Phase 12 Prices and Villa Types

Phase 12 of Nad Al Sheba Gardens starts at AED 13.7M for a 4-bedroom villa of 4,795 sq ft and AED 15.5M for a 5-bedroom villa of 5,650 sq ft. By Vi.ki's working that is about AED 2,857 and AED 2,743 per square foot, and the 29 plots add up to at least AED 422.5M.

Phase 12's starting prices, read on Nov 12, 2026, are AED 13.7M for the 4-bedroom villa and AED 15.5M for the 5-bedroom villa. They come from Meraas's November 2026 price sheet, which its registered broker Homes.me publishes; Meraas's own site shows no Phase 12 price. No plot-by-plot price list is public.

Villa	Total area	From	AED per sq ft	Plots
4-bedroom standalone villa	4,795 sq ft (445.50 sq m)	AED 13,700,000	about 2,857	15
5-bedroom standalone villa	5,650 sq ft (524.93 sq m)	AED 15,500,000	about 2,743	14

The areas are the "total area" printed on Meraas's floor plans. The price per square foot and the plot counts are ours: the first is the starting price over that area, the second is a count of the colored plots on the site plan below (dark red for 4 bedrooms, pink for 5).

Meraas's Phase 12 site plan: one row of villa plots numbered N-05 to N-33, 4-bedroom villas in dark red and 5-bedroom villas in pink Meraas

What the numbers say

The bigger villa is the cheaper space. A fifth bedroom, a driver's room and a longer garage add 855 sq ft for AED 1.8M, about AED 2,105 for each extra square foot, well under either villa's average.

If every plot sold at its starting price, Phase 12 would bring in AED 422.5M: 15 villas at AED 13.7M and 14 at AED 15.5M. That is a floor, since corner and park-facing plots usually carry a premium that the price sheet does not show.

Both types ask more per square foot than the community has averaged. Meraas's own briefing, a PDF for brokers that we read in full, charts Nad Al Sheba Gardens at AED 2,459 per sq ft across all sales in 2026, as we read its chart; Phase 12's starting prices sit about 12% and 16% above that. Resale Prices and Registered Sales sets them beside what buyers of earlier phases paid on the Dubai Land Department's records.

Plots, and what "larger" means

The same briefing gives plot sizes of 6,000 to 9,000 sq ft and sellable areas of 4,800 to 5,600 sq ft, a floor area ratio of 0.8. It sets that against 4,900 to 8,000 sq ft plots and a ratio of 0.9 at what it calls a "comparable Tier 1 development (adjacent community)", which it does not name, and says the price per square foot is similar. That comparison is the seller's case, and no plot's individual size is published, so a buyer cannot yet tell which of the 29 plots is 6,000 sq ft and which is 9,000.

The plans carry Meraas's own caution: swimming pools and landscape features in the renders "are not included and are the responsibility of the end user".

Meraas render of a three-story villa from the street, with two cars under a covered carport Meraas

Earlier phases, for reference only

0:00 This finished villa, filmed by Meraas in November 2025, belongs to an earlier phase, and so do the figures here. Earlier phases mixed 3-bedroom townhouses with villas of up to 7 bedrooms; Phase 12 has no townhouses and nothing above 5 bedrooms. On the land department's register, as Offplan.tv read it on Nov 11, 2026, the 110 registered sales in Phase 11 were worth AED 708 million, an average of about AED 6.4M each across its townhouses and villas. None of that is a Phase 12 price.

On top of the price, Dubai Land Department registration is 4%: AED 548,000 on the 4-bedroom starting price and AED 620,000 on the 5-bedroom (Oqood, on Homes.me).

Sources

Nad Al Sheba Gardens Phase 12, Homes.me, publishing Meraas's Phase 12 price sheet, floor plans and briefing of November 2026; read Nov 12, 2026
Nad Al Sheba Gardens Phase 11, Offplan.tv, from the Dubai Land Department's register and sales records; read Nov 12, 2026
Oqood, Homes.me