# Nad Al Shiba Property Price Check — DealCheck DXB

Based on 438 DLD-registered property transactions in Nad Al Shiba between Jul 2023 – Apr 2026. Not portal asking prices. Actual closed-sale records from the Dubai Land Department registry. Generated 2026-08-09 from the current DealCheck DLD evidence base.

## What The DLD Transactions Show

Nad Al Shiba recorded 438 DLD-registered residential transactions between Jul 2023 – Apr 2026, averaging AED 768/sqft across all property types and periods.

**Average closed-sale benchmarks (Jul 2023 – Apr 2026):**

| Bedroom Type | Transactions | Average Closed-Sale Price |
|---|---|---|
| Studio | 149 | AED 383,821 |
| 1 Bedroom | 205 | AED 570,532 |
| 2 Bedroom | 71 | AED 1,015,493 |
| 3 Bedroom | 10 | AED 1,686,471 |
| 4+ Bedroom | 2 | AED 2,350,000 |

Average price per square foot across all transactions: **AED 768/sqft**

These are averages across all Nad Al Shiba buildings and time periods in the dataset. A specific listing may differ significantly based on floor, view, building age, and finishing quality. A same-building comp pool gives a sharper benchmark than an area average.

## Why Asking Prices Are Not Enough

Portals show what sellers want. DLD records show what buyers paid. For Nad Al Shiba, the gap between asking price and closed-sale price can be material. A deal check that uses only portal data misses the actual transaction evidence. DealCheck uses DLD closed-sale records to benchmark asking prices against what similar units in the same building and area have actually traded at.

## Rental Yield In Nad Al Shiba

Area-level gross yield on apartments is approximately 10.7%, per DealCheck's area_metrics evidence base. Net yield depends on the actual building service charge and vacancy, not the area average.

## Service Charges In Nad Al Shiba

The area-level average service charge is approximately AED 6/sqft/year. Always verify the actual Mollak-registered charge for the specific building — area averages blend older and newer stock.

## How To Check A Specific Nad Al Shiba Listing

Paste a Bayut or PropertyFinder URL for any Nad Al Shiba listing into DealCheck. The report will:

- Pull same-building DLD transaction comps where available
- Widen to peer buildings or area-level context if same-building depth is thin
- Show price per sqft versus the comparable set
- Flag service charge evidence if Mollak data is available for that building
- Provide a confidence score based on how much closed-sale evidence exists

The output is a decision-support memo — not a certified valuation or price guarantee.

## Get The Full Nad Al Shiba Property Intelligence Report

Run a free Quick View on any Nad Al Shiba listing to see the evidence route before any payment.

See the full **AED 99 Property Intelligence Report** for same-building DLD comparable transactions, rent evidence, service-charge records where available, and the full negotiation and confidence sections.

- One property, one PDF — AED 99 per report
- Same-building comparable transactions where available
- Confidence band shown on every metric

[Run free Quick View →](/) · [See sample reports](/samples)


## Buildings With The Deepest Transaction Evidence In Nad Al Shiba

- Palace Tower T2 (128 DLD-registered transactions)
- Spring (109 DLD-registered transactions)

Building-level price-history pages for the highest-transaction-depth buildings in Dubai are being published progressively at `/buildings/`.

## Frequently Asked Questions

**What is the average price per sqft in Nad Al Shiba?**
Based on 438 DLD-registered closed-sale transactions (Jul 2023 – Apr 2026), the average price per sqft in Nad Al Shiba is AED 768/sqft. Individual buildings vary significantly around this area-level average based on floor, view, and finish.

**What is the average 1-bedroom price in Nad Al Shiba?**
The average closed-sale price for a 1-bedroom apartment in Nad Al Shiba is AED 570,532 across 205 transactions in the dataset (Jul 2023 – Apr 2026). Studios average aed 383,821 and 2 bedrooms average aed 1,015,493.

**Is Nad Al Shiba a good area to buy in Dubai?**
Nad Al Shiba has 438 DLD-registered transactions since Jul 2023, which is the direct signal of active resale liquidity a buyer should weigh — not a recommendation either way. A deal check should compare the specific listing to same-building closed-sale comps, not the area average alone.

**How do I check if a Nad Al Shiba listing is overpriced?**
Paste the Bayut or PropertyFinder listing URL into DealCheck. The engine pulls same-building or area-level DLD transaction comps, compares asking price per sqft to the comparable set, and returns a price position with an honest read on whether the asking price is within the indicative supportable range.

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*Not a certified valuation, financial advice, or investment recommendation. All benchmarks are derived from DLD public transaction records, generated 2026-08-09.*

Related pages:

- [How to check a Dubai property deal](/guides/dubai-property-deal-check)
- [Dubai rental yield after service charges](/guides/dubai-rental-yield-service-charges)
- [Coverage and data confidence](/coverage)