3 Bedroom G+2 Corner Townhouse for Sale in Nad Al Sheba Gardens Phase 6 — AED 5,500,000 | AED 700,000 Below Market | 11.29% Below Market Price | Rare Corner | 65% Paid | 3,274 Sq Ft BUA | September 2027 | Meraas

Save AED 700,000 vs Current Market | Buyer All-In Approximately AED 363,920 Below Market | AED 1,680/sqft vs Market AED 1,894/sqft | G+2 Rare Corner | 3,274 Sq Ft BUA | 3,300 Sq Ft Plot | 65% Paid | Structured 35% Balance | Sep 2027 | Nad Al Sheba Gardens Phase 6 | Meraas

A below-market distress opportunity of clear commercial logic and uncommon product specification in one of Dubai’s most consistently in-demand Meraas villa and townhouse communities. The assessed current market price for a comparable G+2 corner 3-bedroom townhouse in Nad Al Sheba Gardens Phase 6 is AED 6,200,000. The seller is accepting AED 5,500,000. The saving versus the current market is AED 700,000 — 11.29% below what this product type commands in the community’s active secondary market at the current date. This is a market-distress opportunity: the seller acquired at an original price of AED 4,950,000 and is selling above that OP, making a profit on their original investment — but they are accepting AED 700,000 less than the market would currently offer a non-motivated seller for the same product. Their motivation to transact at a confirmed below-market price — rather than waiting for a buyer at the full AED 6,200,000 market rate — is the distress that creates the buyer’s AED 700,000 advantage. The buyer’s own all-in — AED 5,500,000 plus buyer DLD (4%), agency (2% plus VAT), and admin — is approximately AED 5,836,080. That buyer all-in is approximately AED 363,920 below the assessed market value of AED 6,200,000. The buyer pays every transaction fee at their own expense and still arrives at a fully-loaded acquisition figure approximately AED 363,920 lower than what the current market prices this product. The product itself compounds the pricing opportunity: a G+2 corner 3-bedroom townhouse in Nad Al Sheba Gardens Phase 6 is one of the rarest configurations within the community’s inventory. G+2 means three full levels — Ground, First, and Second floor — of townhouse living across 3,274 sq ft of BUA on a 3,300 sq ft plot. Corner means dual-aspect positioning — two external elevations, natural light entering from two perpendicular directions, and the broader balcony and outlook programme that corner units deliver above standard mid-terrace equivalents. In Nad Al Sheba Gardens Phase 6, where the community’s popularity has driven consistent secondary market appreciation and where the corner G+2 typology represents the most comprehensively programmed and most premium-positioned product in the townhouse inventory, acquiring this configuration at AED 700,000 below market price is a distress opportunity that the Phase 6 secondary market does not produce with frequency. 65% of the original purchase price has already been paid to Meraas — approximately AED 3,217,500. The remaining 35% — approximately AED 1,732,500 — is structured across three clearly defined milestones: 10% in December 2026, 5% in April 2027, and 20% at the September 2027 handover. The buyer who engages first receives the entirety of the AED 700,000 market discount, the corner G+2 premium, the Nad Al Sheba Gardens Phase 6 address, and the structured near-handover payment schedule — all at AED 1,680/sqft of BUA against a market that is pricing this product at AED 1,894/sqft.

Property Highlights

• Project: Nad Al Sheba Gardens Phase 6
• Developer: Meraas
• Location: Nad Al Sheba, Dubai
• Property Type: 3 Bedroom G+2 Corner Townhouse
• Bedrooms: 3
• Bathrooms: Available on request
• Layout: G+2 — Ground Plus First Plus Second Floor
• Configuration: Corner — dual-aspect, natural light from two elevations
• BUA: 3,274 sq ft
• Plot Size: 3,300 sq ft
• Assessed Market Price: AED 6,200,000
• Original Purchase Price (OP): AED 4,950,000
• Distress Asking Price: AED 5,500,000
• Saving vs Market: AED 700,000 (11.29% below current market)
• Seller Position vs OP: AED 550,000 above OP — seller is profitable, market distress not cost distress
• Price per Sq Ft BUA (SP): AED 1,680
• Price per Sq Ft BUA (Market): AED 1,894
• Saving per Sq Ft BUA vs Market: AED 214
• Price per Sq Ft Plot (SP): AED 1,667
• Payment Paid to Date: 65% of OP — approximately AED 3,217,500
• Remaining to Meraas (35% of OP): Approximately AED 1,732,500 across 3 milestones
• Handover: September 2027 — approximately 14 months
• Estimated Buyer All-In: Approximately AED 5,836,080
• Buyer All-In vs Market (AED 6,200,000): Approximately AED 363,920 BELOW market — 5.87% below market after all fees
• Property Status: Off-Plan — Below Market Distress — Rare Corner G+2 — Near-Handover

