Nad Al Sheba Gardens Phase 11

Nad Al Sheba Gardens Phase 11 Overview

Nad Al Sheba Gardens Phase 11 is a new residential development by Meraas in Nad Al Sheba, Dubai, with 210 homes ranging from three-bedroom townhouses to four- and five-bedroom villas. Handover is planned for June 2029, with the development combining private homes with landscaped areas and shared spaces for everyday use.

The payment plan starts with 20% at booking, while the remaining amount is paid in stages during construction, with the final payment due at handover. The homes are surrounded by parks, landscaped areas and walking paths, giving residents places to walk, exercise or spend time outdoors without having to leave the community. The layout keeps these shared spaces close to the homes, making them part of everyday life rather than separate amenities within the development.

Key Features of Nad Al Sheba Gardens Phase 11

• Homes Around Green Spaces

Green spaces are a noticeable part of the layout at Nad Al Sheba Gardens Phase 11, with parks, landscaped areas and walking paths placed around the homes. This gives residents access to outdoor spaces within the community, whether they want to take a walk, exercise or simply spend some time outside. For families, having these areas close to home also makes outdoor activities easier to fit into everyday life.

• Facilities for Everyday Family Life

The community also brings together a number of sports and leisure facilities, including running tracks, sports courts, children's play areas and a pet park. With these spaces located within the development, residents can have different options for exercise and leisure without needing to leave the community. The children's and pet areas also add spaces that can be useful for families as part of their regular routine.

• Townhouses and Larger Villas

There are several home types to choose from in Nad Al Sheba Gardens Phase 11, starting with the three-bedroom townhouses, which come in Mid Unit and End Unit layouts. The project also includes larger four- and five-bedroom villas, giving buyers the option of a standalone home with more space for family living. This range makes the property mix suitable for different household sizes, while keeping the overall focus on larger family homes.

Location of Nad Al Sheba Gardens Phase 11

Nad Al Sheba Gardens Phase 11 is located in Nad Al Sheba, with convenient access to some of Dubai’s main roads. Al Ain Road is around 2 minutes away, while Meydan Racecourse can be reached in about 5 minutes, making several key destinations within a short drive of the community.

The location is also close to Al Khail Road and Sheikh Mohammed Bin Zayed Road, giving residents additional routes to different parts of Dubai. For people who regularly travel around the city, having these major roads nearby can make daily commutes and trips to other areas more straightforward.

Property Types at Nad Al Sheba Gardens Phase 11

The homes at Nad Al Sheba Gardens Phase 11 include three-bedroom townhouses with built-up areas of around 3,251 to 3,283 sq ft, along with larger four- and five-bedroom villas measuring approximately 4,790 sq ft and 5,640 sq ft, respectively. The townhouses are arranged across G+2 levels and are available in Mid Unit and End Unit layouts, with features such as an internal elevator, balconies, terraces, parking and a maid’s room.

The larger villas offer more space, with layouts that include a master suite, family room, guest room, maid’s room, garage and spacious terraces. These layouts provide separate areas for family use and guests, while the larger indoor and outdoor spaces leave more room for everyday living.

Payment Plan for Nad Al Sheba Gardens Phase 11

The payment plan follows an 80/20 structure, with 20% due at booking, another 60% paid in instalments during construction, and the remaining 20% due when the property is handed over in June 2029.

The instalments are spread across the construction period, so buyers gradually complete the payments leading up to handover rather than paying the remaining balance in one go.

Sustainability at Nad Al Sheba Gardens Phase 11

Green spaces are an important part of the community design at Nad Al Sheba Gardens Phase 11. Local parks, landscaped areas and walking paths are spread throughout the development, giving residents outdoor spaces close to their homes for walking, exercise and everyday activities.

However, the reviewed project information does not provide specific details about low-carbon materials, energy-saving systems, water-saving technology, solar panels, water recycling or green building certifications such as LEED.

Therefore, the landscaping and green areas can be considered part of the project's outdoor and community design, but they should not be presented as evidence of advanced environmental performance or formal green-building certification.

