Dubai market evidence
Nadd Hessa vs Um Al Sheif: Which Costs More?
A side-by-side comparison of Nadd Hessa and Um Al Sheif property prices from the historical DLD transaction record, broken down by property type.
The numbers for Nadd Hessa and Um Al Sheif
| Metric | Nadd Hessa | Um Al Sheif |
|---|---|---|
| Median AED/sqm | 11,250 AED/sqm | 10,979 AED/sqm |
| Median price | AED 833K | AED 16M |
| Sampled transactions | 8,170 | 73 |
| P25–P75 range | 8,668 AED/sqm – 17,762 AED/sqm | 9,418 AED/sqm – 12,957 AED/sqm |
| Apartment share | 98% | 0% |
What the price gap means
Nadd Hessa runs 2% above Um Al Sheif on median AED/sqm (11,250 AED/sqm in Nadd Hessa against 10,979 AED/sqm in Um Al Sheif). That gap is widest for Villa / Townhouse, where Nadd Hessa runs 12% above Um Al Sheif. 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, Nadd Hessa is anchored by IMG World Adventures, while Um Al Sheif is anchored by First Abu Dhabi Bank Metro Station metro, Mall of the Emirates, Burj Al Arab.
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 | Nadd Hessa tx | Nadd Hessa AED/sqm | Um Al Sheif tx | Um Al Sheif AED/sqm | Gap |
|---|---|---|---|---|---|
| Villa / Townhouse | 30 | 12,064 AED/sqm | 13 | 10,764 AED/sqm | +12% |
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