Best Deal | 4BR + Family Room Standalone Villa | Nad Al Sheba Gardens Phase 2 | 1 of 6 Rare Units

1 of Only 6 Family-Layout Villas in Phase 2 — AED 12,500,000 at OP vs Market AED 16,500,000

This is not a standard villa listing. This is a once-in-a-phase opportunity to acquire one of only 6 family-layout villas in the entire 180-unit Nad Al Sheba Gardens Phase 2 — a premium standalone configuration that was the rarest and most coveted product in the project at launch, and is now even more exceptional given the market's appreciation to AED 16,500,000. Priced at OP (original price) of AED 12,500,000, this represents an AED 4,000,000 — 24% — discount to current market value for an asset that cannot be replaced, replicated, or sourced elsewhere in this phase. 5,500 sq.ft BUA across a standalone layout with a family room and a 5,684 sq.ft plot. Ready for immediate transfer. Open for serious offers.

Property Highlights

• Type: Premium Standalone Villa
• Bedrooms: 4 + Family Room
• BUA: 5,500 sq.ft
• Plot: 5,684 sq.ft
• Layout: Premium standalone — not semi-detached, not townhouse
• Status: Ready — immediate transfer available
• Rarity: 1 of only 6 family-layout villas in 180-unit Phase 2
• Asking Price: AED 12,500,000 (at OP)
• Current Market Price: AED 16,500,000
• Saving vs Market: AED 4,000,000 — 24% below current market
• Offer Status: Open for offers
• Project: Nad Al Sheba Gardens Phase 2, Nad Al Sheba, Dubai

Why This Is a Once-in-a-Phase Opportunity

Understanding the scarcity of this asset is critical to appreciating the deal:

• 180 total units in Phase 2 — the phase comprises 180 residential villas
• Only 6 are family-layout standalone villas — this specific configuration (4BR + family room + premium standalone) was produced in a ratio of just 6 out of 180, representing 3.3% of the entire phase
• 5 of those 6 are already owned by end-users — the secondary market supply of this unit type is near zero
• Family room addition — the inclusion of a dedicated family room above the standard 4-bedroom specification is what defines this villa as a family-layout and elevates it above the standard units in the phase
• Standalone configuration — a true standalone villa sits on its own footprint with no shared walls, providing maximum privacy, ventilation, and outdoor space — a distinct premium over semi-detached or attached typologies
• 5,500 sq.ft BUA on 5,684 sq.ft plot — the plot-to-BUA ratio reflects a substantial built structure relative to the land, indicating a generously proportioned villa across multiple levels

The AED 4 Million Discount — Context and Significance

The current market price for this family-layout villa configuration in Nad Al Sheba Gardens Phase 2 is AED 16,500,000. The seller is offering at their original purchase price (OP) of AED 12,500,000 — meaning the seller foregoes the entire AED 4,000,000 capital appreciation accrued since launch. For the buyer, this means:

• Immediate equity of AED 4,000,000 on day one — the property is already worth 24% more than the purchase price at current market values
• An asset that is currently trading at AED 16,500,000 in the open market is being acquired for AED 12,500,000
• The 24% below-market entry point provides significant downside protection and accelerated total return
• This seller is motivated and the instruction is open for offers — the AED 12,500,000 is not a fixed floor

About Nad Al Sheba Gardens and Nad Al Sheba

Nad Al Sheba Gardens is a premium master-planned villa and townhouse community in Nad Al Sheba, Dubai — one of the emirate's most strategically positioned and fast-appreciating residential districts, situated between the Meydan Racecourse, the Mohammed Bin Rashid City corridor, and the Al Ain Road gateway. The community delivers a high-quality, family-focused residential environment with generous plot sizes, landscaping, and community amenities within a gated setting. Nad Al Sheba itself has emerged as one of Dubai's most compelling investment and end-user communities in recent years, benefiting from excellent connectivity, proximity to key lifestyle and business destinations, and a master community that combines security, green space, and quality infrastructure.

Community and Lifestyle

• Gated community with 24-hour security — privacy and safety as standard
• Landscaped streets, community parks, and green open spaces throughout
• Family-oriented neighbourhood design with pedestrian-friendly streets
• Meydan Racecourse and Meydan One Mall within approximately 5–10 minutes
• Downtown Dubai and Business Bay within approximately 15–20 minutes
• Strong demand from families, executives, and UAE nationals seeking quality villas
• Retail, dining, schools, and healthcare within the broader Nad Al Sheba community

Amenities

• Generous standalone plot (5,684 sq.ft) with private garden and outdoor space
• Private parking for multiple vehicles
• Dedicated family room in addition to standard 4-bedroom layout
• Community swimming pool(s)
• Gymnasium and fitness facilities
• Children's play areas
• Community parks and landscaped open spaces
• Gated community with 24-hour security and CCTV
• Community retail and services within Nad Al Sheba Gardens
• Jogging and cycling tracks

Layout and Floor Plan

This 4-bedroom plus family room standalone villa spans 5,500 sq.ft of built-up area on a 5,684 sq.ft plot — a substantial multi-level family home. The premium standalone configuration means no shared walls, a fully private plot, and a complete residential footprint. The family room is a dedicated additional living space above the standard bedroom count — typically a first-floor living room, media room, or breakout space that provides the multi-generational or large family flexibility that standard units in the phase do not offer. Exact bathroom count, floor levels, room configuration, view orientation, and a detailed floor plan are available on request.

Payment and Transfer

This is a ready, completed property available for immediate transfer at AED 12,500,000 — the original purchase price (OP). The current market value is AED 16,500,000. The seller is open for offers and motivated to transact. Standard Dubai Land Department (DLD) transfer fees of approximately 4% apply, along with registration trustee fees. Given the transaction value, buyers are advised to engage independent legal advisors prior to commitment. Full title deed documentation, service charge schedule, and all relevant details are available on request.

Location and Connectivity

• Meydan Racecourse and Meydan One Mall: Approximately 5–10 minutes by car
• Downtown Dubai and Burj Khalifa: Approximately 15–20 minutes by car
• Business Bay: Approximately 15–20 minutes by car
• DIFC: Approximately 20 minutes by car
• Dubai Creek Harbour: Approximately 15–20 minutes by car
• Dubai International Airport (DXB): Approximately 20–25 minutes by car
• Dubai Hills Estate: Approximately 20–25 minutes by car
• Mohammed Bin Rashid City: Approximately 15 minutes by car
• Al Ain Road (E66): Accessible from Nad Al Sheba for wider UAE connectivity
• Al Khail Road (E44): Direct access for rapid city-wide travel

Why This Villa at AED 12.5M Is the Best Deal in Nad Al Sheba Gardens

• AED 4,000,000 — 24% — below current market value, with day-one equity on transfer
• 1 of only 6 family-layout standalone villas in a 180-unit phase — near-zero secondary market supply
• 5,500 sq.ft BUA with dedicated family room — the most versatile and desirable floor plan in the phase
• Standalone villa on its own 5,684 sq.ft plot — the premium typology with full privacy
• Ready — immediate transfer, no wait, no construction risk
• Open for offers — the seller is motivated and willing to negotiate
• Nad Al Sheba is one of Dubai's fastest appreciating villa communities in recent years
• Freehold ownership available to all nationalities

Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.