Dubai market evidence
Marsa Dubai vs Nad Al Shiba First: Which Costs More?
A side-by-side comparison of Marsa Dubai and Nad Al Shiba First property prices from the historical DLD transaction record, broken down by property type.
The numbers for Marsa Dubai and Nad Al Shiba First
| Metric | Marsa Dubai | Nad Al Shiba First |
|---|---|---|
| Median AED/sqm | 15,486 AED/sqm | 15,206 AED/sqm |
| Median price | AED 2.6M | AED 3.5M |
| Sampled transactions | 106,078 | 9,559 |
| P25–P75 range | 10,685 AED/sqm – 24,343 AED/sqm | 11,030 AED/sqm – 23,940 AED/sqm |
| Apartment share | 100% | 53% |
What the price gap means
Marsa Dubai runs 2% above Nad Al Shiba First on median AED/sqm (15,486 AED/sqm in Marsa Dubai against 15,206 AED/sqm in Nad Al Shiba First). That gap is widest for Apartment — 1 Bed, where Marsa Dubai runs 55% above Nad Al Shiba First. 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, Marsa Dubai is anchored by Dubai Marina metro, Marina Mall, Burj Al Arab, while Nad Al Shiba First is anchored by Buj Khalifa Dubai Mall Metro Station metro, Dubai Mall, Downtown Dubai.
This is sales transaction evidence only and ends 2026-07-27. It covers sales, not rentals, and is market reference, not valuation or investment advice.
Price by property type
| Property type | Marsa Dubai tx | Marsa Dubai AED/sqm | Nad Al Shiba First tx | Nad Al Shiba First AED/sqm | Gap |
|---|---|---|---|---|---|
| Apartment — Studio | 1,093 | 37,010 AED/sqm | 300 | 38,511 AED/sqm | -4% |
| Apartment — 1 Bed | 3,316 | 27,851 AED/sqm | 393 | 17,963 AED/sqm | +55% |
| Apartment — 2 Bed | 2,962 | 25,595 AED/sqm | 250 | 17,203 AED/sqm | +49% |
| Apartment — 3 Bed+ | 1,714 | 31,033 AED/sqm | 41 | 26,910 AED/sqm | +15% |
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