Nasma Residences

TL;DR: Nasma Residences is Arada's inaugural master-planned community in Al Tayy suburb, Sharjah, comprising 1,117 townhouses and villas across six phases within a 5-million-square-foot development valued at approximately AED 1.5 billion. Fully completed with final handovers in June 2022, the community offers 2-bedroom townhouses from 1,383 square feet, 3-bedroom townhouses up to 2,305 square feet, 4-bedroom semi-detached villas up to 3,474 square feet, and 5-bedroom Signature villas at 4,341 square feet. Current secondary market prices range from AED 940,000 for a 2-bedroom townhouse to AED 3.4 million for a 5-bedroom villa — representing over 100% appreciation from original 2017 launch prices starting at AED 899,000. The community features a 13-acre central park, a GEMS International School, zero service charges for life, and freehold ownership open to all nationalities.

Introduction

Nasma Residences holds a singular distinction in the UAE real estate landscape: it was the project that launched Arada, a joint venture between HH Sheikh Sultan bin Ahmed Al Qasimi (a senior member of the Sharjah royal family and Chairman of Basma Group) and HRH Prince Khaled bin Alwaleed bin Talal Al Saud (Chairman of KBW Investments, Saudi Arabia). When Phase 1 launched in March 2017 and sold out in less than one month — making it the fastest-selling residential project in Sharjah's history — it validated both the developer's vision and the market's appetite for well-designed, affordable family housing in the emirate.

The community's full completion in June 2022, with the handover of its sixth and final phase of 124 units, marked a significant milestone: Arada's first fully delivered project, demonstrating execution capability that has since underpinned the developer's expansion into the AED 60 billion+ Aljada megaproject, the Masaar nature community, and international operations in Saudi Arabia and Australia.

What distinguishes Nasma Residences from comparable suburban communities is its combination of three rarely unified features: zero service charges for life, freehold ownership for all nationalities (following Sharjah's landmark 2022 law change), and a fully self-contained ecosystem with an on-site school, medical clinic, retail hub, and 13-acre park. For investors, the community has delivered over 100% capital appreciation from original launch prices, while for end-users, it provides a genuine lifestyle proposition that eliminates the need to leave the community for daily essentials.

Location & Connectivity

Nasma Residences occupies a strategic position in Al Tayy suburb, Sharjah, at the intersection of Emirates Road (E611) and Maliha Road — two of the most important arterial highways in the northern emirates. This location places the community at the Sharjah-Dubai border, offering residents efficient access to both emirates:

• Emirates Road (E611) provides direct access to Dubai, placing Downtown Dubai approximately 30 minutes away and Dubai International Airport (DXB) approximately 30 minutes by car
• Sharjah Mosque — the emirate's largest mosque with capacity for 25,000 worshippers — is just 2 kilometres away
• Sharjah International Airport is approximately 15-20 minutes by car
• University of Sharjah / Sharjah University City is approximately 10-16 minutes' drive
• Tilal City and Tilal Mall are adjacent to the community, providing additional retail and leisure options
• Sharjah Convention Centre is nearby, hosting exhibitions and events throughout the year
• Sharjah Cricket Stadium is approximately 22 minutes' drive

Dubai Connectivity: The community's position near the Sharjah-Dubai border, combined with direct Emirates Road access, makes it one of the most Dubai-accessible communities in Sharjah. Key Dubai destinations include:

• Dubai Silicon Oasis: approximately 15-20 minutes
• Dubai International Airport: approximately 30 minutes
• Downtown Dubai and Burj Khalifa: approximately 30-35 minutes
• Dubai Marina: approximately 45 minutes

Bus connections link the area to Dubai Metro stations at Al Qusais, Etisalat, Rashidiya, and Al Nahda, providing public transport alternatives for daily commuters.

Architecture & Design

Nasma Residences' architectural identity blends contemporary Middle Eastern design with practical family living requirements. The low-rise, G+1 and G+2 structures create a human-scale streetscape that prioritises privacy, natural light, and outdoor living — a deliberate contrast to the high-rise apartment blocks that dominate much of the UAE's residential supply.

