Meydan or Nad Al Sheba?
Side by side on published prices, yields, new developments and drive times.
Pictured: Riviera Beachfront by Azizi Developments
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Meydan averages AED 2,050 per sq ft against AED 3,133 in Nad Al Sheba, about 35% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Meydan shows a gross yield of 7.04% 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 73,787 in Meydan (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Meydan is AED 1,219,000 at Azizi Riviera, against AED 1,350,000 at Mercedes-Benz Places | Binghatti City in Nad Al Sheba.
Closer to Downtown Dubai
Meydan is about 16 minutes from Downtown Dubai by car, against about 20 minutes from Nad Al Sheba.
Side by side
| Measure | Meydan | Nad Al Sheba |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Mixed |
| Price per sq ft | AED 2,050Property Finder, 12 months to 12 November 2026, 1,818 sales | AED 3,133Property Finder, 12 months to 12 November 2026, 2,513 sales |
| Gross rental yield | 7.04%Property Finder, 12 months to 12 November 2026, 1,818 sales | 4.61%Property Finder, 12 months to 12 November 2026, 2,513 sales |
| Average annual rent | AED 73,787Property Finder, 12 months to 12 November 2026, 9,025 contracts | AED 239,272Property Finder, 12 months to 12 November 2026, 1,587 contracts |
| Developments we list | 6 | 2 |
| Lowest developer price | AED 1,219,000Azizi Riviera | AED 1,350,000Mercedes-Benz Places | Binghatti City |
| Drive to Downtown Dubai | about 16 minutes | about 20 minutes |
| Drive to Dubai International Airport | about 20 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
Meydan
- Azizi RivieraAzizi DevelopmentsAED 1,219,000
- Riviera BeachfrontAzizi DevelopmentsAED 1,258,500
- Everly PlaceEllington PropertiesAED 1,940,000
- Riviera RêveAzizi DevelopmentsAED 2,357,355
- KnightsbridgeLEOS DevelopmentsAED 7,940,000
- Knightsbridge 2LEOS DevelopmentsAED 13,800,000
Nad Al Sheba
- Mercedes-Benz Places | Binghatti CityBinghattiAED 1,350,000
- Vision IconicBinghattiAED 2,307,000
What each area is like
Meydan
The large development zone around Meydan Racecourse, south of Downtown Dubai. Lagoon-side apartments, villas and dozens of new towers from many developers, with little public transport.
Who it suits
- Investors buying smaller apartments below Business Bay prices
- Families looking at villas near the city centre
- Buyers who drive and want quick access to Al Khail Road
- Those comfortable with a district still under construction
In its favour
- About 16 minutes by car from Burj Khalifa and 20 from Dubai International Airport (Bayut area guide)
- Direct access to Al Khail Road and Ras Al Khor Road
- Lower apartment entry prices than Downtown Dubai or Business Bay
Worth weighing
- Very large pipeline: 73 new and off-plan projects on Property Finder in November 2026, many from smaller developers whose delivery record needs checking one by one
- Limited public transport and no metro station in the area today
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
Meydan or Nad Al Sheba: quick answers
Is Meydan or Nad Al Sheba cheaper per square foot?
Meydan is cheaper on the published figures: AED 2,050 per sq ft against AED 3,133 in Nad Al Sheba (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, Meydan or Nad Al Sheba?
Meydan, on the published figures: a gross yield of 7.04% 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 Meydan and Nad Al Sheba?
New tenancy contracts average AED 73,787 a year in Meydan 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 Downtown Dubai, Meydan or Nad Al Sheba?
Meydan, at about 16 minutes by car against about 20 minutes from Nad Al Sheba. Drive times are approximate and vary with traffic.
Which is closer to Dubai International Airport, Meydan or Nad Al Sheba?
Meydan, at about 20 minutes by car against about 23 minutes from Nad Al Sheba. Drive times are approximate and vary with traffic.
Can foreigners buy property in Meydan and Nad Al Sheba?
Meydan 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 Meydan and Nad Al Sheba?
In Meydan: Azizi Riviera from AED 1,219,000, Riviera Beachfront from AED 1,258,500, Everly Place from AED 1,940,000 and Riviera Rêve from AED 2,357,355. 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
- Al Jaddaf vs Meydan
- Business Bay vs Meydan
- Downtown Dubai vs Meydan
- Dubai Creek Harbour vs Meydan
- Dubai Hills Estate vs Meydan
- Dubai Design District vs Meydan
- Meydan vs Ras Al Khor
- Meydan vs Sobha Hartland II
- DAMAC Lagoons vs Meydan
- Downtown Jebel Ali vs Meydan
- Jumeirah Golf Estates vs Meydan
- Jumeirah Lake Towers vs Meydan
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
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- One salaried adviser, not on commission, from first call to handover
