Nas Estates L.L.C · Selling since 2024 · recent sales mostly off-plan
AED 2,026/sqft
—
AED 1,875,190
AED 852,641 to AED 2,821,161, from 2.1 years of this project's own history. A trend, not a forecast.
Wide range
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Nad Al Sheba Gardens Phase 4 — not an asking price, and not this project’s overall median, which mixes every unit size together.
A year’s rent against what that size actually sold for in Nad Al Sheba Gardens Phase 4 over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in Nad Al Sheba Gardens Phase 4 itself; the rest are homes of the same size in Meydan Avenue, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| 3 beds | AED 5.2M | AED 143,000/yrsame size in Meydan Avenue | 2.8% | 14 |
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 3 beds here reads 3.1% instead of 2.8%, because it prices the home at AED 4.62M — the median across every sale on record — rather than the AED 5.2M 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 |
|---|---|---|---|---|
| 3 beds | AED 29,403 | AED 113,597 | 2.8% | 2.2% |
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.
Price vs. Meydan Avenue median
-40.0%
Priced at or below the area's real median.
Developer track record
1,162 real transactions
6 completed · 0 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →Nad Al Sheba Gardens Phase 11
Unknown developer
Sukoon By Nuri
NURI REAL ESTATE DEVELOPMENT L.L.C
Nad Al Sheba Gardens Phase 6
Nas Estates L.L.C
Emerge Residences
N A A S REAL ESTATE DEVELOPMENT L.L.C
Nad Al Sheba Gardens Phase 3
Unknown developer