Nad Al Sheba Gardens Phase 11

Entry at AED 15.7M positions Phase 11 in the upper bracket of active MBR City off-plan launches. At AED 29,990 per sqm, pricing reflects both Meraas' brand premium and the masterplan's maturity — earlier phases launched below AED 5M for 3-bedroom townhouses and have since traded at AED 12M to AED 15M on the secondary market, a capital appreciation trajectory that makes Phase 11's floor price intelligible to buyers who track resale velocity in this community. The unit mix spans G+1 and G+2 townhouses across 3 to 5-bedroom configurations and standalone villas from 4 to 7 bedrooms. All units are park-facing and include a maid's room, family room, double carport, and expanded terracing — the specification buyers in established Meraas communities expect. With 85 tracked transactions attached to Phase 11, there is a meaningful data set against which to benchmark asking prices and assess negotiating room. Buying costs include the standard 4% DLD transfer fee at handover and a 4% buyer-side fee. Completion is targeted for Q2 2029 — a three-year construction horizon that buyers comparing off-plan versus ready property at this price level must weight against occupancy plans and capital deployment timing.

Hadaeq Sheikh Mohammed Bin Rashid, the broader MBR City master district, places Phase 11 buyers 10 minutes from Downtown Dubai via Mohammed Bin Zayed Road, with DXB Airport and Meydan Racetrack both within close reach. The Nad Al Sheba Gardens masterplan has been in active delivery across 11 phases, meaning the community spine — wave pool, yoga lawn, dog park, amphitheater, clubhouse, and running tracks — is either complete or in late-stage construction. The overall development is reported at approximately 60% complete, giving buyers observable build progress rather than a conceptual promise. Phase 11 adds a school to the community asset list, making it the most complete family infrastructure proposition in the entire masterplan and the clearest argument for its pricing premium over earlier phases. Freehold title applies to non-UAE nationals under standard DLD registration rules. UAE Golden Visa eligibility applies to property investment at or above AED 2M under current federal thresholds — Phase 11's AED 15.7M entry clears that threshold by a material margin, making residency structuring a straightforward consideration for internationally based buyers. For the full competitive picture of off-plan launches across this district, Hadaeq Sheikh Mohammed Bin Rashid is the direct comparison lens.

Meraas operates across several Dubai master communities, and buyers evaluating Phase 11 should benchmark it against the developer's active launches before committing. City Walk Crestlane 5 and Citywalk Crestlane 4 deliver Meraas product within the walkable City Walk precinct — a fundamentally different density and lifestyle format, with apartment-led inventory at lower capital entry than Phase 11. Buyers whose priority is short-term rental yield over capital-land exposure will find City Walk's urban positioning and tourism proximity a stronger fit than a MBR City villa. Keturah Reserve Apartments offers Meraas' biophilic design commitment in a residential apartment format, positioned for buyers who want masterplan quality at a lower per-unit commitment than Phase 11's villa and townhouse pricing. Solaya 57 rounds out the Meraas comparison set for buyers evaluating alternative product formats across the developer's active pipeline. The core portfolio trade-off is direct: Phase 11 delivers the largest land footprint, the deepest masterplan context, and the highest absolute capital requirement. City Walk-based launches offer lower capital commitment and stronger short-term liquidity narratives. Review the full Meraas project list to align developer track record and product format with your hold period and exit strategy.

Mag City Townhouses is the most direct competing land-and-villa play in the surrounding MBR City corridor — lower entry pricing, an established developer track record, and comparable community amenity claims. Buyers for whom Phase 11's AED 15.7M floor represents a constraint should evaluate Mag City on a per-sqm and handover timeline basis before dismissing it as a secondary option; the differential can be material at scale. Within the Nad Al Sheba Gardens masterplan itself, earlier-phase inventory provides a live alternative to off-plan Phase 11. Myra Onyx targets Q3 2026 handover — more than two years ahead of Phase 11 — and secondary market resales from Phases 1 through 10 are actively listed at prices that now reflect accumulated appreciation but with zero construction risk. Buyers willing to purchase on the secondary market rather than direct from Meraas can access the same masterplan address and community infrastructure without the Q2 2029 wait. The critical decision variable is whether Phase 11's school inclusion, park-front unit positioning, and final-phase community completeness justify its premium over earlier masterplan inventory and over competing MBR City launches. Buyers running a structured buying process should request a side-by-side comparison of Phase 11 against the leading secondary market alternatives and nearby off-plan launches before deciding. The full project index provides the broadest active comparison set across this district.