Holland Gardens
هولاند جاردنسNshama Properties Owned By Nshmi Development One Person Company L.L.C · Home sales since 2023 · mostly resales in the 12 months to 8 Sep 2026
Dubai Land Department data shows the typical sale price (the median, ready and off-plan homes together) in Holland Gardens was AED 1,161/sqft in Jul 2026, from 8 home sales recorded.
Not recorded as finished
Check this project before you pay
Sent a brochure for Holland Gardens? This is what the Dubai Land Department’s records say, what other buyers paid, and what the records cannot tell you.
Is it on the Land Department’s project register?
Yes. This is what the Land Department’s projects file, dated 15 June 2026, says:
- Status:
- active per the Land Department · 79% complete
- Target completion:
- September 2025, which has passed
- Escrow account:
- with First Abu Dhabi Bank
- Developer:
- Nshama Properties Owned By Nshmi Development One Person Company L.L.C (developer no. 1162)
These are the file’s own entries as of that date, not today’s. A target date is not a promise, and an escrow account on the record is not an assurance about the project. The full record, with the developer’s licence entry, is in the card below.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
What have buyers paid here?
Studio · 12 off-plan sales from Jun 2023 to Sep 2025
The middle price was AED 513,888: 6 of these 12 buyers paid less, 6 paid more. 7 of the 12 paid between AED 507,888 and AED 520,888.
Per sqft: 7 of the 12 paid between AED 1,263/sqft and AED 1,295/sqft.
Too few sold in the 12 months to this project’s newest off-plan sale to show those alone, so this is every off-plan sale of this home on record here.
The newest of these sales was in September 2025. Prices may have moved since.
1-bed · 14 off-plan sales in the 12 months to 10 November 2025
The middle price was AED 830,000: 7 of these 14 buyers paid less, 7 paid more. 8 of the 14 paid between AED 785,000 and AED 881,000.
Per sqft: 8 of the 14 paid between AED 1,195/sqft and AED 1,401/sqft.
2-bed · 14 off-plan sales in the 12 months to 10 November 2025
The middle price was AED 1,305,000: 7 of these 14 buyers paid less, 7 paid more. 8 of the 14 paid between AED 1,180,000 and AED 1,350,000.
Per sqft: 9 of the 14 paid between AED 1,138/sqft and AED 1,251/sqft.
3-bed · 29 off-plan sales from Jun 2023 to Oct 2025
The middle price was AED 1,700,000: 14 of these 29 buyers paid less, 14 paid more, 1 paid exactly that. 21 of the 29 paid between AED 1,421,888 and AED 2,150,888.
Per sqft: 15 of the 29 paid between AED 919/sqft and AED 929/sqft.
Too few sold in the 12 months to this project’s newest off-plan sale to show those alone, so this is every off-plan sale of this home on record here.
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75 sales of finished homes are also recorded in this project. They are not in the figures above, which are off-plan sales only.
Dubai Land Department · recorded sales Off-plan sales of homes in this project, on record with the Land Department · sales of finished homes are not mixed in, and apartments are not mixed with villas. A home size is shown only with 8 or more sales behind it. File dated 8 Oct 2026 · synced 8 Oct 2026.
And in Town Square?
- Off-plan homes:
- AED 1,544/sqft typical price · Sep 2026 · 46 home sales
- Finished homes:
- AED 1,323/sqft typical price · Sep 2026 · 64 home sales
Each line is the last full month with 5 or more sales, so a month that has only just begun is not shown. Two different purchases, so they are shown apart and never mixed. Each line counts homes of every size in the area, this project’s included, so read it as a backdrop and not as a price for one home.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What has the developer done before?
Nshama Properties Owned By Nshmi Development One Person Company L.L.C: 13 completed projects and 21 off-plan or in progress, by Keyva’s count from 10,438 recorded sales, Jul 2017 to 7 Oct 2026.
Counts, not a rating. Keyva does not rank developers. See every project →
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What the records cannot tell you
- Whether the building will be finished on the date you were given.
- Whether the price is fair for the exact home you were offered. The sales above are what others paid.
- What the home will rent for, or what its yearly service charge will be, once it is built.
- Whether the person selling to you is a licensed broker. That one you can check yourself, free.
Check the broker’s licence →The free checks you can run yourself →
The Land Department’s record
active per the Land Department · 79% complete · buildings · 228 units · 1 building · DLD target completion September 2025
Registered developer: Nshama Properties Owned By Nshmi Development One Person Company L.L.C (DLD no. 1162)
Developer no. 1162 · licence 750440 (DED) · period 20 Jan 2016 to 19 Jan 2027 · in DLD's file dated 1 Oct 2026.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Escrow account with First Abu Dhabi Bank · Zoned by Dubai Development Authority (DDA)
From the Land Department’s projects file, file dated 15 June 2026.
Rents recorded under TOWN SQUARE
Typical yearly rent of AED 90,000 across 6,223 tenancies recorded in the community over the last 12 months.
This is the community’s figure, not this project’s.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
AED 1,161/sqft
Jul 2026 · 8 home sales
—
No two months with 5+ resales 3 or more years apart.
