Resale Prices and Registered Sales

Phase 12 has no registered sale yet, so there is no measured Phase 12 price: only Meraas's starting prices of AED 13.7M and AED 15.5M (Phase 12 Prices and Villa Types). What can be measured is every earlier phase. The Dubai Land Department's records, as Offplan.tv read them through Nov 9, 2026, hold 960 registered off-plan sales in the community, worth about AED 5.03 billion by our sum.

Counts, worth and medians are the land department's, shown on each linked page. The averages are ours (worth over count), and we converted the register's medians from square meters. An average mixes townhouses with villas, so it says more about a phase's mix than about any one home.

Three things the records show

The newest phase is the dearest. Phase 11's median, AED 3,141 per sq ft, is the highest in the community and about 18% above Phase 7's. Phase 12's starting prices work out lower, at about AED 2,743 to 2,857 per sq ft. The two are not like for like: the register does not say which area it divides by, and Phase 12's figures use the floor plans' total area. Still, on the published numbers Phase 12 does not start above what Phase 11 buyers paid per square foot.

Fewer registered sales than homes. Meraas's masterplan labels Phases 2 to 11 sold out. The register holds 110 sales for Phase 11's 210 homes, 106 for Phase 10's 201 and 155 for Phase 7's 272. We do not know why the counts are lower. A sale can be agreed well before it is registered, and Phase 2's 16 sales begin in 2024, two years after the phase started, so the records clearly miss its early sales. We give the counts as measured and draw no conclusion about unsold homes.

Phase 11 went quiet after April. Its last registered sale is Apr 30, 2026, and none followed in the 90 days before the reading. Phases 3, 4, 5 and 7 each had four to seven registered sales in those 90 days.

The area around it

Homes.me's rental yield page for Nad Al Sheba, built from the same land department records, counts 512 registered sales across the whole district in the 12 months to Nov 6, 2026, 56% of them off-plan, at a median of AED 2,193 per sq ft. That district figure includes apartments and older villas outside the Meraas community. The same page gives a median annual rent of AED 540,000 for homes of 5 or more bedrooms across the district, from 207 Ejari contracts. A Phase 12 villa is a new home at a much higher price than the district's typical one, so that rent says what large homes nearby let for today and nothing about what a Phase 12 villa will earn.

Meraas's appreciation figures: the seller's case

Meraas's Phase 12 briefing is a 35-page PDF for brokers, dated November 2026. We read it in full; its headline figures are also on Homes.me's Phase 12 page. It makes two claims. Homes resold in Nad Al Sheba Gardens went for about 9% more than their original price after one and two years, 24% after three and 49% after four. And the community's price per square foot across all sales rose about 20% a year from 2022 to 2026, from AED 1,205 to AED 2,459 as we read the chart, against about 13% a year for Dubai villas overall.

These are the developer's own past figures in a sales document, with no method or sample size given. They are not a forecast. A four-year resale gain measured from 2022 prices describes buyers who came in at AED 1,205 per sq ft; a Phase 12 buyer starts above AED 2,700.

The briefing also describes who bought: 75% of individual buyers were UAE residents, led by Emiratis and Indians at 13% each, and 25% were non-residents, led by Chinese buyers at 21% of that group.

What we think

We think Phase 12's first registered sales land at a median between AED 2,800 and AED 3,100 per sq ft on the land department's records, at or just under Phase 11's.

Confidence: Possible. Check by: Jun 2027.

Sources

• Offplan.tv's phase pages linked in the table, from the Dubai Land Department's project register read Nov 11, 2026 and its sales records through Nov 9, 2026; opened Nov 12, 2026
• Rental yield in Nad Al Sheba, Homes.me, from Dubai Land Department sales and Ejari contracts; read Nov 12, 2026
• Nad Al Sheba Gardens Phase 12, Homes.me, reporting the headline figures of Meraas's Phase 12 briefing (PDF for brokers, November 2026, read in full by Vi.ki); read Nov 12, 2026
• Real estate data, Dubai Land Department