Kent Nursery, Kido Meydan District One Nursery. In addition, there are more daycare centers in the adjacent area of Dubai Silicon Oasis, including the British Orchard Nursery and Emirates British Nursery.
Restaurants and bars are mainly concentrated within the Meydan Hotel withMadera Restaurant, Shiba Restaurant, The Track Restaurant, Iris Meydan, Prime Steakhouse all dotted around the grounds. More casual dining options and coffee shops are scattered around the area as well,for instance Zero Four Specialty Coffee, Café 278, Costa Coffee, Qiso Café and Starbucks are the most popular options.
Nad Al Sheba Cycle Track is considered to be the best spot for cycling in Dubai. The paths have been arranged on the former camel racecourses. There is a choice of 8 km, 6 km and 4 km tracks for bicycle riders and runners, as well as best-in-class sports facilities that make a workout as comfortable as exercise can be. The park is illuminated at night and has shower rooms, restrooms and changing rooms along the routes.
The main landmark in this part of Dubai is the Meydan complex, which consists of The Grandstand with two racing tracks, restaurants, a themed museum, IMAX cinema, Meydan Hotel and Meydan Marina. It will take about 15 minutes from Nakheel Nad Al Sheba Villas to reach the complex. The Grandstand is the largest venue of its kind, and can accommodate over 60,000 visitors. The venue hosts large-scale events, including the annual Dubai World Cup with a prize fund of USD 12M, various concerts and shows.
Meydan Hotel offers plenty of leisure and entertainment venues in addition to luxury accommodation. About 95% of all the 285 hotel rooms overlook the racing tracks. The guests are welcome to chill by the rooftop infinity pool or enjoy Asian fusion cuisine and international buffets in any of seven F&B venues. Alternatively, visitors and guests may participate in stable tours and enjoy training at the tennis academy nearby.
The Track and the floodlit 9-hole golf course lie close to the Meydan Hotel and The Grandstand. The whole complex looks inviting with gorgeous grassy fairways and six lakes dotted around. It also houses a clubhouse, a restaurant and offers golf tuition sessions.
NAS Sports Complex is a very distinctive sports venue with two FIFA-standard football pitches, courts for indoor sports and an indoor stadium. The complex also hosts a large on-site park, a mosque and a Starbucks. The world-class sports complex has everything elite athletes and clubs could need, and is the chosen venue for when Manchester United, Arsenal and Chelsea continue their winter training. Among other sporting stars spotted using the facilities are UFC legend Khabib Nurmagomedov, Ironman champion Joe Skipper and French Formula 1 driver Pierre Gasly.
The total value of property transactions in the neighbourhood as of 2020 were: Nad Al Sheba 1 – AED 833 million, in Nad Al Sheba 2 – AED 39 million, Nad Al Sheba 3 – AED 1.46 billion, Nad Al Sheba 4 – AED 22 million. This points to a high level of demand for housing and states the popularity of the area compared with other districts in Dubai.
What’s more, the ROI amount for villas in Nad Al Sheba exceeds even rental yields generated by one-bedroom apartments, which usually bring in higher returns. Return on investment for a 4-bedroom villa may be expected to bring in around 5.6%, while a one-bedroom apartment yields approximately 4%. Five-bedroom villas demonstrate an ROI of 3.7%.
Nad Al Sheba Villas were Nakheel’s top-selling properties in 2020. The developer also has plans to construct around 100 serviced villas in addition to its standard one. Residents of the serviced villas will be met with first-rate amenities, such as a wellness center and spa, a lap-pool and a gourmet restaurant.
In 2020, Nakheel Nad Al Sheba properties became the highest in demand among end-users, looking to upgrade to larger units as well as first-timers searching for detached homes in a secluded and tranquil setting. Nakheel claims that Nad Al Sheba Villa sales volume has exceeded the USD 544.5 million (AED 2 billion) mark set by the previous year (2020).
These digits are in line with the trend established last year: people are acquiring properties that offer larger indoor and outdoor spaces with maximum privacy.
New residential developments in Nad Al Sheba have opened this area to a wide range of buyers. One of the most successful communities is Nakheel Nad Sheba Villas.
Nad Al Sheba by Nakheel sits in Nad Al Sheba 3 siding on Mohammed bin Zayed Road and features 1,572 high-end two-storeyed villas in 4 and 5-bedroom configurations. Styled in Moroccan and Mediterranean design, the villas perfectly suit the surrounding landscape. The layouts include a separate laundry room, maid’s room, en-suite bathrooms, outdoor terraces and spacious backyards.
The total living area of four-bedroom units averages at 3,800 sq. ft with the plot starting from 5,037 sq. ft. Five-bedroom units have a floor plan of about 4,100 sq. ft with the plot area from 4,865 sq. ft. Each unit has a garage for two vehicles.
A five-kilometer-long cycling and jogging track runs around the cluster, along with the fitness center and a swimming pool which creates a pleasant scene for those who want to stay active all the time.
Another upcoming development in the Nad Al Sheba area is Nad Al Sheba Gardens by Meraas. The development is set in Nad Al Sheba 1, near Al Ain Road and only 17 minutes’ drive from Downtown Dubai. The concept includes freehold land plots for residential and commercial construction available for sale to all nationalities. There is an option to build residential buildings G+6 and villas G+1, one or two per plot. Planned community amenities also feature schools, clinics, a mosque and retail outlets.
The project is officially approved and is in strict accordance with the design and construction regulations of Dubai Development Authority (DDA). However, it is worth noting that there is no time limit for construction.
A four-bedroom villa of 3,815 sq. ft at Nakheel Nad Al Sheba Villas is offered for AED 2,398,000 (USD 653,000). Standalone villas of 4,115 sq. ft with five bedrooms and six bathrooms can be purchased for AED 3,008,000 (USD 819,000).
The prices for residential lots in Nad Al Sheba Gardens by Meraas start from AED 1,729,000 (USD 471,000) for a plot of land covering 4,499 sq ft. Large plots of around 50,053 sq. ft in size and designated for a two villa construction are offered at AED 8,676,000 (USD 2,400,000).
Four-bedroom villas of 3,800 sq. ft in Nad Al Sheba 3 are generally let for around AED 130,000 (USD 35,400) yearly, if in one cheque and AED 140,000 if paid in two cheques. Rental prices for a five-bedroom villa of 5,500 sq. ft start from AED 130,000 (USD 35,400) as well.
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