Nad Al Sheba or Palm Jumeirah?
Side by side on published prices, yields, new developments and drive times.
Pictured: Vision Iconic by Binghatti
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 3,966 in Palm Jumeirah, about 21% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Palm Jumeirah shows a gross yield of 6.08% 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 Palm Jumeirah average AED 388,076 a year against AED 239,272 in Nad Al Sheba (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 5,500,000 at Passo by Beyond in Palm Jumeirah.
Closer to Dubai International Airport
Nad Al Sheba is about 23 minutes from Dubai International Airport by car, against about 35 minutes from Palm Jumeirah.
Side by side
| Measure | Nad Al Sheba | Palm Jumeirah |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Mixed | Freehold |
| Price per sq ft | AED 3,133Property Finder, 12 months to 12 November 2026, 2,513 sales | AED 3,966Property Finder, 12 months to 12 November 2026, 1,116 sales |
| Gross rental yield | 4.61%Property Finder, 12 months to 12 November 2026, 2,513 sales | 6.08%Property Finder, 12 months to 12 November 2026, 1,116 sales |
| Average annual rent | AED 239,272Property Finder, 12 months to 12 November 2026, 1,587 contracts | AED 388,076Property Finder, 12 months to 12 November 2026, 5,194 contracts |
| Developments we list | 2 | 2 |
| Lowest developer price | AED 1,350,000Mercedes-Benz Places | Binghatti City | AED 5,500,000Passo by Beyond |
| Drive to Dubai International Airport | about 23 minutes | about 35 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
Nad Al Sheba
- Mercedes-Benz Places | Binghatti CityBinghattiAED 1,350,000
- Vision IconicBinghattiAED 2,307,000
Palm Jumeirah
- Passo by BeyondBeyond DevelopmentsAED 5,500,000
- Ocean HouseEllington PropertiesAED 23,000,000
What each area is like
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
Palm Jumeirah
Nakheel's original palm-shaped island off the Dubai Marina coast: a mature, fully occupied freehold address where new supply is scarce and priced accordingly.
Who it suits
- Second-home buyers
- End-users wanting a finished beach community
- Holiday-let investors
- Buyers of branded residences
In its favour
- Completed island: hotels, beach clubs, Nakheel Mall and the monorail are open today
- Freehold for all nationalities
- Very little undeveloped land, so new launches are infrequent
Worth weighing
- Entry prices are among the highest in Dubai: the median asking price on Property Finder was AED 8.94 million on 12 November 2026.
- One route on and off the island via the trunk; crescent addresses sit furthest from the mainland (one broker quotes 35 minutes from a crescent address to Dubai International Airport).
Nad Al Sheba or Palm Jumeirah: quick answers
Is Nad Al Sheba or Palm Jumeirah cheaper per square foot?
Nad Al Sheba is cheaper on the published figures: AED 3,133 per sq ft against AED 3,966 in Palm Jumeirah (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, Nad Al Sheba or Palm Jumeirah?
Palm Jumeirah, on the published figures: a gross yield of 6.08% 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 Nad Al Sheba and Palm Jumeirah?
New tenancy contracts average AED 239,272 a year in Nad Al Sheba and AED 388,076 in Palm Jumeirah (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, Nad Al Sheba or Palm Jumeirah?
Nad Al Sheba, at about 23 minutes by car against about 35 minutes from Palm Jumeirah. Drive times are approximate and vary with traffic.
Can foreigners buy property in Nad Al Sheba and Palm Jumeirah?
In Nad Al Sheba, tenure varies by project: some are freehold for all nationalities, others leasehold. Palm Jumeirah is a designated freehold area, open to buyers of any nationality. Sales in Dubai are registered with the DLD.
Which new developments can I buy in Nad Al Sheba and Palm Jumeirah?
In Nad Al Sheba: Mercedes-Benz Places | Binghatti City from AED 1,350,000 and Vision Iconic from AED 2,307,000. In Palm Jumeirah: Passo by Beyond from AED 5,500,000 and Ocean House from AED 23,000,000.
More area comparisons
- 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
- Downtown Dubai vs Nad Al Sheba
- Dubai Harbour vs Nad Al Sheba
- Dubai Maritime City vs Nad Al Sheba
- Rashid Yachts & Marina vs Nad Al Sheba
- City Walk vs Nad Al Sheba
- Dubai Marina vs Nad Al Sheba
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
