officially Nad Al Shiba First
AED 3,374/sqft
+176.3%
+9%
68%
2.7%
75
A typical residential sale here is AED 1,705,604 for about 974 sqft, from 6,222 recorded sales.
Prices here have moved +176.3% across the 144 months (Aug 2014 – Aug 2026) of Land Department records we hold — a pace of +9% a year if it continued.
That is the whole 144 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
Off-plan
AED 2,312/sqft
4,240 recorded sales
Ready
AED 1,238/sqft
1,982 recorded sales
Off-plan trades 87% above completed homes here. A single blended figure would sit between the two and describe neither.
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate.
Rent is matched by size here, not bedroom count, so the column is what homes of that sizeactually let for — the question behind the question, answered from real contracts. Ejari does also carry a bedroom count on most tenancies, and the rent-by-bedroom figures on this page read that field directly.
| Size | Typical home | Typical price | Per sqft | Typical rent | Sales |
|---|---|---|---|---|---|
| Studio | 387 sqft | AED 1,373,000 | AED 3,574/sqft | AED 55,000/yr 29 tenancies | 1,062 |
| 1 bed | 816 sqft | AED 1,095,920 | AED 1,364/sqft | AED 80,000/yr 581 tenancies | 2,008 |
| 2 beds | 1,534 sqft | AED 1,876,784 |
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
10,488
In Nad Al Shiba First, from the Land Department's register of flats.
Freehold
100%
Every unit in Nad Al Shiba First with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
823 sqft
Median of the 10,452 units that record one.
By size of home
From 2,362 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 106,922/yr
for ~1,243 sqft
Rent per sqft
AED 91/sqft
per year
Renewals
43%
of contracts
Contracts
2,362
last 12 months
What it costs to rent here
Median annual rent, by size of home.
A year’s rent against what that size of home actually sold for in Meydan Avenue over the same twelve months — both from registered records.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| Studio | AED 1.37M | AED 55,000/yrby bedroom · 29 new lets | 4.0% | 1,049 |
| 1 bed | AED 2.3M | AED 80,000/yrby bedroom · 581 new lets | 3.5% | 580 |
| 2 beds | AED 3.2M | AED 125,000/yrby bedroom · 454 new lets | 3.9% | 333 |
| 3 beds | AED 5.9M | AED 270,000/yrby bedroom · 119 new lets | 4.6% | 405 |
| 4 beds | AED 5.95M | AED 320,000/yrby bedroom · 105 new lets |
a studio rents for a median AED 55,000/yr, a 1-bedroom for AED 80,000/yr, a 2-bedroom for AED 125,000/yr, a 3-bedroom for AED 270,000/yr. These are medians of tenancy contracts registered with Ejari in Meydan Avenue over the last twelve months — what tenants agreed to pay, not advertised asking rents. This table matches rent to homes by floor area, which every Ejari contract records. Ejari carries a bedroom count on most contracts too, and the rent-by-bedroom figures on this page read that field rather than inferring it from size.
Closest to Nad Al Shiba First on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Arthouse Residences Tower A By Aviaan
AVIAAN REAL ESTATE DEVELOPMENT L.L.C
Azizi Gardens
Azizi Developments L.L.C
Azizi Greenfield
Azizi Developments L.L.C
Azizi Park Avenue
Azizi Developments L.L.C
Bright Corner
FANDAH PALACE DEVELOPMENT L.L.C
Celia Gardens
Abou Eid Real Estate Development L.L.C
Emerge Residences
N A A S REAL ESTATE DEVELOPMENT L.L.C
Ethan
Griffin Real Estate Development L.L.C
| AED 1,286/sqft |
| AED 125,000/yr 454 tenancies |
| 1,458 |
| 3 beds | 2,109 sqft | AED 4,990,500 | AED 2,092/sqft | AED 270,000/yr 119 tenancies | 1,132 |
| 4 beds | 2,347 sqft | AED 4,069,000 | AED 1,534/sqft | AED 320,000/yr 105 tenancies | 562 |
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
Matched to tenancies by floor area, so this is what homes of each size actually let for. Ejari does also record a bedroom count on most contracts — the rent-by-bedroom table below reads that field directly. Renewing tenants pay about 10% less per sqft than someone signing a new lease here.
| 5.4% |
| 25 |
The best gross yield here is on a 4 beds at 5.4%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 1 bed here reads 7.3% instead of 3.5%, because it prices the home at AED 1.1M — the median across every sale on record — rather than the AED 2.3M it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 5,803 | AED 49,197 | 4.0% | 3.6% |
| 1 bed | AED 12,247 | AED 67,753 | 3.5% | 2.9% |
| 2 beds | AED 23,011 | AED 101,989 | 3.9% | 3.2% |
| 3 beds | AED 31,633 | AED 238,367 | 4.6% | 4.0% |
| 4 beds | AED 35,204 | AED 284,796 | 5.4% | 4.8% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
The median residential sale price in Meydan Avenue is AED 3,374/sqft, which works out at about AED 1.71M for a typical 974 sqft home. That is a median of 6,222 sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields in Meydan Avenue run about 4.0% on a studio, 3.5% on a 1-bedroom, 3.9% on a 2-bedroom, 4.6% on a 3-bedroom, dividing a year of registered rent by what that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Yes. Every unit in Meydan Avenue whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 10,488 units for the area.
68% of the 6,222 registered sales in Meydan Avenue were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
22 sales
AED 2,927/sqft
-13%
Flamingo Lux Residence
EMINENT REAL ESTATE DEVELOPMENT LLC-FZ