Unit Type Overview:

| Unit Type | Configuration | Built-Up Area (sq ft) | Key Features | |-----------|--------------|----------------------|---------------| | Bareem Classic | 2BR Townhouse | 1,383 | Maid's room, private garden, 2 parking | | Bareem Classic Corner | 2BR Townhouse | 1,404 | Corner plot, enhanced privacy | | Bareem Deluxe | 2BR Townhouse | 1,492 | Premium finishes, larger garden | | Standard | 2BR Townhouse | 1,503 | Maid's room, private garden | | Classic | 3BR Townhouse | 1,969 | Maid's room, balcony, 2 parking | | Premier | 3BR Townhouse | 2,305 | Enhanced specification, larger layout | | Premier Semi-Detached | 4BR Villa | 2,625 | Maid's room, private garden | | Deluxe Semi-Detached | 4BR Villa | 3,087 | Premium finishes, larger plot | | Sama Majlis | 4BR Villa | 3,113 | Open-air rooftop majlis, unique design | | Signature | 4BR Villa | 3,474 | Standalone, driver's room, walk-in closets | | Signature | 5BR Villa | 4,341 | Standalone, driver's room, majlis, terrace |

Standard Inclusions Across All Units:

• Maid's room with en-suite bathroom
• Private landscaped garden
• Two covered parking spaces
• Central air conditioning
• Built-in kitchen appliances
• Tall ceilings enhancing spatial volume
• Built-in wardrobes in all bedrooms

Sama Majlis Villa — A Market First: The Sama Majlis is a particularly distinctive offering — a 4-bedroom independent villa featuring an open-air majlis on an upstairs terrace. This configuration was described as a first for the Sharjah market at its launch, combining the traditional Emirati concept of a dedicated hospitality space with contemporary rooftop design.

Amenities & Lifestyle

Nasma Residences delivers a self-contained community ecosystem that addresses daily living needs without requiring residents to leave the development:

Nasma Central Park (13 Acres): The community's centrepiece is a 13-acre (approximately 450,000 square foot) landscaped park featuring:

• Five-a-side football pitch
• Basketball court and tennis court
• Outdoor gymnasium equipment
• Dedicated cycling and jogging tracks
• Large children's play areas with age-appropriate equipment
• A man-made hill rising 15 metres, with a rotating path to its summit
• The Sheikh Ahmed Pavilion at the hill's summit — dedicated by Arada Chairman HH Sheikh Sultan bin Ahmed Al Qasimi to the memory of the late Sheikh Ahmed bin Sultan Al Qasimi, former Deputy Ruler of Sharjah. The minimalist architectural structure filters sunlight to create an immersive space of light and shadow, offering panoramic views over Nasma Residences and the nearby Sharjah Mosque

Nasma Central — Community Hub (55,000 sq ft):

• Spinneys supermarket (10,170 sq ft) — focused on fresh produce with a selection tailored for Emirati clientele
• Starbucks (1,185 sq ft) with drive-through facility
• Bath & Body Works outlet
• Health First pharmacy
• Vanilla Rose Café
• Origins Koffee Lab and Kitchen
• Doc Barnet barber shop
• Techno Dry Clean and Emco Express laundry services
• Melty confectionery store

Wellfit Sports Club:

• Separate men's and women's gyms
• Personal training facilities
• Group studio classes
• Swimming pool

Education:

• GEMS International School — on-site, operational, serving the community's school-age children
• British Orchard Nursery and Bright Education pre-school — on-site early education options

Healthcare:

• Full-service medical clinic within Nasma Central
• Health First pharmacy on-site

Community Services:

• Community mosque
• 24/7 security with professional on-site monitoring
• Maintenance services

Pricing & Payment

Current Secondary Market Prices (2024-2025):

| Unit Type | Sale Price Range (AED) | Annual Rent (AED) | Est. Gross Yield | |-----------|----------------------|-------------------|------------------| | 2BR Townhouse | 940,000 - 1,100,000 | 50,000 - 65,000 | ~5.5-6.5% | | 3BR Townhouse | 1,200,000 - 2,050,000 | 62,000 - 110,000 | ~5.5-7.0% | | 4BR Villa | 2,250,000 - 2,750,000 | 95,000 - 120,000 | ~4.2-4.8% | | 5BR Signature Villa | 2,199,000 - 4,477,000 | 110,000 - 130,000 | ~3.5-5.0% |

