Loading...
Loading...
Area analysis
Live Dubai Land Department transaction prices, rental yields, project depth, and the 6-dimension Oliva score for this district. Author and reviewer credentials, RERA licensing, and methodology are linked below the data.
This area guide combines DLD transaction history, Ejari rental renewals, RERA developer track records, and the Oliva area score into a single underwriting view. Prices update with the daily DLD feed; the Oliva score is recomputed nightly across seven dimensions: financial value, market dynamics, location quality, developer trust, macro context, risk assessment, and liquidity exit. Methodology is fully documented and the underlying data is cited per claim.
Use the rolling 12-month price trend chart to gauge momentum, the rent trajectory to estimate yield, and the project list to see every active off-plan and ready building tracked by Oliva. Each project link opens the full scorecard with grade, RERA verification, and delivery history. Areas similar to this one are surfaced automatically by comparable price tier and project depth, so you can shop tier rather than just postcode.
Score breakdown
Rolling price trend
Median transaction price per square foot over the most recent 12-month window, sourced directly from Dubai Land Department.
Rental market
Renewal rates, tenant mix, and rent growth from Ejari records.
Demand
Population, metro ridership, parking density, schools, and health facilities for the surrounding district.
Frequently asked
What does the Oliva area score measure?
A composite of six dimensions: financial value, market dynamics, location quality, developer trust, macro context, risk assessment, and liquidity exit. Each dimension is recomputed nightly from live transaction, rental, and project data.
Where does the price data come from?
All transaction prices ingest from the Dubai Land Department daily feed. Rent figures come from Ejari renewal records. Project status and pricing comes from RERA-registered developers.
How fresh are the numbers on this page?
The page is regenerated on a 5-minute incremental cache and the underlying API holds its own Redis layer. Daily DLD ingest drops new transactions into the rolling 12-month window the next morning.
Area analysis
Rolling price trend, rent trends, and demand signals. Sourced from the Dubai Land Department.
Nad Al Shiba Third is one of the emerging residential communities in Dubai, with 0 scored projects in the Oliva database as of 2026. Average asking price is not yet available, based on live Dubai Land Department data and developer-published price lists. Across 6 risk dimensions - developer reliability, location quality, value-per-sqft, yield outlook, handover risk, resale liquidity and market timing - Nad Al Shiba Third scores pending data, not yet scored - data still being collected.
Whether Nad Al Shiba Third is the right area for you depends on three questions: are you optimising for rental yield, capital appreciation, or end-use? Each has a different answer in this community, and the rest of this page lays out the data that drives that decision.
The 12-month trailing net yield for Nad Al Shiba Third is still being aggregated; we publish numbers only once a representative sample of completed transactions is available rather than extrapolating from off-plan asking prices. The 10-year price CAGR for Nad Al Shiba Third is not yet computable from DLD records - typically because the area is too new to have a 10-year transaction history. We re-run the calculation quarterly.
The 0 live projects in Nad Al Shiba Third span a price range from not yet available at the entry end to not yet available for the largest and most premium units. The average not yet available is dragged in different directions by unit mix - studios and 1-bedroom apartments cluster well below it, 4-bedroom units and penthouses well above. Headline AED-per-sqft of not yet available is more comparable across unit types than absolute price, and a useful sanity check before you commit to a deposit. Where a developer prices significantly above the area median we flag it on each project's detail page.
Nad Al Shiba Third buyers split roughly along three lines. End-users treat it as a primary residence, especially when school catchments and commuting times to DIFC, Dubai Media City or Downtown work for their household. Buy-to-let investors look at it through the yield lens above - the question is always whether net rent supports the DLD purchase costs plus 4% mortgage rates. International capital buyers, particularly from the UK, India and the GCC, tend to value the predictability of an established freehold zone over the price use of an emerging area. Each of those three personas gets a different recommendation from us; book a call if you want it applied to a specific shortlist.
Direct comparables for Nad Al Shiba Third are listed in the area-by-area score table further down this page. The headline is that Dubai's area-level returns have spread out meaningfully since 2022 - areas that trade at similar absolute prices can have markedly different yield, drawdown and handover-risk profiles. Two areas with the same AED-per-sqft today can deliver returns that diverge by 200-300 basis points over a five-year hold. The six-dimension Oliva Score for Nad Al Shiba Third of pending is what compresses that into a single number, and the breakdown below shows where the score is being earned versus lost.