9 months
Recorded home resales here fall in 9 months, Nov 2025 to Sep 2026. The growth beside this is drawn from the months with 5 or more of them; a figure for what they will do next is a scenario you set on the returns page.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually sold for in Holland Gardens — not an asking price, and not this project’s overall typical price, which mixes every size together.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Price per sqft trend
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What it returns
A year of rent compared with what completed homes of that size actually sold for in Holland Gardens over the same twelve months. Prices are this project’s own recorded ready-home sales. Off-plan sales are left out because rent is paid on built homes. Rents marked this building are new rent contracts recorded in Holland Gardens itself. The rest are homes of the same size in Town Square, used where Ejari did not name the building. A red (i) marks a figure that rests on few records, with how many.
| Size | Price now, ready homes | Rents for | Yield before costs | Ready sales, 12 months |
|---|---|---|---|---|
| Studio | AED 710K | AED 50,000/yrsame size in Town Square · 10 new lets | 7.0% | 3 |
| 1 bed | AED 960K | AED 75,000/yrthis building · 55 new lets | 7.8% | 19 |
| 2 beds | AED 1.5M | AED 119,322/yrthis building · 66 new lets | 8.0% | 43 |
| 3 beds | AED 2.7M | AED 150,000/yrsame size in Town Square | 5.6% | 10 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price. In a market that has risen as far as Dubai’s, the average is a historical price. Worked out with the typical price across every sale on record (AED 750.89K), a 1 bed here reads 10.0% instead of 7.8%. The yield in the table above uses the AED 960K a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from the typical owners’ association budget in this area — AED 5/sqft across 12 projects, recorded for 2021–2026 (8 for 2026). Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Yield before costs | Yield after service charge |
|---|---|---|---|---|
| 1 bed | AED 2,863 | AED 72,137 | 7.8% | 7.5% |
| 2 beds | AED 4,856 | AED 114,466 | 8.0% | 7.6% |
| 3 beds | AED 10,483 | AED 139,517 | 5.6% | 5.2% |
Only the service charge is taken off.
A separate reserve-fund line appears in 12 of the 12 project budgets counted together here; the middle of those is AED 0.6/sqft.
Yield before costs: a year of rent as a share of the price.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Common questions about Holland Gardens
How much does a home in Holland Gardens cost?
Over the last twelve months, the typical price (the median: half sold for more than this, half for less) of a completed home in Holland Gardens was AED 960K for a 1-bedroom (19 ready sales), AED 1.5M for a 2-bedroom (43 ready sales) and AED 2.7M for a 3-bedroom (10 ready sales). These come from sales recorded by the Dubai Land Department. They are what buyers paid, not asking prices. Only completed homes are counted: off-plan sales are left out, because they sell at a premium and are not the same purchase.
How much is rent in Holland Gardens?
The typical rent (the median: half of the rent contracts were above this, half below) is AED 75,000/yr for a 1-bedroom (55 new tenancies recorded in Holland Gardens itself), AED 119,322/yr for a 2-bedroom (66 new tenancies recorded in Holland Gardens itself) and AED 150,000/yr for a 3-bedroom (homes of about that size in Town Square, 128 new tenancies). These rents come from the new rent contracts recorded in Ejari (Dubai's rent registration system) over the last twelve months. They are what tenants agreed to pay, not advertised asking rents. Ejari names the building on only about one contract in five. Where it does, the figure above is a tenancy recorded in Holland Gardens itself. Where it does not, it is the rent for homes of the same size in Town Square, and each figure says which.
What rental yield does Holland Gardens give?
The yield before costs on completed homes in Holland Gardens is about 7.8% on a 1-bedroom (with this building's own rent), 8.0% on a 2-bedroom (with this building's own rent) and 5.6% on a 3-bedroom (with the rent for homes of that size in Town Square). That is a year of rent divided by what completed homes of that size sold for over the same twelve months. Rent and price both come from the same period, which is why these read lower than yields quoted against an all-time average price. Service charges, agency commission and empty periods are not taken off, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Holland Gardens selling off-plan or as resales?
17% of the 90 home sales recorded in Holland Gardens in the 12 months to 8 Sep 2026 were off-plan, and the rest were recorded as existing property rather than off-plan. That period ends at this project's own newest recorded home sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Holland Gardens start selling?
The Land Department's register holds 332 home sales in Holland Gardens. The earliest was recorded in Jun 2023 and the newest in Sep 2026. That is when a home sale here was first recorded. It is not the same as when the project launched or completed: the register of sales carries no build date, so we do not publish one.
Due diligence
Price vs. Town Square typical price
-15.0%
Priced at or below the area's typical price. Jul 2026: 8 sales here against 142 in the area.
Developer track record
10,438 recorded sales
Matched to Nshama Properties Owned By Nshmi Development One Person Company L.L.C, across the 2 companies Keyva groups under that name, Jul 2017 to 7 Oct 2026.
13 completed · 21 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free checks you can run yourself.
Verification guide →Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Handover competition
Moderate competitionThe handover date recorded with the Land Department, September 2025, has passed, and the Land Department's projects file does not record the project as complete. 4 other projects in Town Square have a handover date on record within six months either side of it. The Land Department's projects file of 15 Jun 2026 lists 22 other projects in Town Square as not yet finished, including 1 of the 4 listed below.
The Regent
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Maha Townhouses
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Liva
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
The Hamilton
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Building in this project
Priced from each tower’s own recorded sales, rather than the project’s typical price above.
Dubai Land Department · building register The Land Department's building register. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Other projects in Town Square
Each price is the project’s newest month with 5 or more recorded home sales, from Oct 2025 to 7 Oct 2026. Priced projects first, then the most home sales from Nov 2025 to 7 Oct 2026, then A–Z. Where a project has no month with that many, its newest month with any sale is shown instead, with a red (i) and its count.
Unknown developer
Mar 2026 · 8 home sales
Unknown developer
Aug 2026 · 7 home sales
NSHMI DEVELOPMENT L.L.C
Sep 2026 · 8 home sales
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Feb 2026 · 5 home sales
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Jul 2026 · 5 home sales
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
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Buying in Holland Gardens?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the typical price here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to look things up in the Land Department's own systems on the day: the agent's licence, the project's escrow, and its registered status.