officially Nad Al Shiba First
AED 3,374/sqft
August 2026 · 108 sales
+58.9%
+5%
91%
Last 12 months · 2,377 sales
5.7%
Ready homes, last 12 months · 214 sales · 1,306 tenancy contracts, new lets and renewals
75
Registered DLD sales · medians, not estimates · how we compute this
A typical residential sale here is AED 1,541,475 for about 617 sqft in the last 12 months (2,377 sales); across all 6,222 recorded sales the median is AED 1,705,604.
Ready-home prices here have moved +58.9% across the 114 months (Feb 2017 – Aug 2026) of Land Department records we hold — a pace of +5% a year if it continued.
That is the whole 114 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
Off-plan
AED 2,312/sqft
4,240 recorded sales
Ready
AED 1,238/sqft
1,982 recorded sales
Off-plan trades 87% above completed homes here. A single blended figure would sit between the two and describe neither.
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate. The headline price is the last 12 months; the median across every sale on record sits under it.
Rent is matched to homes by bedroom count where Ejari records one, which most contracts do, and by floor area where it does not — each row says which. Every figure is the median of registered new lets: a renewal is capped under Decree 43 of 2013 and sits below what the same home lets for today.
| Size | Typical home | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| Studio | 387 sqft | AED 1,374,000 1,049 sales all years AED 1,373,000 | AED 3,574/sqft | AED 55,000/yr 29 tenancies | 1,062 |
| 1 bed | 816 sqft | AED 2,300,000 575 sales all years AED 1,095,920 | AED 1,364/sqft | AED 80,000/yr 581 tenancies | 2,008 |
| 2 beds | 1,534 sqft | AED 3,200,000 330 sales all years AED 1,872,700 | AED 1,283/sqft | AED 125,000/yr 449 tenancies | 1,445 |
| 3 beds | 2,187 sqft | AED 4,800,488 64 sales all years AED 3,861,020 | AED 1,573/sqft | AED 175,000/yr 33 tenancies | 175 |
| Size | Typical home | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| 3 beds | 2,106 sqft | AED 6,069,000 332 sales all years AED 5,078,000 | AED 2,207/sqft | AED 300,000/yr 86 tenancies | 957 |
| 4 beds | 2,347 sqft | AED 5,950,000 23 sales all years AED 4,069,000 | AED 1,534/sqft | AED 325,000/yr 87 tenancies | 552 |
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
10,488
In Meydan Avenue, from the Land Department's register of flats.
Freehold
100%
Every unit in Meydan Avenue with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
823 sqft
Median of the 10,452 units that record one.
By size of home
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
From 2,315 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 107,100/yr
for ~1,244 sqft
Rent per sqft
AED 91/sqft
per year
Renewals
44%
of contracts
Contracts
2,315
last 12 months
What it costs to rent here
Median annual rent, by size of home.
Matched to tenancies by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; the table below says which for each row. Renewing tenants pay about 10% less per sqft than someone signing a new lease here.
A year’s rent against what completed homes of that size actually sold for in Meydan Avenue over the same twelve months — both from registered records. Off-plan sales are left out of the price, because rent is paid on built homes and off-plan sells at a premium.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| 1 bed | AED 1.19M | AED 80,000/yrby bedroom · 581 new lets | 6.7% | 96 |
| 2 beds | AED 2.52M | AED 125,000/yrby bedroom · 449 new lets | 5.0% | 74 |
| 3 beds | AED 4.16M | AED 175,000/yrby bedroom · 33 new lets | 4.2% | 14 |
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| 4 beds | AED 5.95M | AED 325,000/yrby bedroom · 87 new lets | 5.5% | 23 |
The best gross yield here is on a 1 bed at 6.7%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 1 bed here reads 7.3% instead of 6.7%, because it prices the home at AED 1.1M — the median across every sale on record — rather than the AED 1.19M a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from the middle filed owners-association budget in this area — AED 16/sqft across 4 buildings, most recently filed for 2023. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 1 bed | AED 13,063 | AED 66,937 | 6.7% | 5.6% |
| 2 beds | AED 24,545 | AED 100,455 | 5.0% | 4.0% |
| 3 beds | AED 34,994 | AED 140,006 | 4.2% | 3.4% |
| 4 beds | AED 37,550 | AED 287,450 | 5.5% | 4.8% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
a studio rents for a median AED 55,000/yr, a 1-bedroom for AED 80,000/yr, a 2-bedroom for AED 125,000/yr, a 3-bedroom for AED 175,000/yr. These are medians of tenancy contracts registered with Ejari in Meydan Avenue over the last twelve months — what tenants agreed to pay, not advertised asking rents. Rent is matched to homes by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; each row on this page says which.
