Nad Al Sheba Gardens Phase 9 — off-plan villas in Nad Al Sheba

• Developer — Meraas (Meraas Holding on portals; microsite footer Dubai Holding Real Estate) (high) ^{[1] [2] [3]}
• Product framing — Phase 9 inside Nad Al Sheba Gardens master community (high) ^{[1] [3]}
• Where — Nad Al Sheba 1 / Nad Al Sheba Gardens 9, Dubai (high) ^{[3] [4]}
• Shape — freehold townhouses and villas (not a tower) (high / freehold med) ^[3]
• Bedrooms — 3BR townhouses + 4–7BR villas (high) ^{[3] [4] [1]}
• Sizes (portal) — 3BR about 2,705–3,291 sqft; 4BR 4,795; 5BR 5,651; 6BR 6,872; 7BR 8,705 (med) ^[3]
• Starting price (portal dual) — about AED 9.5 million launch floor (med — often 4BR search stamp) ^{[3] [4] [5]}
• Keys target — March–April / Q1 2029 (med — not SPA) ^{[3] [4] [5]}
• Payment stamps — conflicted (PF 20/20/60 vs Propsearch 20/60/20 vs broker 80/20) — not dual-locked (low) ^{[3] [4] [5]}
• How many homes — not dual-locked (omit)

Gaps stay gaps: no dedicated Meraas phase-9 product URL with a price PDF at capture, no dual-locked unit count, no independent progress audit.

Phase 9 is a named release of homes inside the wider Nad Al Sheba Gardens master plan — not the whole community and not a multi-tower apartment launch. Property Finder and Propsearch both describe 3-bedroom townhouses plus four- to seven-bedroom villas. ^{[3] [4]} Meraas’s master page markets the broader community as 3- to 7-bedroom villas and townhouses with modern façades and garden living. ^[1]

On the portal unit table, townhouse types cluster around 2,700–3,300 sqft. Villa stamps step up: about 4,795 sqft (4BR), 5,651 (5BR), 6,872 (6BR), 8,705 (7BR). ^[3] Propsearch brochure notes add layout colour for shortlisting only — some 5BR villas market double-height living, and some 6BR villas market a G+2 layout with lift. Trust the sale-contract floor plan for your plot, not brochure colour alone. ^[4]

Price ladder (portal only): launch floor about AED 9.5M is dual-printed on Property Finder, Propsearch and Kelt. ^{[3] [4] [5]} PF also shows higher “from” chips for larger villas (about 14M / 18M / 23M for 5–7BR). Treat those chips as filters until a dated quote names your plot.

Keep Phase 9 separate from other releases that share the master brand:

• Phase 8, 10, 11, 12 and earlier villa releases — different keys and price floors can apply ^{[5] [3]}
• DLD samples sometimes label stock as “Phase 8 & 9” together — read the unit project name carefully ^[4]
• Villa plots product lines under the same master brand are a different buy ^[1]

Pick the phase and bedroom type you like after a visit, then make sure the booking form and sale contract already carry Phase 9 plus that unit. If the phase or unit labels disagree across those forms, stop and fix it before any deposit.

Lagoons, a wave pool, yoga lawns, sports courts, pocket parks and gated security appear in master and portal amenity copy. Only amenities listed on the brochure exhibits tied to your unit should count. ^{[1] [2] [3]}

Keys window: Property Finder prints March 2029, Q1 2029, and expected completion 30 March 2029. Propsearch, Kelt and Bayut print April 2029. ^{[3] [4] [5] [6]} Early-2029 public window — still provisional. The written handover notice and sale contract control.

Payment schedule stamps disagree:

• Property Finder: 20% at sales launch / 20% during construction / 60% on handover ^[3]
• Propsearch: 20% booking / 60% construction / 20% handover ^[4]
• Several brokers (including Kelt’s header): 80/20 pre-handover shorthand; Kelt’s detail block also shows 20/60/20 ^[5]

None of those are dual-locked. Rebuild dated AED instalments from the printed table on the sale contract before you reserve.

Property Finder also stamps construction started 21 August 2025 as a portal programme date only. ^[3]

Developer: Meraas. The official microsite footer frames Meraas under Dubai Holding Real Estate. ^{[2] [1]} When you reserve, confirm the legal seller named on the sale contract matches the reservation form.

Area: Nad Al Sheba Gardens sits in Nad Al Sheba 1. Master and portal marketing place the community a short drive from Downtown Dubai and near Meydan Racetrack (PF prints about 5 minutes to Meydan Racetrack and about 10 minutes to Downtown / Dubai Mall — marketing drive-time stamps only). ^{[1] [2] [3]} Shortlist by Phase 9 + unit type, not “any Nad Al Sheba Gardens villa.”

Sibling research will grow as more phases ship on this site; for now open the area hub and keep phase labels clean on every form.

1. Wrong phase — many NASG phases share the master brand. Without Phase 9 + unit ID on the forms, you may reserve a different release. ^{[3] [4]}
2. Payment stamp conflict — 20/20/60 vs 20/60/20 vs 80/20 headers. Cash-flow only from the sale-contract calendar. ^{[3] [4] [5]}
3. Portal price only — about AED 9.5M is a dual search floor, not a dual-locked Meraas PDF ladder for every type. ^{[3] [4]}
4. No dual-locked unit count — we do not invent inventory size. ^[3]
5. DLD “Phase 8 & 9” labels — some transaction samples group phases; check the project name on your registration path. ^[4]
6. Master-plan brochure ≠ unit rights — lagoons, wave pools and amphitheatres only bind if your unit exhibits say so. ^[1]
7. Amenity chips are marketing until the attached exhibits name them for your plot. ^[3]

1. Use Dubai Land Department tools to confirm registration and escrow for this named phase before any booking money moves.
2. Decide on Phase 9 and the bedroom type first — then verify the booking form and sale contract already show that phase, unit ID, net area, bedrooms and parking. If identifiers differ across those forms, pause. ^{[3] [4]}
3. Confirm the seller entity on the sale contract matches the reservation form. ^[1]
4. Rebuild the printed instalment table as dated AED cash-flow — ignore conflicting portal chips. ^{[3] [4]}
5. Overlay the contract floor plan on the portal size stamps for your type (for example ~4,795 sqft on 4BR). ^[3]
6. Keep Phase 9 distinct from Phase 8/10/11/12 and from villa-plot stock. ^{[5] [1]}
7. Rely on brochure exhibits for lagoon, pool and garden claims — not portal amenity chips alone. ^{[1] [2]}