(Source: PropertyFinder, Bayut active listings, 2024-2025 market data)

Capital Appreciation from Launch: Original 2017 launch prices started from AED 899,000-995,000. Current secondary market prices of AED 940,000-4,477,000 represent appreciation of over 100% for early investors in most unit types — one of the strongest returns in the Sharjah residential market over this period.

Service Charges: Zero for Life Nasma Residences carries zero service charges for life — a confirmed Arada policy that eliminates one of the most significant ongoing costs of property ownership in the UAE. For context, comparable Dubai villa communities typically charge AED 3-6 per square foot annually, meaning a 2,000 sq ft villa would save approximately AED 6,000-12,000 per year in perpetuity. Over a 10-year ownership period, this represents AED 60,000-120,000 in cumulative savings — a material financial advantage that directly enhances net rental yields and total cost of ownership.

Developer Profile

Arada was founded in 2017 as a joint venture between two of the Gulf's most prominent business leaders:

• HH Sheikh Sultan bin Ahmed Al Qasimi — Senior member of the Sharjah ruling family and Chairman of Basma Group, one of Sharjah's most established business conglomerates
• HRH Prince Khaled bin Alwaleed bin Talal Al Saud — Saudi royal and Chairman of KBW Investments, with a portfolio spanning technology, hospitality, and real estate

Arada Portfolio (AED 60 billion+ total project value):

1. Nasma Residences (Al Tayy, Sharjah): 1,117 homes, 5 million sq ft, fully delivered June 2022. GDV: AED 1.5 billion
2. Aljada (Muwaileh, Sharjah): 24 million sq ft mixed-use megaproject with 25,000 planned homes (7,500+ completed), SABIS school, Raffles World Academy, entertainment complex designed by Zaha Hadid Architects, Vida/Rove/Address hotels by Emaar Hospitality
3. Masaar (Suyoh, Sharjah): 19 million sq ft nature community with 3,000 villas across seven gated districts, anchored by a 50,000-tree green spine. Masaar 2 and Masaar 3 subsequently launched

Arada's trajectory from a single 1,117-home community to an AED 60 billion+ portfolio in under eight years demonstrates both execution capability and market confidence. The developer has expanded internationally with offices in Riyadh and operations in Australia, positioning itself as one of the Gulf's fastest-growing developers.

Investment Potential

Nasma Residences presents a compelling investment case built on structural advantages:

• Zero Service Charges: The lifetime elimination of service charges directly enhances net yields by 1-2 percentage points compared to comparable communities — a permanent financial advantage that compounds over time
• 100%+ Capital Appreciation: Early buyers have seen their investments more than double from 2017 launch prices, with continued upside driven by Sharjah's growing appeal as a more affordable alternative to Dubai
• Freehold for All Nationalities: Following Sharjah's landmark 2022 legislation, Nasma Residences offers full freehold ownership to buyers of all nationalities — eliminating the previous restriction that limited ownership to Arab nationals and expanded the buyer pool to the full spectrum of UAE residents and international investors
• Self-Contained Community: The combination of GEMS school, medical clinic, Spinneys supermarket, sports facilities, and 13-acre park creates a community that attracts long-term family residents — the tenant demographic most valued for rental stability and low vacancy
• Sharjah Value Proposition: Sharjah's residential market offers 40-60% lower entry prices than comparable Dubai communities, while Emirates Road connectivity enables 20-30 minute commutes to Dubai employment centres. This price arbitrage attracts a growing cohort of Dubai-employed residents seeking more space and value
• Rental Demand: Strong occupancy driven by proximity to Sharjah University City, Tilal City, and the Sharjah-Dubai commuter corridor
• Developer Credibility: Arada's royal backing, proven delivery track record, and AED 60 billion pipeline provide institutional confidence in the long-term management and enhancement of the Nasma Residences community