Updated 3 October 2026 · Source: Dubai Land Department records · All Dubai area guides
What does a 2-bedroom apartment cost in Nad Al Sheba?
The median 2-bedroom apartment in Nad Al Sheba sold for AED 3,200,000 over the past 12 months, across 248 DLD-recorded sales. Renting one costs a median of AED 120,000 a year, about AED 10,000 a month, based on 1,334 Ejari contracts. For comparison, a studio went for AED 1.37M, a 1-bedroom for AED 2.28M, a 3-bedroom for AED 4.99M.
DLD records Nad Al Sheba under the official district name Nad Al Shiba First. Figures on this page cover that whole district.
Nad Al Sheba prices and rents by bedroom
| Type | Median price | Sales | Median annual rent | Contracts |
|---|---|---|---|---|
| Studio | AED 1,371,000 | 793 | ||
| 1-Bedroom | AED 2,280,000 | 449 | AED 80,000 | 1,889 |
| 2-Bedroom | AED 3,200,000 | 248 | AED 120,000 | 1,334 |
| 3-Bedroom | AED 4,989,000 | 47 | AED 145,861 | 193 |
Sources: DLD-recorded sales (12 months) and Ejari rent contracts (24 months), to 3 October 2026. DLD district: Nad Al Shiba First.
Rows with fewer than 30 records are left out.
Is a 2-bedroom in Nad Al Sheba good value?
A 2-bedroom in Nad Al Sheba costs about 26.7 years of median rent to buy. Across the district, price per sq ft is up 13.1% on a year earlier.
Renting a 2-bedroom in Nad Al Sheba: what to know
For landlords, the area's gross yield was 4.2% in the September 2026 report. Contracts are annual, and most landlords ask for payment in one to four cheques. Offering fewer cheques is often the easiest way to negotiate the rent down.
Nad Al Sheba price per sq ft, quarter by quarter
The median price per square foot in Nad Al Sheba was AED 3,242 in Q3 2026. Earlier quarters are not like for like: the median jumps by more than half from one quarter to the next, which happens when the mix of property sold changes. Compare recent quarters with each other, not with the start of the series.
| Quarter | Median AED per sq ft |
|---|---|
| Q3 2026 | AED 3,242 |
| Q2 2026 | AED 3,373 |
| Q1 2026 | AED 3,496 |
| Q4 2025 | AED 2,183 |
| Q3 2025 | AED 2,094 |
| Q2 2025 | AED 1,720 |
| Q1 2025 | AED 1,927 |
| Q4 2024 | AED 1,681 |
Source: DLD-recorded sales, quarters with at least 10 sales. DLD district: Nad Al Shiba First.
Market reports
For the wider picture, read our monthly reports built from the same DLD records.
- Dubai market report, August 2026: Prices firm as volume slips in August. A pause, or a turn?
Before you buy in Nad Al Sheba
- Ask for the service charge per sq ft and the last two years of statements.
- Check whether the unit is ready or off-plan. For off-plan, get the handover date and payment plan in writing.
- Compare the asking price with recorded sales in the same building, not just the area median.
- Get mortgage pre-approval before you make an offer, so you know your real budget.
Questions buyers and owners ask
How many 2-bedroom apartments sold in Nad Al Sheba last year?
DLD recorded 248 sales of 2-bedroom apartments in the 12 months to 3 October 2026, at a median of AED 3,200,000.
Is AED 120,000 a fair rent for a 2-bedroom in Nad Al Sheba?
It's the median, so half of the 1,334 recent contracts were above it and half below. Floor, view and furnishing move the number.
Are most 2-bedroom sales in Nad Al Sheba off-plan?
Off-plan made up 78.2% of 2-bedroom sales over the past 12 months.
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