Updated 3 October 2026 · Source: Dubai Land Department records · All Dubai area guides
Is Nad Al Sheba a good place to invest?
It depends on the building, but the area numbers are a fair starting point. Nad Al Sheba returned a gross yield of 4.2% in the September 2026 DLD data. Price per sq ft is up 13.1% on a year earlier, so you'd be buying into a rising market. Before you commit, get the service charge and recent rents for the specific tower, since those decide your net return.
DLD records Nad Al Sheba under the official district name Nad Al Shiba First. Figures on this page cover that whole district.
Rental yield in Nad Al Sheba
The gross rental yield in Nad Al Sheba was 4.2% in the September 2026 report. That's the median annual rent divided by the median sale price, using 762 Ejari contracts from the three months to the end of September 2026. The median contract in that window was AED 105,000 a year.
Gross yield ignores service charges, vacancy and letting costs. Your net return will be lower, and it varies a lot from one building to the next.
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.
Buy or rent in Nad Al Sheba?
The price-to-rent ratio shows how many years of rent the median home costs. A lower number favours buying; a higher one favours renting.
| Type | Median price | Median annual rent | Price-to-rent |
|---|---|---|---|
| 1-Bedroom | AED 2,280,000 | AED 80,000 | 28.5x |
| 2-Bedroom | AED 3,200,000 | AED 120,000 | 26.7x |
| 3-Bedroom | AED 4,989,000 | AED 145,861 | 34.2x |
Median sale price (12 months) divided by median annual rent (24 months). Both from DLD records for Nad Al Shiba First.
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 invest in Nad Al Sheba
- Work out the net yield: take off service charges, maintenance and a month or so of vacancy.
- Look at recent rents in the exact building, not just the district median.
- If you plan short-term lets, confirm the building allows holiday homes.
- Check how many new units are due to hand over nearby, since new supply can hold rents down.
Questions buyers and owners ask
What is the rental yield in Nad Al Sheba?
The gross yield in Nad Al Sheba was 4.2% in the September 2026 DLD data. Net yield will be lower once service charges and vacancy are counted.
What is the price per square foot in Nad Al Sheba?
The median was AED 2,533 per sq ft in September 2026, up 13.1% on the same month last year.
Can I rent out my Nad Al Sheba apartment as a holiday home?
Often, yes. You need a holiday home permit from Dubai's Department of Economy and Tourism, and some buildings don't allow short stays, so check with the owners' association first.
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