Off-Plan 6-Bedroom + Maid Villa on Lagoon and Park in Nad Al Sheba Gardens 4 – OP + DLD

Property Overview

This is an off-plan 6-bedroom plus maid villa in Nad Al Sheba Gardens Phase 4 by Meraas, offered as a resale at AED 18,500,000. The agent states a built-up area of 7,125 sq ft on a 7,007 sq ft plot, positioned on the lagoon and park. 60% has been paid, handover is stated as Q1 2027, and the price matches the original price plus the DLD fee.

Property Highlights

• Asking price: AED 18,500,000
• Original price: AED 17,783,000 (agent-stated)
• Original price plus 4% DLD: AED 18,494,320 (DPF calculation)
• Property type: Villa, 6 bedrooms plus maid's room
• Built-up area: 7,125 sq ft (agent-stated)
• Plot size: 7,007 sq ft (agent-stated)
• Price per sq ft: approx. AED 2,596 on built-up area (DPF calculation)
• Position: On lagoon and park (agent-stated)
• Paid: 60% (agent-stated)
• Handover: Q1 2027 (agent-stated)
• Developer: Meraas

Why the Price Qualifies as OP + DLD Covered

The agent states the original price was AED 17,783,000. The Dubai Land Department transfer fee is 4%, or AED 711,320 on that price, bringing original price plus DLD to AED 18,494,320. The asking price of AED 18,500,000 is only AED 5,680 above that figure, so the seller is effectively asking to recover what was paid to the developer and DLD, without adding a resale premium. The asking price is AED 717,000 above the original price alone, so this is not a below-OP deal.

About Nad Al Sheba Gardens Phase 4

Nad Al Sheba Gardens Phase 4 is an off-plan Meraas community in Nad Al Sheba 1, next to Al Ain Road. It offers 3-bedroom townhouses and 4, 5 and 6-bedroom villas across around 188 homes. Planned amenities include two pool clubs, neighbourhood parks, gyms, yoga space, running tracks, sports courts and children's play areas.

Nad Al Sheba

Nad Al Sheba is a residential district south of Ras Al Khor and east of Meydan, popular with families for its low-rise villa communities, schools and easy access to Al Ain Road and Downtown Dubai.

Layout and Position

The agent describes this unit as a 6-bedroom plus maid villa with 7,125 sq ft of built-up area on a 7,007 sq ft plot, positioned on the lagoon and park. The plot number, orientation and bathroom count were not supplied, so buyers should confirm the position on the site plan and the layout from the floor plans.

Payment Plan and Handover

The agent states 60% has been paid. The project's published plan is 60/40, with 40% due on handover. If the 60% refers to the original price, roughly AED 10.67 million has been paid and about AED 7.11 million would remain due to Meraas. The agent states handover is Q1 2027, while earlier published information gave an earlier target. Buyers should obtain the SPA and a developer statement of account to confirm the paid amount, remaining balance and current handover date before agreeing terms.

Location and Connectivity

Nad Al Sheba Gardens sits off Al Ain Road, with road access towards Meydan, Downtown Dubai, Business Bay and Dubai International Airport. Specific travel times depend on traffic and route and are not quoted here.

Verification Notes

• Unit facts (prices, sizes, position, paid percentage, handover) come from the agent brief received on 7 October 2026.
• The DLD fee, OP + DLD total, price per sq ft and paid/remaining estimates were calculated by DPF from the agent's figures.
• Project and community details come from published Nad Al Sheba Gardens Phase 4 information and describe the development, not this specific villa.
• Buyers should verify the SPA, statement of account, handover date and transfer fees before making an offer.