Dubai Harbour or Nad Al Sheba?
Side by side on published prices, yields, new developments and drive times.
Pictured: DAMAC Bay by Cavalli by DAMAC Properties
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Nad Al Sheba averages AED 3,133 per sq ft against AED 4,066 in Dubai Harbour, about 23% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Dubai Harbour shows a gross yield of 5.16% against 4.61% in Nad Al Sheba (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges and empty months.
Higher average rent
New tenancy contracts in Nad Al Sheba average AED 239,272 a year against AED 196,771 in Dubai Harbour (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Nad Al Sheba is AED 1,350,000 at Mercedes-Benz Places | Binghatti City, against AED 3,300,888 at Bayview by Address Resorts in Dubai Harbour.
Closer to Dubai International Airport
Nad Al Sheba is about 23 minutes from Dubai International Airport by car, against about 25 minutes from Dubai Harbour.
Side by side
| Measure | Dubai Harbour | Nad Al Sheba |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Mixed |
| Price per sq ft | AED 4,066Property Finder, 12 months to 12 November 2026, 741 sales | AED 3,133Property Finder, 12 months to 12 November 2026, 2,513 sales |
| Gross rental yield | 5.16%Property Finder, 12 months to 12 November 2026, 741 sales | 4.61%Property Finder, 12 months to 12 November 2026, 2,513 sales |
| Average annual rent | AED 196,771Property Finder, 12 months to 12 November 2026, 1,589 contracts | AED 239,272Property Finder, 12 months to 12 November 2026, 1,587 contracts |
| Developments we list | 6 | 2 |
| Lowest developer price | AED 3,300,888Bayview by Address Resorts | AED 1,350,000Mercedes-Benz Places | Binghatti City |
| Drive to Dubai International Airport | about 25 minutes | about 23 minutes |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure. Property Finder’s figures are averages across home types, so they mix studios and large homes. Read 12 November 2026.
New developments in each
Dubai Harbour
- Bayview by Address ResortsEmaar PropertiesAED 3,300,888
- Dubai Harbour ResidencesH&H DevelopmentAED 3,900,000
- DAMAC Bay by CavalliDAMAC PropertiesAED 3,939,000
- DAMAC Bay 2 by CavalliDAMAC PropertiesAED 8,886,000
- Beach MansionEmaar PropertiesAED 9,513,888
- SeaHaven Sky EditionSobha RealtyAED 21,132,340
Nad Al Sheba
- Mercedes-Benz Places | Binghatti CityBinghattiAED 1,350,000
- Vision IconicBinghattiAED 2,307,000
What each area is like
Dubai Harbour
A yacht-marina and cruise-terminal district on reclaimed land between Palm Jumeirah and Bluewaters, with Emaar Beachfront at its centre and several high-priced towers under construction.
Who it suits
- Second-home buyers wanting sea and marina views
- Yacht owners
- Buyers of branded residences
- Investors in prime short-let stock
In its favour
- Sea-front position between Palm Jumeirah and Bluewaters, next to Dubai Marina
- Large yacht marina and two cruise terminals
- Emaar Beachfront's completed towers show what the finished district looks like
Worth weighing
- At least eight projects are scheduled to complete between 2027 and the end of 2029, most of them large apartment towers aimed at the same buyer.
- High entry prices: the lowest launch price among projects with developer stock on Property Finder in November 2026 was AED 3.7 million.
Nad Al Sheba
A low-rise villa suburb south of Dubai Creek, next to Meydan. Long a quiet residential area, it now hosts Meraas's Nad Al Sheba Gardens and Binghatti's 12-tower Mercedes-Benz project.
Who it suits
- Families wanting a villa close to the city centre
- Buyers who prefer a quiet, low-rise suburb
- Investors looking at branded apartments in the Binghatti towers
- Households that drive everywhere
In its favour
- Low-density villa district about 20 minutes by car from Downtown Dubai (Bayut area guide)
- Meydan Racecourse, the Meydan Hotel and Nad Al Sheba Cycle Park close by
- Gated villa and townhouse community by Meraas with lagoons and sports facilities
Worth weighing
- Mercedes-Benz Places | Binghatti City alone is planned to add more than 13,000 apartments, 6,321 of them studios, to a district that had very few
- No metro and limited buses; Bayut's guide says residents rely on taxis or private cars
Dubai Harbour or Nad Al Sheba: quick answers
Is Dubai Harbour or Nad Al Sheba cheaper per square foot?
Nad Al Sheba is cheaper on the published figures: AED 3,133 per sq ft against AED 4,066 in Dubai Harbour (Property Finder, from registered transactions, 12 months to 12 November 2026). Averages move with the mix of homes sold, so compare like with like before relying on the gap.
Which has the higher rental yield, Dubai Harbour or Nad Al Sheba?
Dubai Harbour, on the published figures: a gross yield of 5.16% against 4.61% in Nad Al Sheba (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges, empty months and fees, so the net return is lower.
What is the average rent in Dubai Harbour and Nad Al Sheba?
New tenancy contracts average AED 196,771 a year in Dubai Harbour and AED 239,272 in Nad Al Sheba (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026). Both averages mix small and large homes.
Which is closer to Dubai International Airport, Dubai Harbour or Nad Al Sheba?
Nad Al Sheba, at about 23 minutes by car against about 25 minutes from Dubai Harbour. Drive times are approximate and vary with traffic.
Can foreigners buy property in Dubai Harbour and Nad Al Sheba?
Dubai Harbour is a designated freehold area, open to buyers of any nationality. In Nad Al Sheba, tenure varies by project: some are freehold for all nationalities, others leasehold. Sales in Dubai are registered with the DLD.
Which new developments can I buy in Dubai Harbour and Nad Al Sheba?
In Dubai Harbour: Bayview by Address Resorts from AED 3,300,888, Dubai Harbour Residences from AED 3,900,000, DAMAC Bay by Cavalli from AED 3,939,000 and DAMAC Bay 2 by Cavalli from AED 8,886,000. In Nad Al Sheba: Mercedes-Benz Places | Binghatti City from AED 1,350,000 and Vision Iconic from AED 2,307,000.
More area comparisons
- Dubai Harbour vs Jumeirah Lake Towers
- Dubai Harbour vs Palm Jumeirah
- Dubai Harbour vs Dubai Marina
- Dubai Harbour vs Palm Jebel Ali
- Downtown Dubai vs Dubai Harbour
- Dubai Harbour vs Dubai Maritime City
- Business Bay vs Nad Al Sheba
- Dubai Creek Harbour vs Nad Al Sheba
- Meydan vs Nad Al Sheba
- Dubai Design District vs Nad Al Sheba
- Al Warsan vs Nad Al Sheba
- Nad Al Sheba vs Sobha Hartland II
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
