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Project facts
Oliva Score
One card per unit type. Asking vs Oliva fair price, margin of safety, and the six-dimension score breakdown specific to that unit.
4 BR
From AED 13.55M
AED 2,826/sqft · 4,795 sqft avg
5 BR
From AED 15.74M
AED 2,786/sqft · 5,650 sqft avg
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Reply within 15 minutes
Javier Sanz · Investment banker, 12 years
DLD-anchored PDF · No developer payments · Delivered in 24h
Asking
د.إ13,553,000
D.R., Manchester (logistics exec)
Day 1: First call with the buyer concierge, brief discussed. Day 4: Shortlist of 7 units delivered. Day 9: Viewings (remote, video). Day 11: Offer placed. Day 16: Offer accepted, MoU signed. Day 22: Down payment, KYC, escrow. Day 28: DLD title transfer. Day 31: Keys. I time everything. This is fast.
What's your timeframe?
Javier replies personally. No spam, no list-add - just a 1:1 conversation about nad al sheba gardens phase 11.
Explore the Wadi Al Safa (III) area guide for live DLD prices, rental yields, and infrastructure context that drive the Nad Al Sheba Gardens Phase 11 investment case.
Also in Wadi Al Safa (III)
Editorial coverage of Wadi Al Safa (III) and Meraas relevant to Nad Al Sheba Gardens Phase 11.
Nad Al Sheba Gardens Phase 11 is a Dubai off-plan project developed by Meraas, located in Wadi Al Safa (III).
Oliva tracks the project against Dubai Land Department transaction data, Real Estate Regulatory Agency registration records, and area-level rental evidence so investors can compare it against every other live off-plan launch on a single scorecard. Pricing, payment plan, and unit availability update as the developer files revisions with RERA and as new sales close in the surrounding cluster.
About Wadi Al Safa (III): Wadi Al Safa III is a vibrant community in Dubai characterized by its luxurious living options and comprehensive amenities. It forms part of the broader Wadi Al Safa area, which includes several sub-communities featuring a mix of residential villas and apartment buildings, designed to accommodate a variety of lifestyles and preferences.
The investor view above breaks the project into six scoring dimensions: Financial Value (price relative to the area benchmark), Market Dynamics (transaction volume and yield trend), Location (infrastructure and amenity access), Developer Trust (past delivery and DLD record), Risk (escrow status, payment plan exposure, project-stage risk), Macro Context (mortgage rates and population growth), and Liquidity (resale activity in the same area). Use them together to size a position rather than as a single buy/sell signal.
The following amenities are recorded in the developer's filing for Nad Al Sheba Gardens Phase 11 and the wider Wadi Al Safa (III) master community. Use the live unit view above for any amenity tied to a specific tower, cluster, or sub-community.
Nad Al Sheba Gardens Phase 11 is developed by Meraas. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Nad Al Sheba Gardens Phase 11 is located in Wadi Al Safa (III), Dubai. The investor page tracks the area's rental yields, transaction volume and 5-year price growth pulled from Dubai Land Department records so you can benchmark Nad Al Sheba Gardens Phase 11 against the surrounding cluster.
Most Dubai off-plan projects publish a milestone-linked payment plan with a 10% to 20% down payment, construction-linked instalments through to handover, and an optional post-handover tail. Confirm the live structure for Nad Al Sheba Gardens Phase 11 with the developer before reserving a unit, as plans are filed and revised with RERA throughout the build.
Nad Al Sheba Gardens Phase 11 offers 4-bed and 5-bed layouts (bedroom range 4-5). Aggregate floor-plan and starting-price information appears in the investor view above. For exact per-unit floor plans, request the developer's brochure via the lead-capture form on this page.
Off-plan projects in Dubai must be registered with the Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA). Verify the project number on the DLD website before signing a Sale and Purchase Agreement, and confirm the developer holds an active escrow account for buyer payments.
Standard Dubai off-plan fees include the 4% DLD transfer fee, an Oqood (off-plan registration) fee of around AED 3,000, NOC fees from the developer (typically AED 500 to 5,000), and any agent commission agreed in the listing contract. Service charges and Mollak fees apply post-handover.
Dubai allows freehold ownership for non-resident foreign buyers in designated freehold zones, which include the majority of new off-plan launches. Title is registered in the buyer's own name at the Dubai Land Department, with no nationality restriction on resale.
Most Dubai off-plan payment plans split the price between a 10% to 20% down payment, instalments tied to construction milestones during the build (commonly 50% to 60%), and the balance on handover. Some developers offer post-handover plans that extend payments 1 to 5 years after completion.
Oliva scores every Dubai off-plan project on six dimensions: Financial Value, Market Dynamics, Location, Developer Trust, Risk, Macro Context, and Liquidity. Each dimension blends DLD transaction data, developer track record, area-level rental yields, and the project's payment plan into a single comparable score.
