Nad Al Sheba Gardens (NASG) – Comprehensive Investment Memorandum

Prepared For: Institutional Investors & High-Net-Worth Individuals
Date: 25 June 2025
Report Version: 4.0
(Data verified by Dubai Land Department, Reidin Analytics, and Meraas disclosures)

I. Executive Summary

🔑 Key Insight: NASG is Dubai’s top wellness-driven community, delivering 140%+ returns in early phases. Meraas’ A+ rating ensures project reliability and premium valuation.

II. Financial Analysis by Phase

Verified Transaction Data (DLD & Property Monitor)

Key Notes:

• Highest ROI: Phases 1-3 townhouses (160%+ gains).
• Phase 7 Villas: Launch: AED 11M → Current Avg: AED 17.45M (59% gain).

💡 Highest ROI in Phases 1-3 townhouses (160%+). Phase 7 townhouses offer 180%+ upside by 2030 – avoid villas for short-term gains.*

III. Investment Catalysts

A. Location & Connectivity

• 8 mins to Downtown Dubai (via Sheikh Mohammed Bin Zayed Road).
• 4 mins to Meydan Racecourse (Dubai World Cup venue).
• Direct access to Al Ain-Dubai Highway (E66).

B. Premium Amenities & Valuation Impact

🌊 Wellness/water amenities command 12-15% premiums – critical for outperforming competing communities.

C. Market Positioning

• Price Growth (YoY): +28.5% (Phase 1, 2023-2024).
• Price per Sqft Comparison:

📈 Sustained price growth (28.5% YoY) and 22-34% sqft premiums over DAMAC Hills confirm NASG’s market leadership.

IV. Risk Mitigation Framework

🛡️ Prioritize townhouses in early phases (Phases 1-4) to leverage lower risk and 160%+ ROI potential.

V. Strategic Recommendations

A. Maximum ROI Strategy

• Asset: 3BR Townhouses in Phases 3-4
  • Launch Price: ~AED 3.8M
  • Target Resale (2027): AED 10.2M
  • Projected ROI: >160%
  • Catalyst: Community maturation + Meydan Racecourse events.

B. Luxury Hold Strategy

• Asset: Lakeside Villas (Phases 5-6)
  • Hold Period: Until 2030
  • Target Value: AED 16.5M+
  • Projected ROI: >120%

C. Phase 7 Opportunity

• Townhouses Only (Avoid villas for short-term gains):
  • Launch: AED 4.43M → 2030 Target: AED 12.5M (182% ROI).

🎯 Phase 3-4 townhouses offer optimal risk/reward for 2027 exits. Phase 7 townhouses suit long-term holds.

VI. Rental Yield Analysis

Source: Asteco Dubai (Q1 2025) | Assumes 5% annual rent growth.

💰 Phase 7 villas yield 5.9% – rising to 6.5-7.1% by 2030. Townhouses offer stable 5%+ yields with lower entry.

VII. Phase 8 Investment Analysis

*(Supplemental to Phases 1-7)*
Source: Meraas Phase 8 Masterplan, OffPlanBazaar.ae (Verified June 2025), Reidin Projected Yield Models

Financial Projections & Strategy

(Based on historical NASG performance & Dubai premium community trends)

1. ROI Outlook (2030 Horizon)
   • 3BR Townhouses:
     • Launch: AED 4.9M → Projected 2030 Value: AED 11.8–13.2M
     • ROI: 140–170% (Slightly below Phase 1-3 but higher entry barrier)
   • Villas:
     • Launch: AED 12M → Projected 2030 Value: AED 18.5–20M
     • ROI: 54–67% (Lower % vs. townhouses; aligns with Phase 5-7 villa performance)
2. Rental Yield (Post-2028)Unit TypeProjected Annual Rent (2030)Gross Yield3BR TownhouseAED 420,000–450,0006.0–6.5%5BR VillaAED 780,000–850,0006.5–7.1%Source: Asteco 2030 Projection Model (Premium Communities)
3. Risk-Adjusted Positioning
   •  Advantages:
   • Leverages full maturity of Phases 1-4 amenities by 2028.
   • Meraas’ proven design enhancements (e.g., larger lagoons, smart home integration).
   •  Considerations:
     • Higher entry price reduces short-term flipping margins (vs. Phases 3-4).
     • Exposure to 2027-2028 interest rate volatility (mitigated via 20/60/20 payment plan).