The median residential sale price in Meydan Avenue was AED 3,374/sqft in August 2026, from 108 sales registered that month. Over the last 12 months a typical home here sold for about AED 1.54M and measured about 617 sqft (2,377 sales). These are medians of sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields on ready homes in Meydan Avenue run about 6.7% on a 1-bedroom apartment, 5.0% on a 2-bedroom apartment, 4.2% on a 3-bedroom apartment, 5.5% on a 4-bedroom villa, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Yes. Every unit in Meydan Avenue whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 10,488 units for the area.
Ready homes in Meydan Avenue sold for a median AED 1,662/sqft in Q2 2026 (85 sales), against AED 1,434/sqft in Q3 2024 (64 sales): +15.9% across those quarters. By quarter, the ready-home median was AED 1,434/sqft in Q3 2024, AED 1,418/sqft in Q4 2024, AED 1,382/sqft in Q1 2025, AED 1,509/sqft in Q2 2025, AED 1,662/sqft in Q2 2026. Off-plan registrations ran at AED 3,544/sqft in Q2 2026 (404 registrations) and are never pooled with ready homes here. These are medians of registered sales, not an index: a quarter's move against the one before it partly reflects which homes sold.
91% of the 2,377 sales registered in Meydan Avenue in the last 12 months were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
Median registered sale price per sqft in Meydan Avenue, by calendar quarter of the transaction date, ready homes and off-plan registrations kept apart. Complete quarters only; a quarter's median prints on 60 or more sales.
| Quarter | Ready homes · median per sqft | vs a year earlier | Off-plan · median per sqft |
|---|---|---|---|
| Q3 2024 | AED 1,434/sqft64 sales | +16.8% | AED 2,076/sqft269 registrations |
| Q4 2024 | AED 1,418/sqft87 sales | -7.5% | —50 registrations, under the 60 floor |
| Q1 2025 | AED 1,382/sqft78 sales | +2.9% | AED 2,297/sqft165 registrations |
| Q2 2025 | AED 1,509/sqft62 sales | +7.3% | AED 1,895/sqft83 registrations |
| Q3 2025 | —52 sales, under the 60 floor | — | AED 2,500/sqft136 registrations |
| Q4 2025 | —53 sales, under the 60 floor | — | AED 2,476/sqft297 registrations |
| Q1 2026 | —40 sales, under the 60 floor | — | AED 3,544/sqft1,166 registrations |
| Q2 2026 | AED 1,662/sqft85 sales | +10.1% | AED 3,544/sqft404 registrations |
Ready-home median +15.9% from Q3 2024 (AED 1,434/sqft, 64 sales) to Q2 2026 (AED 1,662/sqft, 85 sales).
A median is not an index: it moves when the mix of what sold moves, and a single quarter's move against the one before it reverses the next quarter about half the time on this register. Read the level, its sample, and the change against the same quarter a year earlier.
Every registered residential sale in this area by month, ready homes and off-plan together, so this is the history of what sold rather than a rate. The newest month is still being registered and will move. The rates on this page read ready homes alone.
Closest to Meydan Avenue on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Each has at least twenty sales on record, so its own median means something. Ordered by how much has traded.
Arthouse Residences Tower A By Aviaan
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Nad Al Sheba Gardens Phase 12
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Nad Al Sheba Gardens Phase 2
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Nad Al Sheba Gardens Phase 3
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Nad Al Sheba Gardens Phase 4
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Nad Al Sheba Gardens Phase 5
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Nad Al Sheba Gardens Phase 6
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Nad Al Sheba Gardens Phase 7
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Nad Al Sheba Gardens Phase 8 & 9
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Prime Views
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Saddlewood Park
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