Predictions

We think Meraas opens Nad Al Sheba Gardens Phase 12 by December 2026 without a press release, that no Phase 13 follows, and that the June 2030 handover slips. Vi.ki's own predictions, each with a date it can be checked by.

1:03 A road is still being paved past half-built villas in Meraas's latest progress film, and the community's last phase is about to be sold: we think it sells quickly and finishes late.

These are Vi.ki's own predictions and opinions, not reported facts. Each one says what we base it on and when it can be checked. We will mark each one right or wrong when it resolves.

When will Phase 12 go on sale?

We think Meraas opens Phase 12 sales to buyers on or before Dec 31, 2026.

Confidence: Likely. Check by: Jan 2027.

Why we think so: the payment plan dates its first installment to April 2027 and spaces the rest five to six months apart, which puts the booking payment in late 2026 (Phase 12 Payment Plan). Brokers already hold the price sheet and floor plans.

What would prove us wrong: no Phase 12 sale registered with the Dubai Land Department, and no word from Meraas of an opened sale, by the end of January 2027.

Will Meraas announce Phase 12 in a press release?

We think it will not: Phase 12 comes and goes without a launch release on Dubai Holding's media hub.

Confidence: Possible. Check by: Mar 2027.

Why we think so: Meraas told the press in December 2025 that Phase 11 was the "final cluster" (TradeArabia). Announcing a second final phase a year later is awkward, and 29 villas do not need publicity to sell. The media hub had nothing on Nov 12, 2026.

What would prove us wrong: a Dubai Holding or Meraas release naming Phase 12.

Is Phase 12 really the last phase?

We think it is. No Phase 13 of villas or townhouses is offered at Nad Al Sheba Gardens.

Confidence: Likely. Check by: Dec 2027.

Why we think so: on the masterplan in Meraas's briefing every residential cluster is a numbered phase marked sold out, and Phase 12 is a leftover strip along the edge (All Phases Compared). The two unlabeled blocks in the south are the only open question.

What would prove us wrong: Meraas offering new homes in the community under any name after Phase 12.

What goes on the unlabeled land in the south?

We think Meraas uses it for something other than villas: a second school, a sports ground or a low apartment building, announced by the end of 2028.

Confidence: Long shot. Check by: Dec 2028.

Why we think so: the masterplan leaves a large pale block and green land beside it without a label (Masterplan and Amenities), and a community of about 1,800 homes with one school and one small mall has room for more of both.

What would prove us wrong: the land still unannounced, or announced as villas, at the end of 2028.

Will the community's own school open before Phase 12 hands over?

We think the school at the northwest corner is open for the school year that starts in 2029, a year before Phase 12's handover.

Confidence: Possible. Check by: Sep 2029.

Why we think so: it was announced with Phase 11 in December 2025, the design film makes the walk to school the center of the plan (Masterplan and Amenities), and Phase 11's homes are registered to finish in July 2029.

What would prove us wrong: no school operating inside the community by September 2029.

Will Meraas name a school operator?

We think Meraas names the operator of that school by the end of 2027, and that it is a British-curriculum brand.

Confidence: Possible. Check by: Dec 2027.

Why we think so: no operator has been named in any release we opened, and the nearest new campus, Rugby School's, is British.

What would prove us wrong: no operator named by then, or one that teaches another curriculum.

Will Phase 12 villas come with pools?

We think Meraas does not add private pools to the Phase 12 villas: they are handed over with gardens only.

Confidence: Likely. Check by: Jun 2030.

Why we think so: the floor plans state that swimming pools and landscape features in the renders "are not included and are the responsibility of the end user" (Phase 12 Floor Plans).

What would prove us wrong: a Meraas price list or handover with a pool included as standard.

Will handover be June 2030?

We think the first Phase 12 villas are handed over after June 2030.

Confidence: Possible. Check by: Sep 2030.

Why we think so: Phase 2 was registered to finish on Dec 1, 2024 and finished on Dec 17, 2025, and Phase 3 was still at 97.03% almost seven months after its date (Handover and Construction Progress).

What would prove us wrong: Phase 12 recorded as finished, or keys handed over, by the end of June 2030.

How fast will the 29 villas sell?

We think at least 20 Phase 12 sales are registered with the Dubai Land Department within six months of the first one.

Confidence: Possible. Check by: Aug 2027.

Why we think so: Phase 11 registered 110 sales between Dec 24, 2025 and Apr 30, 2026 (Offplan.tv), about 26 a month, though at a far lower price than Phase 12's.

What would prove us wrong: fewer than 20 registered Phase 12 sales six months after the first.

What will Phase 12 register at per square foot?

We think Phase 12's first registered sales show a median between AED 2,800 and AED 3,100 per sq ft.

Confidence: Possible. Check by: Jun 2027.

Why we think so: the starting prices work out to about AED 2,743 to 2,857 per sq ft, better plots cost more, and Phase 11's registered median was AED 3,141 (Resale Prices and Registered Sales).

What would prove us wrong: a registered median outside that range once at least five sales are recorded.

Our take

We think Phase 12 is priced for people who already know the community. The briefing's own numbers say three in four buyers lived in the UAE, and a 20% booking payment of AED 2.74M or more is not aimed at first-time investors.

We think the weak point is time, not demand. Every measurable date in this community has run late so far, and a buyer paying 60% by June 2029 carries that risk for a year with nothing to show.

We think the most useful thing a buyer can ask for is the one thing not yet published: the plot-by-plot list. On a street of 29 plots that range from 6,000 to 9,000 sq ft, the difference between the best plot and the worst is larger than the difference between the two villa types.