Phase 12 vs Palm Springs and Wadeem Gardens

Against two other villa launches of late 2026, Nad Al Sheba Gardens Phase 12 is the dearest per square foot, about AED 2,857 for a 4-bedroom villa against 1,732 at Nakheel's Palm Springs and 1,519 at Modon's Wadeem Gardens, and asks the most before handover.

Three developers put standalone villas in front of buyers in the last quarter of 2026: Meraas with Phase 12 of Nad Al Sheba Gardens, Nakheel with Palm Springs in Jebel Ali, and Modon with Wadeem Gardens on Hudayriyat Island in Abu Dhabi. On the figures each had published by Nov 12, 2026, Phase 12 costs the most per square foot and asks for the most cash before the keys, and it is the only one of the three in a community where people already live.

The 4-bedroom villa, side by side

	Nad Al Sheba Gardens Phase 12	Palm Springs	Wadeem Gardens
Developer	Meraas	Nakheel	Modon
Where	Nad Al Sheba, Dubai	Jebel Ali, Dubai	Hudayriyat Island, Abu Dhabi
From	AED 13.7M	AED 7.0M	AED 8.7M
Area	4,795 sq ft	4,041 sq ft	5,726 sq ft (532 sq m)
AED per sq ft	about 2,857	about 1,732	about 1,519
Payment plan	60/40, 20% on booking	60/40, 10% on booking	25/75
Paid before handover	AED 8,220,000	AED 4,200,000	AED 2,175,000
Handover	June 2030	October 2030 (estimated)	Second quarter of 2031
Villas of this release	29 in all	365 villas among 977 homes	Not counted here

The prices, areas, plans and dates are each developer's own: Meraas's Phase 12 price sheet and floor plans as Homes.me publishes them, Nakheel's factsheet, and Modon's Wadeem Gardens page. The per-square-foot figures and the dirham amounts before handover are our arithmetic. Modon calls its figure "Size" without saying whether it is built-up area, so its number is the least certain of the three.

The 5-bedroom villa

	Phase 12	Palm Springs	Wadeem Gardens
From	AED 15.5M	AED 8.9M	AED 10.2M
Area	5,650 sq ft	4,921 sq ft	6,781 sq ft (630 sq m)
AED per sq ft	about 2,743	about 1,809	about 1,504

Meraas render of a three-story villa from its garden, with a pool and loungers on the lawn Meraas

What the gap buys

Phase 12's 4-bedroom villa costs about 65% more per square foot than Palm Springs's and about 88% more than Wadeem Gardens's. Three things separate them on the published record, and none is the house.

A place that already exists. Nad Al Sheba Gardens has a finished phase, a supermarket that opened in August 2026 and a school campus nearby (Location and Drive Times). Palm Springs was announced on Nov 10, 2026 as a 3.8 million sq m masterplan for almost 50,000 residents, and everything on it is still to be built.

Scarcity. 29 plots, the last in the community by Meraas's account, against 365 villas in Palm Springs's first release.

Distance. Our no-traffic routing puts Phase 12 about 21 minutes from Burj Khalifa. Palm Springs is beside Palm Jebel Ali at the southwestern end of Dubai, and Wadeem Gardens is on an island off Abu Dhabi.

2:14 What Meraas is selling against those two is this: lawns and a lagoon pool inside the city, in its own renders. Whether the difference is worth AED 6.7M on a 4-bedroom villa is the buyer's call, not ours.

The payment plans, compared

Phase 12 is the hardest of the three to carry. Its booking payment alone, AED 2.74M on the 4-bedroom villa, is more than the whole of what Wadeem Gardens asks before handover on its 4-bedroom villa. Wadeem Gardens leaves 75% to the end, which suits a buyer who wants to keep cash and can finance at completion; Phase 12 and Palm Springs both leave 40%.

We think Phase 12's terms tell you who Meraas expects to buy: households already living in Dubai with equity to move, the group its own briefing says made up 75% of the community's individual buyers.

Sources

Nad Al Sheba Gardens Phase 12, Homes.me, publishing Meraas's Phase 12 price sheet, floor plans and payment plan of November 2026; read Nov 12, 2026
Palm Springs Factsheet, Nakheel, opened Nov 12, 2026; figures as worked on Palm Springs: Prices and Home Types
Nakheel unveils Palm Springs, Dubai Holding, Nov 10, 2026
Wadeem Gardens, Modon, read Nov 12, 2026