ACTIVE
Nad Al Sheba Gardens Phase 11
ند الشبا جاردنز المرحلة 11
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0%complete
Planned handover2029-07-01
SourceDLD · daily
The road to keys — registry facts, our forecast
Registered start
2026-02-01
in the DLD registry
Today
0.1%
last inspected 2026-08-18
At the current pace
…
…
Planned handover
2029-07-01
developer's official date
Investor snapshot — estimated yield
3.7%estimated gross rental yield
2,333/sqft median sale price (this project)
87/sqft/yr median rent in Nad Al Shiba First
Estimate: area-wide median rent ÷ this project’s median sale price, from Dubai Land Department records. Actual rent varies by unit, floor and finish.
How Nad Al Sheba Gardens Phase 11 compares
Similar off-plan projects in Nad Al Shiba First — compare progress, handover and developer.
Nad Al Sheba Gardens Phase 12NAS ESTATES L.L.C · Nad Al Shiba FirstActive0%Handover 2029-08Tura ResidenceNAMAT REAL ESTATE DEVELOPMENT L.L.C · Nad Al Shiba FirstActive1%Handover 2029-04Rabdan AvenueRABDAN AVENUE DEVELOPMENT L.L.C · Nad Al Shiba FirstActive0%Handover 2029-03Queen's GardenH M K REAL ESTATE DEVELOPMENT L.L.C · Nad Al Shiba FirstActive99%Handover 2026-08
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Watch it rise — one frame per DLD inspection
2025-11-26 · 0.0% complete
1 / 3
Building & unit mix — from DLD project records
—
Floors
210
Total units
—
Buildings
| Usage | Unit type | Units |
|---|---|---|
| Residential | 3 B/R | 110 |
| Residential | 4 B/R | 27 |
| Residential | 5 B/R | 73 |
Source: DLD project register — floors, buildings and the developer's registered unit mix.
Real sale prices — 197 registered DLD sales since 2026-01-02
AED 2,333/sqft
Median sale price
197
Registered sales
197
Sales, last 12 months
| Unit type | Sales | Median AED/sqft | Median price |
|---|---|---|---|
| 3 B/R | 101 | 3,141 | AED 6.4M |
| Unspecified | 96 | 2,174 | AED 16.1M |
Source: DLD registered sale transactions for this project.
Prices by unit size — vs the Nad Al Shiba First average
| Beds | Units sold | Size range | Median price | AED/sqft | Area avg | Premium vs area |
|---|---|---|---|---|---|---|
| 3 B/R | 101 | 1,959–3,947 sqft | AED 6.4M | 3,141 | 2,567 | +22% |
| Unspecified | 96 | 6,393–11,668 sqft | AED 16.1M | 2,174 | 2,164 | +0% |
Median AED/sqft of DLD-registered sales in this project vs all sales in Nad Al Shiba First for the same unit type. “Premium vs area” is how much more (or less) buyers pay here than the neighbourhood average.
Sale price history — 210 sales, median AED/sqft by year
-1% median price change from 2025 to 2026 · 52% of sales were off-plan
2,3532,353 AED/sqft2025 · 13 sales
2,3332,333 AED/sqft2026 · 197 sales
20252026| Year | Median AED/sqft | Sales | Year-on-year | Since launch |
|---|---|---|---|---|
| 2025launch | 2,353 | 13 | — | — |
| 2026 | 2,333 | 197 | -1% | -1% |
Median AED/sqft of DLD-registered sales each year (years with 3+ sales); the earliest year on record approximates launch pricing. “Year-on-year” compares each year to the one before it, “since launch” to the first year. Source: Dubai Land Department transaction records.
Available layouts — check current availability & price
Layouts registered in Nad Al Sheba Gardens Phase 11, grouped by size. We’ll confirm current availability, floor and price with a RERA-licensed agent — we don’t hold live developer inventory, so these are representative configurations, not a live unit list.
