Nad Al Sheba Gardens Phase 11 is an off-plan project by NAS Estates in Nad Al Sheba 1 (Nad Al Sheba Gardens), Dubai. Handover is expected in Q3 2029 and construction is 0% complete.
Nad Al Sheba Gardens Phase 11 is an off-plan villa project of 210 villas by NAS Estates L.L.C in Nad Al Shiba First, Dubai. The Dubai Land Department (DLD) register lists construction as starting in February 2026, with expected completion in Q3 2029. The project is at an early stage, with 0% progress recorded. It is not ready or completed.
Nad Al Sheba Gardens Phase 11 at a glance
| Item | Detail |
|---|---|
| Project | Nad Al Sheba Gardens Phase 11 |
| Developer | NAS Estates L.L.C |
| Area | Nad Al Shiba First, Dubai |
| Property type | Villas (210 in total) |
| Construction progress (DLD) | 0% |
| Construction start | February 2026 |
| Expected completion (DLD) | Q3 2029 |
| DLD project number | 4255 |
| Prices and payment plan | Not published in the register data. Ask Dani for the current list. |
The register does not give the bedroom mix, plot sizes or built-up areas. Ask Dani for the floor plans and the unit list before you decide.
Location: Nad Al Shiba First
Nad Al Shiba is a residential district in Dubai, close to Meydan and the Ras Al Khor area. It is generally known for low-rise villa living rather than high-rise towers. Major roads such as Al Khail Road link the wider area with Downtown Dubai and the rest of the city, though journey times depend on the time of day.
A villa project here may suit families who want a house and a more residential setting while staying within reach of central Dubai. It may also suit investors who prefer villas to apartments. Visit the area and check the exact plot position, access roads and neighbouring construction before you commit.
You can compare other launches on our page for off-plan projects in Nad Al Shiba First.
Construction progress and handover
The DLD data shows:
- Construction progress: 0%.
- Construction start: February 2026.
- Expected completion: Q3 2029.
Q3 2029 is an expected date, not a promise. Off-plan timelines can move. Before buying, it is sensible to:
- Ask for the latest progress update and check it against the DLD record.
- Read the handover clause and the delay provisions in the sale and purchase agreement (SPA).
- Ask what is included in the villa and the community at handover, and get it in writing.
- Confirm the service charge estimate for the community.
About the developer
The developer is listed as NAS Estates L.L.C. We have no further verified details about its past projects to share here, so we do not make claims about its track record. Before you reserve, ask for its completed and current projects and check how they were delivered. You can also browse all NAS Estates off-plan projects.
How to buy off-plan in Nad Al Sheba Gardens Phase 11
- Get the price list and payment plan. These are not in the register data. Ask Dani for current prices, available villas and the payment schedule.
- Reserve a villa. You pay a booking deposit and sign a reservation form. Check what is refundable.
- Sign the SPA. Read the payment milestones, handover date and delay terms. Many buyers have a lawyer review it.
- Register with the DLD. The sale is recorded on the Oqood (off-plan) register. The DLD registration fee is normally 4% of the purchase price, plus smaller admin fees.
- Pay through escrow. Under Dubai law, buyer instalments for registered off-plan projects go into a project escrow account, which is used for construction. Pay only into the account named in your contract.
- Handover. Inspect the villa, list any defects and complete the final payment before receiving the keys.
Foreign buyers can generally purchase property in designated freehold areas of Dubai. Confirm the freehold status of this plot in your documents. The Golden Visa property threshold is AED 2 million, but eligibility depends on the final price and current rules, so check this before you rely on it. For more general answers, see our buying in Dubai FAQ or browse all Dubai off-plan projects.
To receive the price list, floor plans and payment plan for Nad Al Sheba Gardens Phase 11, contact Dani through the enquiry form.
Frequently asked questions
Who is the developer of Nad Al Sheba Gardens Phase 11?
The developer listed in the DLD register is NAS Estates L.L.C.
Where is Nad Al Sheba Gardens Phase 11?
It is in Nad Al Shiba First, a residential district of Dubai close to Meydan. The project has 210 villas.
When is handover expected?
The DLD register shows expected completion in Q3 2029. Construction is recorded as starting in February 2026, with 0% progress, so the date may change.
Is Nad Al Sheba Gardens Phase 11 registered with the DLD?
Yes, it appears in the DLD project register under project number 4255. Off-plan buyer payments should be made into the project's escrow account, as named in your contract.
How do I get prices and the payment plan?
Prices and the payment plan are not in the register data. Contact Dani through the enquiry form for the current price list, floor plans and payment plan.
Project facts come from the Dubai Land Department project register and the developers' published price lists, and are refreshed regularly. Prices, availability and payment plans can change at any time: ask Dani for the latest.
Prices, availability and payment plans change often and are set by the developer. Ask for the latest details before making a decision.