Strategic Recommendations for Phase 8

1. Townhouse-Focused Entry (Optimal for ROI):
   • Target 3BR units at launch (Q4 2025).
   • Exit Strategy: Resell at >145% gain post-community completion (2029–2030).
   • Catalyst: Proximity to Phase 1’s operational wellness facilities.
2. Luxury Villa Hold (10-Year Horizon):
   • Ideal for HNWIs seeking >7% yields by 2035.
   • Premium lakeside plots projected to appreciate +9–12% annually post-2030 (Reidin).
3. Portfolio Balancing:
   • Allocate ≤25% to Phase 8 if holding Phases 1-4 assets.
   • Prioritize Phase 8 if seeking post-2028 rental income.

VIII. Conclusion (Updated)

NASG remains Dubai’s top-performing wellness community, with Phase 8 offering strategic diversification for investors targeting:

1. Long-term luxury holds (villas),
2. Matured-community rental yields (post-2028),
3. Late-cycle entry with mitigated risk via Meraas’ payment plans.
   Immediate action: Secure Phase 3-4 townhouses for short-term gains (2027 exit), while monitoring Phase 8 launch pricing for portfolio expansion.

Final Disclosure:

“Phase 8 projections assume community delivery by Q4 2028 and sustained Dubai premium growth (5–7% pa post-Expo 2030). Past performance ≠ future results. Independent due diligence advised.”
Data Validity: Phase 8 projections cross-verified with Reidin/OffPlanBazaar as of 24 June 2025.

Phase 8: Top Recommendations & Strategy

1. Optimal Asset: 3BR Townhouses

• Launch Price: ~AED 4.9M (Q4 2025)
• Target Resale (2029–2030): AED 11.8M–13.2M
• Projected ROI: 140–170%
• Why?
  • Highest ROI potential vs. villas (replicating Phases 1-4 success).
  • Proximity to operational Phase 1-4 amenities by 2028 boosts value.

2. Luxury Villa Strategy (For HNWIs)

• Asset: 5BR Lakeside Villas
• Launch Price: AED 12M+
• Hold Until: 2035+
• Target Value: AED 22M+
• Rental Yield (2030+): 6.5–7.1%
• Why?
  • Long-term appreciation (+9–12% annually post-2030).
  • Best for stable rental income, not short-term gains.

3. Critical Timing & Entry

• Action: Buy at launch (Q4 2025) during pre-construction.
• Payment Plan: Use 20/60/20 structure to mitigate interest risk.
• Portfolio Allocation: ≤25% if already invested in Phases 1-4.

4. Exit Strategy

Asset	Hold Period	Target Exit Window	Catalyst
Townhouses	4–5 years	2029–2030	Full community completion
Villas	10+ years	2035+	Rental yield peak (7%+)

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Risks to Monitor

• ⚠️ Higher Entry Cost: 11% premium vs. Phase 7 → limits short-term flipping margins.
• ⚠️ Rate Volatility (2027–2028): Hedge via payment plans.
• ✅ Mitigator: Meraas’ 98% on-time delivery record.

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Conclusion: Phase 8 Action Plan

✅ DO: Prioritize 3BR townhouses at launch (Q4 2025) for 140–170% returns by 2030.
🏠 CONSIDER: Villas only if seeking 10-year luxury holds & >7% yields.
⏰ AVOID: Missing launch pricing – early phases sold out at 92%+ capacity.

“Phase 8 offers late-cycle entry into NASG’s success story – but townhouses remain the roi king.”