| Beds | Size | Typical price | AED/sqft | Registered | |
|---|---|---|---|---|---|
| 3 B/R | 1,959 sqft | AED 6.2M | 3,187 | 63 | |
| 3 B/R | 1,971 sqft | AED 6.4M | 3,233 | 1 | |
| 3 B/R | 2,804 sqft | AED 6.5M | 2,314 | 2 | |
| 3 B/R | 2,841 sqft | AED 6.6M | 2,316 | 2 | |
| 3 B/R | 2,872 sqft | AED 6.5M | 2,271 | 2 | |
| 3 B/R | 3,004 sqft | AED 6.6M | 2,216 | 4 | |
| 3 B/R | 3,027 sqft | AED 6.8M | 2,244 | 1 | |
| 3 B/R | 3,059 sqft | AED 6.6M | 2,172 | 2 | |
| 3 B/R | 3,081 sqft | AED 6.9M | 2,245 | 3 | |
| 3 B/R | 3,135 sqft | AED 6.8M | 2,177 | 1 | |
| 3 B/R | 3,161 sqft | AED 6.9M | 2,193 | 1 | |
| 3 B/R | 3,189 sqft | AED 6.6M | 2,079 | 2 | |
| 3 B/R | 3,213 sqft | AED 6.6M | 2,061 | 1 | |
| 3 B/R | 3,247 sqft | AED 6.6M | 2,042 | 1 |
Recent registered sales — individual DLD transactions, newest first
| Date | Beds | Size | Price | AED/sqft | Type |
|---|---|---|---|---|---|
| 2026-07-31 | — | 6,736 sqft | AED 16.2M | 2,399 | Resale |
| 2026-07-29 | — | 6,591 sqft | AED 16.1M | 2,445 | Resale |
| 2026-07-28 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-07-01 | — | 6,394 sqft | AED 15.6M | 2,445 | Resale |
| 2026-07-01 | — | 6,749 sqft | AED 13.6M | 2,020 | Resale |
| 2026-06-24 | — | 6,394 sqft | AED 14.0M | 2,196 | Resale |
| 2026-06-16 | — | 6,394 sqft | AED 13.6M | 2,120 | Resale |
| 2026-06-11 | — | 6,749 sqft | AED 16.3M | 2,416 | Resale |
| 2026-06-04 | — | 6,749 sqft | AED 13.6M | 2,020 | Resale |
| 2026-05-22 | — | 6,394 sqft | AED 13.6M | 2,120 | Resale |
| 2026-05-13 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-05-07 | — | 6,394 sqft | AED 13.6M | 2,120 | Resale |
| 2026-05-07 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-04-30 | 3 B/R | 1,959 sqft | AED 6.2M | 3,141 | Off-plan |
| 2026-04-30 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-04-15 | — | 6,882 sqft | AED 16.2M | 2,353 | Resale |
| 2026-04-15 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-04-13 | — | 7,421 sqft | AED 16.3M | 2,200 | Resale |
| 2026-04-13 | — | 6,926 sqft | AED 15.8M | 2,279 | Resale |
| 2026-04-10 | — | 8,161 sqft | AED 16.9M | 2,072 | Resale |
| 2026-04-09 | — | 7,256 sqft | AED 16.7M | 2,303 | Resale |
| 2026-04-09 | — | 6,571 sqft | AED 15.7M | 2,387 | Resale |
| 2026-04-09 | — | 7,713 sqft | AED 16.5M | 2,144 | Resale |
| 2026-04-09 | — | 7,777 sqft | AED 16.3M | 2,091 | Resale |
| 2026-04-09 | — | 6,394 sqft | AED 13.6M | 2,120 | Resale |
| 2026-04-07 | — | 6,394 sqft | AED 13.6M | 2,120 | Resale |
| 2026-04-07 | — | 7,885 sqft | AED 16.1M | 2,048 | Resale |
| 2026-04-07 | — | 6,394 sqft | AED 16.1M | 2,511 | Resale |
| 2026-04-07 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-04-02 | 3 B/R | 1,959 sqft | AED 6.3M | 3,192 | Off-plan |
| 2026-03-25 | — | 6,394 sqft | AED 13.6M | 2,120 | Resale |
| 2026-03-25 | 3 B/R | 3,161 sqft | AED 6.9M | 2,193 | Off-plan |
| 2026-03-25 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-03-25 | — | 6,789 sqft | AED 16.2M | 2,383 | Resale |
| 2026-03-25 | — | 6,749 sqft | AED 15.7M | 2,333 | Resale |
| 2026-03-25 | 3 B/R | 1,959 sqft | AED 6.2M | 3,141 | Off-plan |
| 2026-03-25 | 3 B/R | 1,960 sqft | AED 6.5M | 3,301 | Off-plan |
| 2026-03-25 | 3 B/R | 3,011 sqft | AED 7.0M | 2,321 | Off-plan |
| 2026-03-25 | — | 6,748 sqft | AED 15.7M | 2,333 | Resale |
| 2026-03-16 | — | 6,394 sqft | AED 16.1M | 2,511 | Resale |
Source: DLD registered sale transactions. Floor and unit numbers aren’t published in the public transaction feed, so they’re not shown.
