All Phases Compared

Nad Al Sheba Gardens has nine phase entries on the Dubai Land Department's register, Phases 2 to 11, holding about 1,778 homes. Phase 12 adds 29 villas, the smallest release by far, the only one with no townhouses and the first to start above AED 13M.

Phase 12, the release brokers are taking interest for in November 2026, is unlike every phase before it: 29 standalone villas where earlier phases held 100 to 272 homes, no townhouses, and nothing larger than 5 bedrooms. The table sets it beside the nine phase entries on the Dubai Land Department's project register, read on Nov 11, 2026. The Phase 12 row is from Meraas's November 2026 briefing as Homes.me publishes it; its plot split is our count.

Phase	Start on the register	Homes	Mix, per the register
Phase 2	Jul 10, 2022	213	120 townhouses, 16 semi-detached villas, 77 standalone villas
Phase 3	Jan 9, 2023	235	Villas and townhouses, not broken down
Phase 4	May 1, 2024	188	92 townhouses, 96 villas
Phase 5	Oct 1, 2024	159	94 townhouses, 65 villas
Phase 6	Oct 1, 2024	100	48 townhouses, 52 villas
Phase 7	Jan 28, 2025	272	142 townhouses; villas with 4 bedrooms (28), 5 (57), 6 (23) and 7 (10)
Phases 8 and 9	Sep 1, 2025	201	62 townhouses in 14 buildings; villas with 4 bedrooms (53), 5 (44), 6 (27) and 7 (15)
Phase 10	Sep 1, 2025	201	104 townhouses in 19 buildings; villas with 4 bedrooms (27), 5 (39), 6 (22) and 7 (9)
Phase 11	Feb 1, 2026	210	110 townhouses; villas with 4 bedrooms (27) and 5 (73)
Phase 12	Not on the register	29	Villas only: 4 bedrooms (15) and 5 (14)

Meraas's masterplan drawing: Phase 12 marked along the top edge, Phases 2 to 11 each labeled sold out Meraas

Reading the table

The register's own numbers do not always agree with themselves, and we give them as they stand. Phase 2's description adds up to 213 homes while its unit field says 212. Phase 7's description lists 260 homes, with 118 villas, while its unit field, and Dubai Holding's contract announcement of Sep 24, 2026, say 272: 130 villas and 142 townhouses. For Phases 8 to 10 the register counts townhouse buildings (4-plexes and 6-plexes), which we multiplied out to reach its totals of 201. Adding the unit fields gives 1,778 homes across Phases 2 to 11; Phase 12 would make it 1,807.

There is no Phase 1 on the register, and none on Meraas's masterplan, which labels Phases 2 to 11. The briefing speaks of a "first phase already handed over"; on the register the only finished phase is Phase 2.

The register names the developer of each phase as Nas Estates, or Al Qudra Estates for Phases 2 and 3, and the master developer as Shamal Estates. The brand that sells every phase is Meraas (Meraas and Dubai Holding).

Matching Meraas's announcements to the numbers

Meraas's press releases rarely give a phase number, so we matched them by home count:

Dec 10, 2024. A phase of 3-bedroom townhouses and 4 to 7-bedroom villas around the lagoon, with a community farm and the mall (Gulf Construction). Meraas's blog named it Phase 7 ten days later.
Jul 24, 2025. 201 villas and townhouses, with 6 and 7-bedroom villas around Central Park and Spine Park, and no phase number (Dubai Media Office). Two register entries hold exactly 201 homes, Phases 8 and 9 together and Phase 10. We cannot tell from public sources which one the release meant.
Dec 4, 2025. Phase 11: 210 homes and a new school at the northwest corner, "the final cluster of this master community" (TradeArabia). The register's 210 matches.
November 2026. Phase 12, by briefing only, with no announcement.

How the releases changed

0:53 The early phases were townhouse-heavy clusters around shared pools, like the round pool under construction between Phase 4's homes here. Phase 2 was 56% townhouses and Phase 5 59%.

The register breaks villas down by bedrooms only from Phase 7 on. There, 6 and 7-bedroom villas number 33 in Phase 7, 42 in Phases 8 and 9 and 31 in Phase 10. Phase 11 has none: it is 110 townhouses and 100 villas of 4 and 5 bedrooms. Phase 12 keeps Phase 11's villa sizes and drops the townhouses, the first release without any. Townhouses were 52% of Phase 7, 31% of Phases 8 and 9, and 52% of Phases 10 and 11.

We think that sequence is Meraas pricing its way up a finishing community: the last plots on the park edge go as its dearest product, not its largest. What buyers actually paid in each phase is on Resale Prices and Registered Sales.