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Villas and townhouses for rent in Nad Al Sheba 3: what tenants really pay

A villa in Nad Al Sheba 3 rents for AED 270,000 a year. This is the median of 213 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 220,000.

Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method

Median villa rent in Nad Al Sheba 3: AED 270,000 a year (213 new leases, Ejari, 12 months to 15 Oct 2026).

Signed rents, not adverts: medians of new Ejari leases (new tenant, a lease of six months to a year, one home). How we count.

James Paul Booth
The agent's view
“In Nad Al Sheba 3, see the findings below.”
James Paul Booth, Dubai broker since 2018. A personal view. Not financial advice.
Ask James a question about this page
A tenant takes the keys to a new flat at the door
Signed, not advertised

Renting in Nad Al Sheba 3? Read this first

What tenants here really pay, building by building, from Ejari leases. Then negotiate.

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Rent in Nad Al Sheba 3 by bedrooms

AED a year, medians. Signed: Ejari leases starting 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026.

HomeSigned, new leaseRenewalAsking nowTypical size, sq ftAED / sq ft (new)Leases, 12 months
Villa / townhouse270,000220,000–4,44659793
4-bed villa260,000212,231–4,39258564
5+ bed villa312,000231,180–4,75163227

What the leases say about Nad Al Sheba 3

793 Ejari leases 16 Oct 2025–15 Oct 2026, and no adverts. Each finding has its chart below.

    Rent in this area by home and by building

    Villas4-bed villas5-bed+ villas

    Buying in Nad Al Sheba 3? Sale prices, every tower, resale and off-plan: Nad Al Sheba 3 on BUY DUBAI →

    Commercial rent in Nad Al Sheba 3

    Offices in Nad Al Sheba 3Shops in Nad Al Sheba 3

    Questions

    What is the average rent in Nad Al Sheba 3?

    Median rent a year for a new lease in Nad Al Sheba 3: villa AED 270,000. This is from 213 new Ejari leases, 16 Oct 2025–15 Oct 2026.

    How much is a villa in Nad Al Sheba 3?

    A new villa lease costs AED 270,000 a year (AED 22,500 a month). This is the median of 213 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 220,000.

    How we worked it out, and the limits

    Updated 21 Oct 2026. Leases to 15 Oct 2026; adverts of 16 Oct 2026.

    Leases. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. There are 793 in Nad Al Sheba 3, and 213 of them are new. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it.

    New and renewal. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Renewals are often registered weeks late. Thus the latest month shows too few renewals. Like for like means the same building, the same bedrooms and a size band 15% wide. Leases with no building name are left out of this test. A group needs 5 or more of each: new leases and renewals.

    Adverts. We use active yearly rent adverts from listing sites on 16 Oct 2026. We put each advert in Nad Al Sheba 3 by the building or community name in the advert. There are no adverts here today. A repeat has the same building, bedrooms, size and price. One home can still show more than once. Thus "for rent now" is approximate. Adverts are matched to a building by name.

    Not used. The Ejari nearest-metro field names a station but no distance, so we do not compare metro and non-metro homes here. Floor, view, parking and furnishing are not in the lease record.

    The full method, and twenty Dubai-wide comparisons: What the leases say →. Checking a rent rise? Rent increase calculator →

    Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.

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