Standalone G+2 Villa in Nad Al Sheba Gardens Phase 3 – Urgent Sale

Property Overview

This standalone G+2 villa in Nad Al Sheba Gardens Phase 3, a Meraas community in Nad Al Sheba, is offered as an off-plan resale at AED 12,200,000. The agent gives a built-up area of 4,755 sq ft on a 5,118 sq ft plot, which works out to about AED 2,566 per sq ft. The agent describes an urgent sale at the lowest price. The asking price is above the stated original price of AED 11,800,000. Handover is stated for mid-December 2026.

Property Highlights

• Property type: Standalone villa, G+2
• Built-up area: 4,755 sq ft (agent-stated)
• Plot size: 5,118 sq ft (agent-stated)
• Asking price: AED 12,200,000
• Original purchase price: AED 11,800,000 (agent-stated)
• Calculated rate: about AED 2,566 per sq ft of BUA
• Handover: mid-December 2026 (agent-stated)
• Seller: urgent sale (agent-stated)
• Bedrooms: not supplied

Why This Is Listed as an Off-Plan Distress Deal

The agent describes this as an urgent off-plan sale and calls it the lowest price. DPF has not checked that claim against other listings or DLD records. The asking price is not below OP. It is AED 400,000, or 3.4%, above the stated original price of AED 11,800,000, so the seller is taking a premium. No dated market comparison was supplied, so DPF does not claim a discount against market prices.

The only rate DPF has calculated is the price per square foot: AED 12,200,000 divided by 4,755 sq ft is about AED 2,566. Buyers should compare this with recent registered resales of standalone villas in Nad Al Sheba Gardens. Phase, plot and layout should be matched as closely as possible.

About the Project, Developer and Community

Nad Al Sheba Gardens is a Meraas villa and townhouse community in Nad Al Sheba. It sits near Al Ain Road and Sheikh Mohammed Bin Zayed Road, close to Meydan. Published project information for Phase 3 describes the following:

• Homes: townhouses and villas
• Community features: lakes and water features, parks, cycling and jogging tracks, a shared pool and gym, and retail
• Nearby: The Track Meydan Golf and Nad Al Sheba Mall

Layout and Plot

The agent states a standalone G+2 villa with 4,755 sq ft of built-up area on a 5,118 sq ft plot. The brief does not give the number of bedrooms. Buyers should confirm the following from the SPA and floor plans:

• number of bedrooms
• number of bathrooms
• maid's or driver's rooms
• parking
• villa type

Payment and Handover

The agent states handover in mid-December 2026. One published project listing shows an earlier Q2 2026 target, so buyers should confirm the current status with Meraas. No payment plan or amount paid was supplied. Buyers should confirm the following from the SPA and Meraas statement of account:

• amount paid
• outstanding balance
• handover payment
• NOC and transfer fees

Location and Connectivity

Nad Al Sheba Gardens has road access via Al Ain Road (E66) and Sheikh Mohammed Bin Zayed Road (E311), with links towards Meydan, Downtown Dubai and Business Bay. Travel times vary with traffic and route.

Verification Notes

• Agent-supplied facts: phase, standalone G+2 villa, BUA, plot, asking price, OP of AED 11,800,000, urgent sale, lowest-price claim and mid-December 2026 handover.
• DPF-calculated figures: about AED 2,566 per sq ft of BUA; AED 400,000 (3.4%) above OP.
• External project research: developer, location, unit types and amenities from published project information.
• Not verified: bedroom count, lowest-price claim, amount paid, payment plan, bathrooms and parking.