Nad Al Sheba Gardens 12 — off-plan villas in Nad Al Sheba

• Builder — Meraas (portals: Meraas Holding; microsite group note under Dubai Holding Real Estate) (high) ^{[1] [2] [3]}
• Label on the market — Nad Al Sheba Gardens 12 / Phase 12 (P12 art on the official master page) (high) ^{[1] [3] [4]}
• Place — Nad Al Sheba Gardens, Nad Al Sheba 1, Dubai (high) ^{[3] [4]}
• Homes — freehold villas, 4BR + 5BR (high / freehold med) ^{[3] [4]}
• Count — about 97 on Propsearch with matching broker cards (med — not a Meraas PDF) ^{[4] [5]}
• Broker bedroom split — often 55 × 4BR and 42 × 5BR (med) ^{[5] [6]}
• Open price & sizes — still “coming soon” / “on request” at capture (omit)
• Keys window — August / Q3 2029 on PF + DXB Offplan; some brokers print Q1 2029 (med — conflict) ^{[3] [6] [5]}
• Payment chip — PF alone 20 / 60 / 20 (low — single portal) ^[3]
• Programme dates (portal) — booking from 1 March 2026; construction stamp 2 March 2026 (med) ^[3]

Still open: no Meraas phase-12 price PDF, no dual-locked floor plans, no independent site-progress report.

Think of Phase 12 as a low-rise villa pocket inside a larger gated community — not a tower sale and not “buy the whole Nad Al Sheba Gardens brand.” Property Finder and Propsearch both describe four- and five-bed villas. ^{[3] [4]} Meraas’s master page still markets the wider community as villas and townhouses with garden living, and it carries P12 plan graphics on that same page. ^[1]

Secondary portals cluster on ~97 homes. Grand Reve and DXB Offplan often add a 55 / 42 split (4BR / 5BR) and G+2 massing language. ^{[4] [5] [6]} A thinner marketing page also talks about 210 homes including townhouses — that clashes with the 97-villa dual, so we leave 210 off this page. PF’s narrative mentions townhouses, yet the PF Units table only lists villa 4BR and 5BR rows (both still “coming soon” for size). ^[3]

Money and area numbers: there is no dual-locked “from” price and no published sqft ladder at capture. Wait for a dated unit quote. ^{[3] [5]}

Neighbours that share the master name:

• Phase 9 — another named release; check its own unit and contract paper
• Phases 8, 10, 11 and earlier stock — do not assume the same keys or price
• Villa plots — a different product line under the same master ^[1]

Choose the pocket and bedroom type you want after a visit. Then check the booking form and sale contract already name Nad Al Sheba Gardens 12 / Phase 12 and that unit.

Community amenity marketing (lagoons, wave pool, sports courts, tracks, gated security) is master-level. Trust only the schedule of finishes and rights stapled to your plot pack. ^{[1] [2] [3]}

Delivery public window: Property Finder shows August 2029, Q3 2029, and expected completion 1 August 2029. DXB Offplan also shows Q3 2029. ^{[3] [6]} Grand Reve shows Q1 2029 — treat that as a conflict, not a second confirmation. ^[5] Late-2029 is the dual portal lean. Timelines can slip; only the written handover notice and sale contract bind.

Instalments: the only clear public chip is Property Finder’s 20% at sales launch, 60% during construction, 20% on handover. ^[3] Other cards are blank or “on request.” Rebuild cash-flow from the printed sale-contract table, not from a single portal widget.

PF also prints sale start 1 March 2026 and construction started 2 March 2026 as programme stamps only. ^[3]

Who builds: Meraas. The community microsite notes Meraas within the Dubai Holding Real Estate group. ^{[2] [1]} Match the legal seller on the sale contract to the reservation form.

Where it sits: Nad Al Sheba Gardens in Nad Al Sheba 1. Marketing places the master community near Meydan Racetrack and a short drive from Downtown Dubai (PF chips ~5 minutes to Meydan, ~10 minutes to Downtown / Dubai Hills Mall — drive-time stamps, not guarantees). ^{[1] [2] [3]} Shortlist Phase 12 + bedroom type, not a vague “Nad Al Sheba Gardens villa.”

On this site, Phase 9 is the sibling research page. Keep the phase name clean on every form.

1. Phase mix-up — the master brand covers many releases. Without Gardens 12 / Phase 12 + unit ID on the forms, you can book the wrong pocket. ^{[3] [4]}
2. Keys dates disagree — August/Q3 2029 versus some Q1 2029 broker chips. Contract and handover letter win. ^{[3] [5]}
3. No dual open price or sizes — “coming soon” is not a quote. ^[3]
4. Single-portal payment chip — 20/60/20 on PF only. ^[3]
5. Inventory stories conflict — ~97 dual versus a 210-home marketing claim; do not underwrite count from one brochure. ^{[4] [6]}
6. Brochure amenities ≠ automatic unit rights — lagoons and sports nodes bind only if your exhibits attach them. ^[1]

1. Confirm registration and escrow for this named phase via Dubai Land Department tools before any booking money moves.
2. Lock Nad Al Sheba Gardens 12 / Phase 12 and the bedroom type first, then check that the reservation pack and sale contract already name that release, the unit code, built-up area, beds and parking bays. ^{[3] [4]}
3. Match the seller entity on the sale contract to the reservation form. ^[1]
4. Build a dated AED cash-flow from the printed instalment table — not from a lone portal chip. ^[3]
5. When floor plans appear, overlay the contract plan on any portal size stamps.
6. Keep this release distinct from other NASG phases and from villa-plot stock. ^[1]