The Below-Market Distress Case — Two Compounding Layers

Understanding This Distress Configuration

This listing is a market-distress opportunity — distinct from a below-OP configuration. The seller originally purchased at AED 4,950,000 and has deployed approximately 65% of that price to Meraas — approximately AED 3,217,500 — plus the 4% DLD they paid at registration (approximately AED 198,000), for a total documented investment to date of approximately AED 3,415,500. They are selling at AED 5,500,000 — above their original purchase price — and making a profit. The distress is not in their cost position but in the gap between their asking price and what the market would pay a non-motivated seller for the same product today.

Layer 1 — Against Current Assessed Market Price

• Assessed Market Price: AED 6,200,000
• SP: AED 5,500,000
• Saving vs Market: AED 700,000
• Percentage Below Market: 11.29%
• Market Rate per Sq Ft BUA: AED 1,894
• Distress Rate per Sq Ft BUA: AED 1,680
• Saving per Sq Ft BUA: AED 214
• Market Rate per Sq Ft Plot: AED 1,879
• Distress Rate per Sq Ft Plot: AED 1,667

Layer 2 — Buyer All-In vs Market Value

• SP: AED 5,500,000
• Buyer DLD (4%): AED 220,000
• Buyer Admin: Approximately AED 580
• Buyer Agency (2% + VAT): Approximately AED 115,500
• Buyer Total All-In: Approximately AED 5,836,080
• Buyer All-In vs Market (AED 6,200,000): Approximately AED 363,920 BELOW assessed market
• Percentage Below Market After All Fees: Approximately 5.87%

A buyer who acquires at AED 5,500,000, pays their own DLD, agency, and admin at their own expense, and arrives at an all-in of approximately AED 5,836,080 — is entering a market that prices this product at AED 6,200,000, with approximately AED 363,920 of structural advantage versus the assessed market value, before any further market appreciation. The seller’s motivation to accept AED 700,000 below the market rate they could achieve with a non-distressed campaign is the distress that creates this structural advantage — and the buyer who engages first captures it entirely.

The G+2 Corner Premium — Why This Configuration is Rare in Nad Al Sheba Gardens Phase 6

The G+2 corner configuration is the most comprehensively programmed and most premium-positioned townhouse typology within Nad Al Sheba Gardens Phase 6, and the combination of these two attributes — G+2 three-level programme and corner dual-aspect positioning — in a single unit at a below-market entry price is what makes this distress opportunity genuinely exceptional. G+2 delivers three full floors of residential living across 3,274 sq ft of BUA on a 3,300 sq ft plot: the ground floor handles the formal and informal living, dining, and kitchen programme at a scale appropriate to a premium Meraas townhouse, with direct access to the private garden and outdoor space; the first floor delivers the primary bedroom programme — the master suite and additional bedrooms with their own bathrooms; and the second floor provides the remaining bedroom, a family lounge or study, and rooftop terrace access that G+2 townhouses typically provide and that no G+1 or conventional two-floor townhouse format can replicate. The corner designation adds the dual-aspect premium to this three-level programme: natural light enters from two external elevations rather than one, providing the interior with brightness and airflow that mid-terrace units in the same row cannot match. The corner also provides a broader outdoor experience — the garden has exposure on two sides rather than one, the balconies have a wider arc of visual access, and the acoustic separation from immediate neighbours is materially better than a fully enclosed mid-terrace position. In Nad Al Sheba Gardens Phase 6, where the community’s popularity has driven consistent demand and where the masterplan’s corner G+2 positions are numerically limited by the fixed number of corner plots, acquiring this configuration at AED 214/sqft below the market rate across 3,274 sq ft of BUA is a below-market entry that the community’s non-motivated secondary sellers are not prepared to match.

The Remaining Payment Plan — Three Structured Milestones to September 2027

65% of the original purchase price has been paid to Meraas by the seller — approximately AED 3,217,500. The remaining 35% of the OP — approximately AED 1,732,500 — is distributed across three future milestones in a clear, predictable schedule. In the assignment at AED 5,500,000, the buyer steps into the seller’s payment plan position: compensating the seller approximately AED 3,767,500 now (the distress SP of AED 5,500,000 minus the approximately AED 1,732,500 remaining to Meraas) and then assuming the three remaining Meraas obligations directly.

