Some home types in Nad Al Shiba First have enough registered ready sales for a price range; the others say so.
Off-plan is 88% of sales here: we count it but compare prices only with ready sales.
Brief Battle is free during the pilot: verified brokers who cover Nad Al Shiba First send their best units for 72 hours and we rank them against registered deals. Few brokers have joined so far, so offers may be few. Brokers never see your contact details unless you choose an offer.
Last 12 months. Typical = the middle half of registered deals. Outlook and comparables are under each home type.
By home type
3BR villa or townhouse
No price range. No registered ready sales in the last 12 months; we need at least 6. 254 off-plan sales in 12 months, which we count but do not price.
Rent: AED 238k – 260k a year, median AED 255k (16 new Ejari contracts started in the last 12 months)
Recent registered sales (8: 0 ready, 8 off-plan)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
8 Oct 2026 Off-plan
2,841
3,292
5,600,000
1 Oct 2026 Off-plan
1,959
3,248
5,285,000
21 Sep 2026 Off-plan
1,959
3,248
5,100,000
18 Aug 2026 Off-plan
3,107
3,292
5,836,000
15 Jun 2026 Off-plan
1,960
3,248
4,925,000
30 Apr 2026 Off-plan
1,959
3,253
6,153,000
27 Apr 2026 Off-plan
1,959
3,248
4,750,000
2 Apr 2026 Off-plan
1,959
3,253
6,253,000
From the DLD open data, without unit or plot numbers.
4BR villa or townhouse · BUA ≈3,320 sqft
Typical price
AED 5.6M – 6.65M
Median
AED 6.03M
Ready sales, 12 months
24
Plot (median)
2,347 sq ft
Built-up (median)
3,318 sq ft
AED 5.6Mmedian AED 6.03MAED 6.65M
Why this range: the middle half (25th to 75th percentile) of 24 registered ready sales in the last 12 months.
Plot, built-up area and condition move villa prices more than size alone, so we show them instead of one price per square foot.
Rent: AED 280k – 325k a year, median AED 300k (56 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 4.92Mp50 AED 6.03Mp90 AED 8.37M
Central case 0.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: simple median of the last 12 months (the trend model did not beat it in the backtest); p10/p90 from backtest errors.
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
12 Oct 2026 Ready
2,347
3,646
6,300,000
29 Sep 2026 Ready
2,347
3,646
5,300,000
18 Sep 2026 Ready
2,347
3,646
5,600,000
9 Sep 2026 Ready
3,314
3,842
6,500,000
22 Jul 2026 Ready
3,334
3,842
7,000,000
9 Jul 2026 Ready
2,361
3,646
5,500,000
7 Jul 2026 Ready
2,361
3,646
5,340,000
12 May 2026 Ready
3,263
3,842
6,100,000
From the DLD open data, without unit or plot numbers.
5BR villa or townhouse
No price range. Only 4 registered ready sales in the last 12 months; we need at least 6.
Rent: AED 600k – 900k a year, median AED 700k (25 new Ejari contracts started in the last 12 months)
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
25 May 2026 Ready
14,997
7,616
20,000,000
7 May 2026 Ready
10,344
8,060
20,500,000
5 Jan 2026 Ready
9,855
7,616
15,650,000
16 Oct 2025 Ready
10,304
8,060
26,500,000
4 Jul 2025 Ready
10,569
7,616
18,000,000
29 Apr 2025 Ready
14,997
7,616
20,000,000
18 Apr 2025 Ready
9,978
7,616
16,500,000
12 Mar 2025 Ready
10,341
8,060
17,000,000
From the DLD open data, without unit or plot numbers.
6BR villa or townhouse · BUA ≈6,440 sqft
Typical price
AED 10.3M – 12.66M
Median
AED 12.5M
Ready sales, 12 months
7
Plot (median)
5,512 sq ft
Built-up (median)
6,439 sq ft
AED 10.3Mmedian AED 12.5MAED 12.66M
Why this range: the middle half (25th to 75th percentile) of 7 registered ready sales in the last 12 months.
1 off-plan sale was counted but not priced. Plot, built-up area and condition move villa prices more than size alone, so we show them instead of one price per square foot.
Rent: AED 518k – 700k a year, median AED 584k (28 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 10.21Mp50 AED 12.5Mp90 AED 17.37M
Central case 0.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: simple median of the last 12 months (the trend model did not beat it in the backtest); p10/p90 from backtest errors.
Recent registered sales (8: 7 ready, 1 off-plan)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
22 Sep 2026 Ready
5,511
6,439
10,100,000
27 Aug 2026 Ready
5,461
6,439
12,500,000
10 Aug 2026 Ready
5,461
6,439
10,500,000
7 Jul 2026 Ready
5,511
6,439
7,500,000
17 Feb 2026 Ready
5,431
6,439
14,400,000
24 Nov 2025 Ready
5,511
6,439
12,530,000
5 Nov 2025 Ready
5,511
6,439
12,800,000
23 Oct 2025 Off-plan
5,512
6,439
10,500,000
From the DLD open data, without unit or plot numbers.
No registered sales or enough new rents in 12 months for: 1BR apartment, 2BR apartment, 7+BR villa or townhouse.
Market trend
Quarterly index of ready-sale prices and new rents, adjusted for the mix of home types and sizes sold each quarter (2025Q1 = 100).
Sale index: Base quarter 2025Q1 has fewer than 10 records.
New rents (Ejari): 93.4 in 2026Q3Index figures
Quarter
Rent index
2026Q3
93.4(n 40)
2026Q2
102(n 32)
2026Q1
103.2(n 26)
2025Q4
107.5(n 34)
2025Q3
103(n 32)
2025Q2
103.3(n 18)
2025Q1
100(n 32)
2024Q4
101(n 40)
2024Q3
101.7(n 36)
2024Q2
99.5(n 26)
2024Q1
98.4(n 35)
2023Q4
95(n 39)
2023Q3
93.1(n 32)
2023Q2
96(n 16)
2023Q1
78(n 29)
2022Q4
82.5(n 31)
2022Q3
83.5(n 39)
2022Q2
69(n 20)
2022Q1
67.4(n 31)
2021Q4
63.3(n 40)
Mix-adjusted price change: -8.1% a year over the last 12 months, +5.1% a year over 24 months. Ready sales in the last 6 months: 18, against 17 in the 6 months before.
Track record
Track record
How well have our forecasts done?
Our model, average error
14.6%
Simple median, average error
25.0%
Past predictions checked
58
Outcomes inside the 80% band
81%
On 58 past 12-month predictions, made only with data available at the time, our model's average error was 42% lower than simply carrying forward the median price. Even so, under our conservative rule the outlook on this page uses the simple median.
An honest 80% band should contain about 80% of outcomes; ours contained 81%.
No broker guides for Nad Al Shiba First yet. Guides are written with registered brokers, signed with their BRN, and published only after they approve the final text.