Dubai market evidence
Nadd Hessa vs Um Suqaim Second: Which Costs More?
A side-by-side comparison of Nadd Hessa and Um Suqaim Second property prices from the historical DLD transaction record, broken down by property type.
The numbers for Nadd Hessa and Um Suqaim Second
| Metric | Nadd Hessa | Um Suqaim Second |
|---|---|---|
| Median AED/sqm | 11,250 AED/sqm | 10,982 AED/sqm |
| Median price | AED 833K | AED 15M |
| Sampled transactions | 8,170 | 62 |
| P25–P75 range | 8,668 AED/sqm – 17,762 AED/sqm | 9,011 AED/sqm – 15,881 AED/sqm |
| Apartment share | 98% | 0% |
What the price gap means
Nadd Hessa runs 2% above Um Suqaim Second on median AED/sqm (11,250 AED/sqm in Nadd Hessa against 10,982 AED/sqm in Um Suqaim Second). That gap is widest for Villa / Townhouse, where Um Suqaim Second runs 23% above Nadd Hessa. 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 Suqaim Second is anchored by Noor 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 Suqaim Second tx | Um Suqaim Second AED/sqm | Gap |
|---|---|---|---|---|---|
| Villa / Townhouse | 30 | 12,064 AED/sqm | 17 | 15,590 AED/sqm | -23% |
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