Legacy in the Making: Nad Al Sheba Gardens Phase 10 & the Last Call for Downtown-Proximity Villas
Last month, while most of Dubai was busy deciding whether to bolt for cooler climes, Meraas quietly unsheathed the tenth—and likely final—phase of its low-rise Nad Al Sheba Gardens master plan. The soft-launch landed on 28 June 2025, opening an EOI window for brokers who can’t resist a swimmable-lagoon teaser. Now the public launch is days away, and the clock is ticking for anyone who still wants a villa within a 10-minute dash of Burj Khalifa. buyoffplanproperty.com
The dates you can’t snooze
● 28 June 2025 – EOI portal goes live; 20 % booking cheques start flying. buyoffplanproperty.com
● Mid-July 2025 – Official price list & floor plans drop, sales launch (fam tracker pegs Phase 10’s formal “Launch Jul 2025”) Fam Properties
● October 2028 – Target handover; miss it and you forfeit the early-bird capital-gain runway. Fam Properties.
Miss one of those milestones and you’re not just relegated to the resale market—you’ll likely pay a premium for the same corner plot.
The cost of a lagoon address
Industry chatter converges on three headline numbers:
- Starting ticket: ~AED 5.1 million for a 3-bed townhouse (pre-release guide price). Prop Junction
- Payment rhythm: 20 / 40 / 40 – 20 % on booking, 40 % in construction milestones, 40 % on handover in 2028. buyoffplanproperty.com
- Plot premium: lagoon-front or corner villas can command 12-15 % more than interior rows at launch, according to brokers canvassed this week.
Yes, that entry price stings, but compare it with prime-villa inflation: Knight Frank clocks a 94 % jump in Dubai’s prime villa values between Q1 2020 and Q4 2024—and the emirate isn’t done yet. Knight Frank
Do buyers actually reward the address?
Early indicators say yes—loudly: Bayut’s H1 2025 Sales Report lists Nad Al Sheba 1 among the top luxury off-plan villa destinations city-wide, grouped with the likes of District 11 and Palm projects. Bayut Previous phases (7–9) saw 24-hour sell-outs and resale premiums nudging double-digits once construction hit 30 %. Add the scarcity of freehold land this close to Downtown and the math starts tilting in favour of buyers who move early.
Fine print—minus the migraine
● EOI ≠ guarantee: registration secures queue position, not a specific unit. Move fast on allocation day.
● Escrow comfort: funds sit in a DLD-regulated account—released only when construction milestones are certified.
● Service-charge reality: expect AED 6–7 psf on built-up area for all that lagoon filtration and manicured green.
● Specification drift: roof-terrace plunge pools are optional extras; budget an extra 3–5 % if you want the full resort vibe.
Where D& Real Estate fits in
In the past 48 hours we’ve:
● Modelled the 20/40/40 cash-flow against eight mortgage scenarios (ask for the XLS if you want the numbers).
● Geo-mapped every Phase 10 plot to show true walking distance to lagoon edges and park nodes.
● Secured pre-launch allocations direct with Meraas—meaning we can hold a unit for 24 hours while you finalise KYC.
Need comparative pricing versus Phases 7–9? Or a sanity check on rental yields post-handover? Drop us a line and we’ll send the latest comps with zero broker fluff.
Parting thought
Dubai’s skyline has always pursued superlatives; Phase 10 is about finishing a legacy—quiet streets, big plots and a lagoon that earns every sunset selfie. If you’ve been sitting on the fence, remember: this is the last chapter in a gated community that sits closer to Downtown than many high-rise apartment towers. Blink, and you’ll be pricing the resale market instead of the launch list. Coffee’s on us if you want to walk the numbers—preferably somewhere within a 10-minute drive of your future front door.
