Dubai market evidence
Al Satwa vs Nad Al Shiba First: Which Costs More?
A side-by-side comparison of Al Satwa and Nad Al Shiba First property prices from the historical DLD transaction record, broken down by property type.
The numbers for Al Satwa and Nad Al Shiba First
| Metric | Al Satwa | Nad Al Shiba First |
|---|---|---|
| Median AED/sqm | 23,278 AED/sqm | 23,503 AED/sqm |
| Median price | AED 1.4M | AED 3.2M |
| Sampled transactions | 2,804 | 5,123 |
| P25–P75 range | 19,912 AED/sqm – 25,972 AED/sqm | 16,802 AED/sqm – 35,414 AED/sqm |
| Apartment share | 91% | 56% |
What the price gap means
Nad Al Shiba First runs 1% above Al Satwa on median AED/sqm (23,278 AED/sqm in Al Satwa against 23,503 AED/sqm in Nad Al Shiba First). That gap is widest for Villa / Townhouse, where Nad Al Shiba First runs 44% above Al Satwa. The headline number is driven by that unit type rather than a uniform premium across the board.
Citywide medians mix property types unevenly, so a headline gap can reflect what is being sold rather than a like-for-like premium. The per-type table above compares only the property types with enough sampled sales in both areas.
Beyond price, Al Satwa has no listed metro, mall, or landmark anchor in this dataset, while Nad Al Shiba First is anchored by Business Bay Metro Station metro, Dubai Mall, Downtown Dubai.
This is sales transaction evidence only and ends 2026-08-13. It covers sales, not rentals, and is market reference, not valuation or investment advice.
Price by property type
| Property type | Al Satwa tx | Al Satwa AED/sqm | Nad Al Shiba First tx | Nad Al Shiba First AED/sqm | Gap |
|---|---|---|---|---|---|
| Apartment — Studio | 348 | 25,845 AED/sqm | 347 | 38,620 AED/sqm | -33% |
| Apartment — 1 Bed | 417 | 22,335 AED/sqm | 362 | 18,459 AED/sqm | +21% |
| Apartment — 2 Bed | 109 | 21,099 AED/sqm | 228 | 17,886 AED/sqm | +18% |
| Villa / Townhouse | 34 | 13,252 AED/sqm | 357 | 23,775 AED/sqm | -44% |
| Land plot | 48 | 15,525 AED/sqm | 441 | 21,645 AED/sqm | -28% |
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