Remaining Payment Schedule (on OP of AED 4,950,000)

• 65% already paid to Meraas: Approximately AED 3,217,500
• 10% to Meraas — December 2026: AED 495,000
• 5% to Meraas — April 2027: AED 247,500
• 20% to Meraas at Handover — September 2027: AED 990,000
• Total Remaining to Meraas: AED 1,732,500

Assignment Payment Structure (on SP of AED 5,500,000)

• Payable to Seller Now (SP minus remaining Meraas balance): Approximately AED 3,767,500
• 10% to Meraas — December 2026 (buyer assumes directly): AED 495,000
• 5% to Meraas — April 2027 (buyer assumes directly): AED 247,500
• 20% to Meraas at Handover — September 2027 (buyer assumes directly): AED 990,000
• Total Purchase Price: AED 5,500,000

The December 2026 milestone is approximately 5 months away — a short, clearly defined planning horizon for the first post-assignment obligation. The April 2027 milestone follows approximately 4 months later. The handover payment of 20% — AED 990,000 — is the largest single remaining tranche and is payable at September 2027 when the buyer simultaneously receives the keys and title deed. Buyers financing the handover tranche should engage their bank early; Meraas-quality Nad Al Sheba Gardens completions at this price point and specification qualify for premium mortgage products at competitive LTV ratios. Full payment schedule documentation, confirmed amount paid to date, and Meraas construction update are available on request from our team.

About Nad Al Sheba Gardens Phase 6 — Meraas, Dubai

Nad Al Sheba Gardens is one of Meraas’ most consistently in-demand and most successfully positioned residential villa and townhouse communities in Dubai — a masterplan development in the Nad Al Sheba corridor that has established itself as one of the benchmark premium family addresses in the central Dubai residential market. The community’s design philosophy is built around generous green space, mature landscaping, lush community parks, and the connected outdoor living environment that distinguishes Nad Al Sheba Gardens from the conventional gated townhouse community template that most Dubai developments follow. Phase 6 is the most recently launched phase within the Nad Al Sheba Gardens masterplan — delivering the community’s consistent quality standard and green lifestyle proposition to a new cohort of residents, with the same Meraas delivery quality, the same community infrastructure access, and the same premium Nad Al Sheba address that has driven consistent capital appreciation across the community’s earlier phases. Nad Al Sheba Gardens’ proximity to Meydan Racecourse, the Mohammed Bin Zayed Road and Al Ain Road interchange, Downtown Dubai, and Business Bay positions it as one of the most centrally connected premium family residential communities in the city — with Dubai’s primary professional and commercial districts accessible in 15 to 20 minutes while maintaining the green, low-density character of a premium gated community. A G+2 corner 3-bedroom townhouse in Nad Al Sheba Gardens Phase 6 at AED 5,500,000 — AED 700,000 (11.29%) below the current market assessment — is the most competitively priced and most clearly evidenced below-market entry into Phase 6’s corner G+2 secondary market currently available.

Community and Lifestyle

• Nad Al Sheba Gardens Phase 6 — Meraas’ most recently launched premium community phase
• Corner G+2 — rarest and most premium townhouse configuration within Phase 6
• 3 bedrooms — full family townhouse programme across three levels
• BUA 3,274 sq ft — generous scale at AED 1,680/sqft distress rate vs market AED 1,894/sqft
• Plot 3,300 sq ft — private garden and outdoor space
• AED 700,000 below market — confirmed below-market pricing with motivated seller
• Buyer all-in approximately AED 363,920 below market value after all fees
• 65% paid — structured, predictable remaining schedule to September 2027
• September 2027 handover — approximately 14 months, Meraas delivery certainty
• Meraas developer — consistent quality delivery, premium community management
• Green corridors, parks, and mature landscaping throughout the masterplan
• Community club, pools, gymnasium, cycling and jogging tracks

Amenities

• Nad Al Sheba Gardens community club and facilities
• Community swimming pools and aquatic facilities
• Gymnasium and fitness infrastructure
• Lush community parks and green corridors — the community’s defining lifestyle character
• Cycling and jogging tracks throughout the masterplan
• Children’s play areas within the community
• Community retail and convenience services
• Private 3,300 sq ft corner plot — garden on two sides, outdoor entertainment potential
• Corner dual-aspect natural light — light from two external elevations throughout the townhouse
• G+2 multi-level programme — three floors of living including potential rooftop terrace access
• 24/7 gated security and Meraas community management
• Full service charge details on request from Meraas