Construction photos — official DLD inspection uploads, newest first
2026-08-200.1% at inspection· 3 photos
2026-05-220.0% at inspection· 3 photos
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2025-11-260.0% at inspection· 4 photos
Project facts
Developer
NAS ESTATES L.L.C
Area
Nad Al Shiba First
Master project
—
Project type
Normal
Start date
2026-02-01
Planned handover
2029-07-01
Last inspection
2026-08-18
Project value
AED 690.0M
Units
0
Villas
210
Buildings
0
DLD project number
4255
Registration & escrow — verify before you pay anyone
DLD / RERA project no.
4255
Registered with DLD
2025-11-27
Regulator
Dubai Development Authority (DDA)
Escrow account no.
0205865423614
Under Law 8 of 2007, off-plan payments for this project belong only in the escrow account above — a developer or agent directing your money anywhere else is a serious red flag. How escrow protects you →
Location — official site coordinates from DLD inspection records
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Nad Al Shiba First · See every project on the construction map →
Nad Al Sheba Gardens Phase 11: frequently asked questions — answers update daily from registry data
When will Nad Al Sheba Gardens Phase 11 be handed over?
The developer's planned handover for Nad Al Sheba Gardens Phase 11 is 2029-07-01; construction is currently 0% complete. At the observed construction pace, our independent forecast is 2282-07-30.
How far along is construction on Nad Al Sheba Gardens Phase 11?
Nad Al Sheba Gardens Phase 11 is 0.1% complete according to the Dubai Land Department's inspection of 2026-08-18.
Is Nad Al Sheba Gardens Phase 11 delayed?
As of today, Nad Al Sheba Gardens Phase 11 has not passed its planned handover date of 2029-07-01. We compare the official date against the calendar daily and record every change on this page.
Who is the developer of Nad Al Sheba Gardens Phase 11, and do they deliver on time?
Nad Al Sheba Gardens Phase 11 is developed by NAS ESTATES L.L.C. On our Developer Reliability Index they score 91/100 (A — On schedule), based on how much of their active portfolio is past its planned handover in the official registry.
What are real sale prices in Nad Al Sheba Gardens Phase 11?
Registered DLD sales in Nad Al Sheba Gardens Phase 11 show a median of AED 2,333/sqft across 197 transactions since 2026-01-02. These are actual registered sales, not asking prices — the full breakdown is on this page.
Where is Nad Al Sheba Gardens Phase 11 located?
Nad Al Sheba Gardens Phase 11 is located in Nad Al Shiba First, Dubai. See every project in the area, plus prices and rents, on the area page.
How many homes are in Nad Al Sheba Gardens Phase 11?
Nad Al Sheba Gardens Phase 11 comprises 210 villas (normal), per the DLD registry.
Can I see real construction photos of Nad Al Sheba Gardens Phase 11?
Yes — this page carries 10 official construction photos taken during Dubai Land Department inspections, newest from 2026-08-20, plus a time-lapse of the build. These are government inspection uploads, not marketing renders.
Is my money safe if I buy in Nad Al Sheba Gardens Phase 11?
Payments for registered Dubai off-plan projects go into a project-specific escrow account under Law No. 8 of 2007; the developer can only draw funds against certified construction milestones.
Where should payments for Nad Al Sheba Gardens Phase 11 go?
Only into the project's DLD-registered escrow account (no. 0205865423614). Under Law 8 of 2007 every off-plan payment must go to this account, where the developer can only draw funds as construction milestones are certified. Anyone directing payments elsewhere is a serious warning sign.
How do I get alerts when something changes on Nad Al Sheba Gardens Phase 11?
Use the free Track this project form on this page. We check the official registry every day and email you the moment Nad Al Sheba Gardens Phase 11's progress, status, or planned handover date changes.
Progress history — one row per official DLD snapshot
| Snapshot date | Status | Complete | Planned handover |
|---|---|---|---|
| 2026-08-04 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-05 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-06 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-08 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-09 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-10 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-11 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-12 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-13 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-14 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-15 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-16 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-17 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-18 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-19 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-20 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-21 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-22 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-23 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-24 | ACTIVE | 0.0% | 2029-07-01 |
| 2026-08-25 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-08-26 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-08-27 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-08-28 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-08-29 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-08-30 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-08-31 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-01 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-02 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-03 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-04 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-05 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-06 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-07 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-08 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-09 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-10 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-11 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-12 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-13 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-14 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-15 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-16 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-17 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-18 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-19 | ACTIVE | 0.1% | 2029-07-01 |
| 2026-09-20 | ACTIVE | 0.1% | 2029-07-01 |
Change events
| Detected | Event | Change |
|---|---|---|
| 2026-08-25 | PROGRESS | 0.01 → 0.06 |
Don't check back — we'll tell you.Progress moves, dates slip, statuses change. One email the moment it happens.
Track Nad Al Sheba Gardens Phase 11