Dubai-wide, the off-plan pipeline for 2026-2027 handover is the densest in a decade - supply matters when modelling rental yield and resale liquidity. Nad Al Shiba Third's share of that pipeline (0 projects in our database) is the principal supply-side risk for the next 24 months: more competing units at handover means a softer rental market in the immediate post-handover window. On the demand side, the structural drivers - Dubai's Golden Visa, no-income-tax regime, and persistent net population inflows - remain intact. The base case for Nad Al Shiba Third over a five-year hold is a continuation of the post-2020 trajectory, with the area-specific risks priced into the Oliva Score above.
Data sources: Dubai Land Department transaction registry, developer-published price lists, RERA project trustee escrow accounts. Methodology: how the Oliva Score is calculated. Updated automatically when underlying data changes.
10y Rent CAGR
-
Avg AED / sqft
-
Score breakdown
Drill down
Community-level scorecards that surface the spread inside this district.
Rental market
Renewal rates, tenant mix, and rent growth from DLD Ejari records.
5y Rent CAGR
-
10y Rent CAGR
-
Renewal rate
-
Individual tenants
-
Demand
Population
-
Metro ridership
-
Parking density
-
Schools
-
Health facilities
-
Projects
No projects matched for this area yet.
Developers
No developer information yet.
Looking at a specific unit?
Browse all projects in Nad Al Shiba Third with live pricing and scoring.
Off-plan and ready projects tracked by Oliva in Nad Al Shiba Third, with the developer name attached. Each link opens the full project scorecard.
Real estate developers with the most active projects tracked by Oliva in Nad Al Shiba Third. Each link opens the developer scorecard with track record, RERA verification, and delivery history.
Dubai districts with comparable price-per-sqft and project depth to Nad Al Shiba Third. Each link opens the full area guide with live DLD prices, rental yields, and the Oliva area score.
Adjacent Dubai districts with live DLD prices, rental yields, and Oliva scores.
Nad Al Shiba Third का अधिकांश हिस्सा Dubai के designated freehold zone में आता है, जहाँ non-resident विदेशी नागरिक अपने नाम पर property खरीद सकते हैं और Dubai Land Department (DLD) में title register करवा सकते हैं। Sign करने से पहले DLD की website पर उस specific community का freehold status जरूर verify करें, क्योंकि बड़े districts के कुछ plots leasehold होते हैं।
Dubai Land Department License #1573501
Off-plan and resale, scored on 6 dimensions of risk with DLD-verified data, signed by a RERA-licensed broker. No paid placements.
Independent underwriting. DLD and RERA sourced. Delivered in 24h.
Nad Al Shiba Third में rental yield Oliva द्वारा Ejari-registered rent contracts और DLD transaction prices के आधार पर calculate किया जाता है, जो continuously update होता रहता है। ऊपर area scorecard पर live yield figure देखें। Yield bedroom count और tower के हिसाब से काफी अलग होता है; area median एक screening tool है, न कि unit-level forecast।
Oliva Nad Al Shiba Third के हर active off-plan project को track करता है जिसके पास RERA registration है और units sale के लिए available हैं। Developer के साथ complete list ऊपर दी गई है। Numbers बदलते रहते हैं क्योंकि developers नए phases launch करते हैं और projects off-plan से ready inventory में move होते हैं।
Nad Al Shiba Third का median price per sqft live area scorecard पर दिखता है, जो DLD transaction records से लिया जाता है और नई sales बंद होने पर update होता है। यह figure off-plan और secondary दोनों transactions पर calculate होती है; ready-stock pricing के लिए chart को "secondary only" पर switch करें।
Oliva DLD developer registry के आधार पर Nad Al Shiba Third में transaction volume के हिसाब से developers को rank करता है। Projects list में किसी भी developer के नाम पर click करके उनका scorecard खोलें, जिसमें track record, on-time delivery rate और पूरे portfolio पर Oliva score दिखता है।