Amenities at Nad Al Sheba Gardens Phase 11

The community offers a range of sports and leisure facilities, including a lagoon-style beach pool, clubhouse, running tracks, basketball, padel and tennis courts. These spaces give residents different options for exercise and recreation without having to leave the community.

There are also children's play areas, a pet park and shared outdoor spaces, while the walking paths and landscaped areas provide more room for spending time outdoors. Together, these facilities create a range of spaces for everyday activities, from sports and exercise to family time and outdoor recreation.

Overall, Nad Al Sheba Gardens Phase 11 is planned around family homes, shared outdoor areas and community facilities, with the amenities placed close to the residential spaces rather than being separate from everyday life.

Kotook Analysis of Nad Al Sheba Gardens Phase 11

Nad Al Sheba Gardens Phase 11 is the latest villa community release by Meraas in Nad Al Sheba, Dubai. Unlike many new projects in Dubai that focus on high-rise buildings and higher-density living, this development is designed around larger family homes, more privacy and a quieter residential lifestyle. However, when looking at the starting prices, one important question needs to be considered:

Are buyers paying for the actual value of the homes and location, or is part of the price driven by the Meraas brand and the strong growth Dubai’s property market has seen in recent years?

Kotook believes the answer depends on several factors, including the project’s location, its pricing compared with similar villa communities, current market conditions and whether it matches the needs of the right type of buyer.

Where is Nad Al Sheba Gardens Phase 11?

Nad Al Sheba Gardens Phase 11 is located in Nad Al Sheba 1, a villa community known for its quieter environment and spacious homes. The project is around 2 minutes from Al Ain Road and 5 minutes from Meydan Racecourse, with easy access to Al Khail Road and Sheikh Mohammed Bin Zayed Road.

The area offers a balance between a private villa lifestyle and access to central Dubai. It is more suitable for buyers who value space, privacy and a family-friendly environment while staying connected to key areas of the city.

Nad Al Sheba Gardens Phase 11 Prices

To understand whether the pricing of Nad Al Sheba Gardens Phase 11 is reasonable, it helps to compare it with previous releases in the same community.

The comparison shows that Phase 11 is launched at a higher price than Phase 10. This is mainly because villa prices in Dubai have increased, construction costs are higher and Meraas has a strong reputation in the market.

But the starting price is not the only thing that matters. In a villa community, the exact location of the home, privacy, views and distance from parks or facilities can affect its future value. Two homes with the same size may not have the same value if one has a better position inside the community.

Nad Al Sheba Gardens 11 Compared With the Market

The prices of Nad Al Sheba Gardens Phase 11 place it in the higher range of Dubai’s villa market. With three-bedroom townhouses starting from AED 6.15M and villas starting above AED 13M, buyers are comparing this project with established villa communities, not entry-level options.

Phase 11 is not one of the more affordable villa options in Dubai. Buyers are paying for the Meraas name, Nad Al Sheba location and a new villa community close to central Dubai.

Who Is Nad Al Sheba Gardens Phase 11 Right For?

• For family living, Nad Al Sheba Gardens Phase 11 offers features that many buyers look for: larger homes, more privacy and a quieter environment close to central Dubai.
• For investors, the key factor is time. With handover planned for June 2029, buyers need to be comfortable keeping their capital invested during construction and accepting possible market changes.

Unlike established areas such as Dubai Hills Estate, where completed homes already have rental demand and resale history, Phase 11’s future value will depend on the quality of the completed community and market conditions at handover.

Key Points 

Before choosing a unit, buyers should look at a few important points:

• The exact location of the home within the community

• Distance from parks and shared facilities

• Privacy, views and surrounding buildings

• Home layout and how efficiently the space is used

• Price per square foot compared with similar projects

• Future demand when reselling the property

• Ability to keep the investment until handover in 2029

Final Thoughts

Nad Al Sheba Gardens Phase 11 offers the type of villa lifestyle many families look for in Dubai, with more space, privacy and a quieter environment. However, the higher prices and the 2029 handover date mean buyers should carefully compare the project with other options before making a decision.

For those looking for a long-term family home, the project can be a good fit. For investors, the key will be choosing the right unit, buying at the right price and considering how the community develops over time. Ultimately, the future value of the property will depend on the location of the unit, the price paid and future demand in the market.