Gated Community | Spacious Layout | Excellent Location

Villa · Nad Al Sheba · Dubai

$1.6M15.9% projected yield81% occupancy3 bed4 bath302.08 m²

<p>Sky Life Real Estate presents this elegant townhouse in Nad Al Sheba Gardens Phase 8 & 9, an exclusive family-oriented community developed for modern luxury living in Dubai. </p><p></p><p>Designed with spacious interiors, contemporary finishes, and seamless indoor-outdoor living, this home offers the perfect balance of comfort, privacy, and connectivity. Ideal for families and end-users seeking a premium lifestyle in one of Dubai’s most desirable residential communities. </p><p></p><p>Property Details:</p><p>• Project: Nad Al Sheba Gardens Phase 8 & 9</p><p> • Net Area: 1,959 sq. ft. (182 s

3-bedroom freehold villa in Nad Al Sheba — photo 1 of 5
Sky Life Real Estate
1 / 5
3-bedroom freehold villa in Nad Al Sheba — photo 2 of 5
2 / 5
3-bedroom freehold villa in Nad Al Sheba — photo 3 of 5
3 / 5
3-bedroom freehold villa in Nad Al Sheba — photo 4 of 5
4 / 5
3-bedroom freehold villa in Nad Al Sheba — photo 5 of 5
5 / 5

Gated Community | Spacious Layout | Excellent Location

Nad Al Sheba · Nad Al Sheba 1 · Ref BF-741126754Source · Sky Life Real Estate · listed 11 Jun 2026
Asking price
$1,552,076
Inquire — direct to agent
Bedrooms
3
Bathrooms
4
Built area
302.08 m²
Land
182.18 m²
Brixfox Score 95 · AFinancial analysis ↓

Unlock full financial data

Get revenue, ROI calculations, AI audits, and investment scores for every property.

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
Before tax in your home country and financing costs. Estimates, not financial advice.
Modelled from Airbnb listings we track across Nad Al Sheba — live calendar data.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by our measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against tracked reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$831
Expected booked rate (asking −33%, market-calibrated)
Expected occupancy
81%
Full-year estimate, market-calibrated
Projected annual revenue
$246,440
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jan +30% · Low Jul -35%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 4.6% of price, auto-calculated
$71,103
DLD Transfer Fee$62,083
Notary & registration$1,260
Legal fees$7,760
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $16,005/bedroom
$
All-in investment
$1,671,194
+7.7% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
••••
Management fee
% of revenue••••
OTA / channel fees
% of revenue••••
Staff & local operations
% of revenue••••
Cleaning (net of guest fees)
% of revenue••••
Utilities, insurance & consumables
% of revenue••••
Lodging / tourist tax
% of revenue••••
Maintenance reserve
% of price••••
Annual property tax
% of price••••
Local income tax
% of profit••••
Net operating income
••••
Net yield on all-in investment
••%

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Nad Al Sheba 5-yr avg — historical, not a forecast8%
Indicative total return
••/yr
••% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Nad Al Sheba

Nad Al Sheba 1, Approximate area

Loading Map...

Explore the full market map

Villa Scorecard

Location
••••
•••• •••• ••••
Rental Yield
••••
•••• •••• ••••
Occupancy
••••
•••• •••• ••••
Nightly Rate
••••
•••• •••• ••••
Visual Appeal
••••
•••• •••• ••••
Size & Space
••••
•••• •••• ••••
Zoning
••••
•••• •••• ••••
Tenure
••••
•••• •••• ••••

Upgrade to Pro to see full scorecard analysis

Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Upgrade to Pro to stress-test this yield across occupancy scenarios

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Sky Life Real Estate

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data. Operating costs are modelled per line — management or self-managed OTA + staff/local operations, cleaning residual, utilities & insurance, local taxes — with every rate editable in the Financial analysis P&L above. Gross revenue is identical in both management scenarios. Dubai has no rental-income or annual property tax; a one-off 4% DLD transfer fee applies at purchase. Market factors in Dubai may impact actual yields.