Investment Case — AED 700K Below Market, Rare Corner G+2, Near-Handover, Meraas NASG

The investment case for this Nad Al Sheba Gardens Phase 6 G+2 corner 3-bedroom at AED 5,500,000 is built around four compounding value propositions. First, the immediate market discount: at AED 700,000 below the assessed market rate, the buyer enters at AED 214/sqft below what the Phase 6 secondary market is pricing comparable product — structural advantage against market from day one, without requiring any further market appreciation. Second, the corner G+2 rarity premium: corner G+2 townhouses in Nad Al Sheba Gardens are the scarcest and most consistently premium-commanding product type in the community’s inventory — a finite supply constrained by the masterplan’s fixed number of corner plots, consistently commanding the highest resale values and the most competitive rental rates within the community. Third, the Nad Al Sheba Gardens demand profile: NASG’s combination of green community character, central Dubai connectivity, Meraas quality, and premium family-scale homes has driven consistent capital appreciation and consistent rental demand from the most discerning professional family tenant market — the community’s Phase 1 and Phase 2 resale market has validated sustained price growth that positions Phase 6 as an entry into a proven appreciating asset. Fourth, the near-handover timing: at September 2027 — approximately 14 months away — the construction risk is substantially reduced, Meraas’s delivery programme is in an advanced stage, and the buyer commits to a below-market entry with a clearly defined, near-term possession date from which rental income or owner-occupation begins. The combination of below-market entry, corner G+2 rarity, NASG community demand, and near-handover certainty on three structured milestones makes this one of the most comprehensively positioned below-market distress opportunities in Nad Al Sheba Gardens Phase 6 currently available.

Estimated Buyer All-In Cost

• Purchase Price: AED 5,500,000
• DLD Transfer Fee (4%): AED 220,000
• DLD Administrative Fee: Approximately AED 580
• Agency Commission (2% + VAT): Approximately AED 115,500
• Total Estimated Buyer All-In: Approximately AED 5,836,080
• Buyer All-In vs Assessed Market (AED 6,200,000): Approximately AED 363,920 BELOW market
• Percentage Below Market After All Fees: Approximately 5.87%

Location and Connectivity — Nad Al Sheba, Dubai

• Community: Nad Al Sheba Gardens Phase 6, Nad Al Sheba, Dubai
• Key Roads: Mohammed Bin Zayed Road (E311), Al Ain Road (E66), Oud Metha Road
• Meydan Racecourse: Approximately 5 to 10 minutes by car
• Downtown Dubai and Burj Khalifa: Approximately 10 to 15 minutes by car
• Business Bay and DIFC: Approximately 10 to 15 minutes by car
• Dubai International Airport (DXB): Approximately 15 to 20 minutes by car
• Dubai Hills Mall: Approximately 15 to 20 minutes by car
• Mall of the Emirates: Approximately 20 to 25 minutes by car
• Dubai Hills Estate: Approximately 15 to 20 minutes by car
• Al Maktoum International Airport (DWC): Approximately 30 to 35 minutes by car

Why This Nad Al Sheba Gardens Phase 6 Listing Demands Immediate Action

• AED 700,000 below market — 11.29% below the assessed market price of AED 6,200,000 for a comparable Phase 6 corner G+2
• Buyer all-in approximately AED 363,920 below market — entering at 5.87% below market value after every fee is paid
• AED 1,680/sqft BUA — AED 214/sqft below the AED 1,894/sqft market rate across 3,274 sq ft
• Corner G+2 — rarest townhouse configuration in Phase 6, dual-aspect natural light, three-level living
• 3,274 sq ft BUA on 3,300 sq ft corner plot — full family-scale programme on a generous plot
• 65% paid — clean assignment, seller has fulfilled all Meraas obligations to date
• Three structured remaining milestones — December 2026, April 2027, September 2027 handover
• September 2027 handover — approximately 14 months, Meraas delivery certainty, near-handover risk profile
• Nad Al Sheba Gardens — one of Dubai’s most consistently in-demand Meraas family communities
• Meraas developer — consistent delivery quality, premium community management track record
• Freehold — available to all nationalities worldwide

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