Phase 12 Payment Plan

Phase 12 of Nad Al Sheba Gardens is sold 60/40, with 20% on booking, 40% in six installments from April 2027 to June 2029 and 40% at handover in June 2030. In dirhams, the 4-bedroom villa needs AED 8.22M before handover and the 5-bedroom AED 9.3M.

Meraas's Phase 12 payment plan, dated November 2026 and published by its registered broker Homes.me, asks for 20% on booking, 40% across six dated installments and the last 40% at handover in June 2030. Meraas has not published the plan on its own site.

The dirham amounts are our arithmetic on Meraas's percentages and starting prices. A villa priced above its type's starting price costs proportionally more.

Due	Share	4-bedroom villa	5-bedroom villa
On booking	20%	AED 2,740,000	AED 3,100,000
April 2027	10%	AED 1,370,000	AED 1,550,000
October 2027	5%	AED 685,000	AED 775,000
March 2028	10%	AED 1,370,000	AED 1,550,000
August 2028	5%	AED 685,000	AED 775,000
January 2029	5%	AED 685,000	AED 775,000
June 2029	5%	AED 685,000	AED 775,000
June 2030, on handover	40%	AED 5,480,000	AED 6,200,000
Total before handover	60%	AED 8,220,000	AED 9,300,000

Meraas render of a street of villas with cars parked under covered carports Meraas

How the schedule runs

The booking payment is the heavy one. With the 4% Dubai Land Department registration (Oqood, on Homes.me), a buyer of the 4-bedroom villa pays about AED 3.29M around booking and a buyer of the 5-bedroom about AED 3.72M, before the admin fee the sale agreement states.

After that the installments come five to six months apart and shrink: 10%, 5%, 10%, then three of 5%. The last one is June 2029, and nothing more falls due for a year until handover. That quiet year is where a buyer arranges the final 40%, by mortgage or otherwise.

One published offer may help with that. On Sep 15, 2026 Dubai Holding Real Estate and Abu Dhabi Commercial Bank said buyers at Nad Al Sheba Gardens can apply for finance once 50% of the price is paid, whatever stage the building is at. On this plan the 50% mark is the August 2028 installment. The release predates Phase 12 and does not name it, so ask whether the offer covers this phase.

The plan also dates the launch better than anything Meraas has said. Its installments step back at regular intervals to April 2027, so a booking payment five to six months earlier lands in October to November 2026. We think that is why brokers expect sales to open before the year ends; it is our inference, not an announced date.

Against the earlier phases, for reference

Phase 12 keeps the 20% booking share of the recent phases. Dubai Holding and Meraas published no payment plans in their phase announcements, so the comparison rests on a broker's catalog: Homes.me lists Phases 5 and 6 at 20/60/20 and Phase 7 at 20/40/40, the same shape as Phase 12's. Those are that site's records of earlier phases, not Meraas's published terms, and none of them is Phase 12's plan.

Our comparison with two other villa launches of late 2026, where one asks 10% on booking and another 25% in total before handover, is on Phase 12 vs Palm Springs and Wadeem Gardens.

If handover moves

The 40% is tied to handover, so it moves if June 2030 does. The six installments are calendar months, not construction milestones, as far as the published sheet shows. We think a buyer should ask Meraas in writing whether those months hold if building runs behind, because two earlier phases ran past their registered dates (Handover and Construction Progress).