The villa districts south of the Meydan racecourse, where the freehold offer for foreigners is chiefly the Nad Al Sheba Gardens phases of townhouses and villas alongside older Emirati neighbourhoods that are not open to them. It is a quiet, car-dependent suburb fifteen minutes from Downtown; nightly demand is thin and the small Airbnb sample below reflects that.
Listing-weighted across Jul 2026–Sep 2026 · DNA bucket: Nad Al Sheba · USD
10
Tracked Listings
46%
Occupancy
$523
Median ADR
$4,955
Revenue / Month
Occupancy and ADR are observed from live Airbnb calendars across Mar 2026–Jan 2027 (2,563 listings tracked, counted over Dec 2026's calendars, the best-covered month), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
Over Jul 2026–Sep 2026, the 10 tracked Airbnb listings in Nad Al Sheba ran 46% occupancy, 3 points below the 49% Residential-wide weighted mean over the same months. The listing-weighted median nightly rate was $523, 1.74× the $300 Residential figure; 1-bedroom units, the largest tracked size band at 3 listings, averaged $154 at 72% occupancy. Tracked supply moved from 4 listings in Mar 2026 to 10 in Sep 2026, up 150%. 15 villas are listed for sale in Nad Al Sheba, median asking $483,322, median gross yield on all-in cost 9.8% over 15 listings with an estimate.
Complete calendar months only — Mar 2026 to Sep 2026. Occupancy is the listing-weighted share of nights booked; ADR is the listing-weighted median asking rate.
| Month | Occupancy | ADR | Listings |
|---|---|---|---|
| Mar 2026 | 17% | $388 | 4 |
| Apr 2026 | 51% | $330 | 6 |
| May 2026 | 60% | $336 | 7 |
| Jun 2026 | 60% | $379 | 5 |
| Jul 2026 | 47% | $695 | 4 |
| Aug 2026 | 44% | $453 | 8 |
| Sep 2026 | 48% | $509 | 10 |
Booking pace already on the calendar: Oct 2026 66% (26 listings) · Nov 2026 20% (28 listings) · Dec 2026 17% (25 listings) · Jan 2027 15% (3 listings). Forward months fill further as dates approach and are excluded from every figure above.
Weighted over Jul 2026–Sep 2026; listing counts are the latest complete month.
| Size | Listings | Occupancy | ADR | RevPAR |
|---|---|---|---|---|
| Studio | 1 | 69% | $147 | $101 |
| 1-bedroom | 3 | 72% | $154 | $110 |
| 2-bedroom | 2 | 29% | $245 | $72 |
| 4-bedroom | 1 | 37% | $420 | $154 |
| 5-bedroom+ | 3 | 32% | $1,199 | $385 |
Short-term letting in Dubai requires a Department of Economy and Tourism (DET) holiday-home permit per unit. Those permits sit in an operator portal with no public register, so Brixfox never states that a listing is licensed for short lets — the permit numbers portals print are brokerage and advertising permits, not letting authorisation.
Some communities and towers restrict or forbid short-term letting under their owners’ association rules. Where a community is known to, the catalog carries a restriction warning on the listing; the absence of one is not a clearance.
Listing coordinates are tower or project centroids and Airbnb pins are jittered by design, so every proximity figure on Brixfox is a vicinity measure, not a building match.
Matched on the listing's stated community; a villa described as two communities can appear under both. Prices in USD as listed.
5.0%
Median Net Yield
15
Listings
$483,322
Median Asking
$4,728/m²
Median $/m² Built
9.8%
Median Gross Yield
Net yield is the median fully-managed after-tax net on all-in cost across 15 listings with a net figure; with fewer than 30 scored listings Nad Al Sheba is not cut into a top-scored cohort. $/m² over 15 listings with a stated building size; gross yield is projected STR revenue over true all-in acquisition cost, over 15 listings with an estimate. Net yield after management and tax is on each property page.
Nad Al Sheba
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Nad Al Sheba · Nad Al Sheba 1
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Nad Al Sheba · Nad Al Sheba 1
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