6-Bedroom Pool-Facing Villa in Nad Al Sheba Gardens Phase 4 at OP + DLD

Property Overview

This is a 6-bedroom villa with maid's and driver's rooms in Nad Al Sheba Gardens Phase 4 by Meraas, offered at AED 18,500,000. It has a built-up area of 7,125 sq ft on a 7,007.31 sq ft plot, sits on a single row facing the pool and park, and is priced at the seller's original price plus the 4% DLD fee, with handover expected in Q1 2027.

Property Highlights

• Asking price: AED 18,500,000
• Original purchase price (OP): AED 17,783,000, excluding DLD
• Deal basis: OP + DLD (seller recovers OP and the 4% DLD fee only)
• Bedrooms: 6, plus maid's room and driver's room
• Built-up area: 7,125 sq ft
• Plot size: 7,007.31 sq ft
• Price per sq ft (BUA): approximately AED 2,596
• Position: single row, facing the pool and park
• Features stated by the agent: lift and pool
• Amount paid to developer: 60% (agent-stated)
• Expected handover: Q1 2027

Why the Price Qualifies as OP + DLD Covered

The agent states an original purchase price of AED 17,783,000, excluding the Dubai Land Department fee. The DLD fee at 4% of that price is AED 711,320, which brings the seller's total entry cost to AED 18,494,320. The asking price of AED 18,500,000 sits just AED 5,680 above that figure, so the seller is effectively asking only for the original price plus the DLD fee already paid, with no meaningful resale premium.

This is not a below-OP deal. The asking price is AED 717,000 (about 4.0%) above the OP, and that difference corresponds almost exactly to the DLD fee. The benchmark is the seller's own purchase price as reported in the agent brief received on 15 October 2026; it is not a DLD transaction record or a market valuation, and buyers should confirm the OP against the SPA before committing.

About the Project, Developer and Community

Nad Al Sheba Gardens is a gated villa community by Meraas, part of Dubai Holding Real Estate, in Nad Al Sheba 1. According to Dubai Holding, Phase 4 includes four-, five- and six-bedroom villas alongside three-bedroom townhouses. In May 2025 Meraas awarded the Phase 4 main construction contract, valued at over AED 690 million, to Bhatia General Contracting Co., with handover slated for Q1 2027, which matches the handover date in the agent's brief.

The wider community is designed around parks, landscaped open space and family amenities, and Nad Al Sheba Gardens Mall serves residents with retail, dining and everyday services. At 7,125 sq ft of built-up area, this villa is among the largest layouts reported for Phase 4.

Layout and Position

The villa offers six bedrooms with a dedicated maid's room and driver's room. The agent describes it as a single-row villa facing the pool and park, and lists a lift and a pool. Floor plan, bathroom count and parking details were not supplied; request the floor plan and confirm the exact plot position on the Phase 4 master plan before making an offer.

Payment Status and Handover

According to the agent, 60% of the purchase price has been paid. Calculated on the stated OP, that is about AED 10,669,800 paid, leaving roughly AED 7,113,200 payable to the developer under the remaining plan. These are DPF calculations from the agent's figures; the exact amount paid, the remaining instalment schedule and any developer transfer or NOC fees should be confirmed with the developer statement of account and the SPA. Expected handover is Q1 2027.

Location and Connectivity

Nad Al Sheba Gardens is in Nad Al Sheba 1, close to Meydan and with access to Al Ain Road (E66). The community is centrally positioned for Downtown Dubai, Business Bay and Dubai International Airport by road. There is currently no Metro station inside the community, so residents should plan on car-based commuting.

Verification Notes

• Agent-supplied facts: villa type, 6 bedrooms plus maid and driver rooms, 7,125 sq ft BUA, 7,007.31 sq ft plot, single row on pool and park, lift and pool, 60% paid, Q1 2027 handover, OP of AED 17,783,000 excluding DLD, and asking price of AED 18,500,000.
• DPF calculations: DLD at 4% of OP, OP plus DLD total, price per sq ft on BUA, and the approximate amounts paid and outstanding.
• External project research: developer, phase composition, contractor award and scheduled handover from Dubai Holding's May 2025 press release.
• Not supplied: bathrooms, parking, view beyond pool and park, furnishing, service charges and unit number. Confirm all unit details against the SPA and developer records before purchase.