Nad Al Sheba Gardens Phase 11 Escrow Account

Emirates NBD Bank (P.J.S.C) holds the escrow account for Nad Al Sheba Gardens Phase 11, account number 0205*****3614 (the full number is in the Escrow Details section of this page). The account sits under DLD project number 4255, which entered the Dubai Land Department register on 27 November 2025.

Buyer instalments under the dated Meraas 80/20 plan are paid into the escrow account at Emirates NBD Bank (P.J.S.C). The bank releases funds to the developer only against construction progress verified by Dubai Land Department inspections. The payment calendar and the release of funds are therefore separate: buyers pay on the dates set in the Sales and Purchase Agreement, while the developer is paid out of escrow as verified works advance.

Nad Al Sheba Gardens Phase 11 is at the pre-construction stage. The Dubai Land Department inspection of 20 August 2026 recorded site mobilization works in progress, and the DLD register reading stood at 0.06%, compared with 0.01% at the previous inspection, which carries no date in the register. Because releases follow verified progress, this reading is a starting baseline for the escrow cycle. Each new inspection is tracked on the Nad Al Sheba Gardens Phase 11 construction updates page.

Yes. Money already paid remains held in escrow, and the bank keeps releasing it solely against verified construction progress, whatever the calendar shows. Escrow protects the capital while the project is completed; it does not compensate buyers for a delay. Any delay terms are those written in the Sales and Purchase Agreement.

No. All off-plan payments toward the purchase price go into the DLD-registered escrow account 0205*****3614 at Emirates NBD Bank (P.J.S.C) (the full number is in the Escrow Details section of this page), as recorded in the Sales and Purchase Agreement. A request to pay a personal account, an agent, or a different company account, particularly one offering a discount for paying outside escrow, matches the usual pattern of payment-diversion fraud. The safe response to such a request is a check against the escrow account shown in Dubai REST and the escrow clause of the SPA, completed before any money moves.

RERA takes control of the escrow account if a project is cancelled, so the money held for Nad Al Sheba Gardens Phase 11 would stay under Dubai Land Department supervision instead of passing to the developer. Refunds to buyers are handled within that supervised process. Money paid to any other account sits outside this protection, which is why the registered account matters. How the DLD framework operates across Dubai is covered in the Dubai Land Department guide.

No. At booking, the 4% DLD registration fee goes straight to the Dubai Land Department, alongside the 20% down payment, and it never passes through the escrow account. Only payments toward the purchase price under the 80/20 plan go into escrow.

The Dubai REST app lists the project under Services, then Project Status, as project number 4255, Nad Al Sheba Gardens Phase 11. Its escrow panel shows the bank and the account number on record. A correct payment instruction matches that panel and the escrow details in the Sales and Purchase Agreement digit for digit.

An off-plan purchase at Nad Al Sheba Gardens Phase 11 is recorded in Oqood, the Dubai Land Department register for off-plan sales, once the Sales and Purchase Agreement and booking payment are in place. The title deed is typically issued after handover, expected in June 2029, once the final payment is settled under DLD procedures.

The escrow account protects payments toward the purchase price while the project is built. It does not compensate for delays, it does not hold the 4% DLD registration fee, which is paid to the Dubai Land Department, and it does not underwrite resale value or rental income. It also offers no protection for money sent to any account other than the registered escrow account.

Meraas is the developer behind BVLGARI Residences on Jumeirah Bay Island, where first handovers took place in February 2018, and Bluewaters Residences on Bluewaters Island, whose first phase was handed over in February 2019. Phases 2 to 10 of Nad Al Sheba Gardens appear as sold out on the Meraas masterplan, a sales status rather than a handover record. The register dates Phase 11 itself from 27 November 2025, with construction recorded as starting on 1 February 2026.