Nad Al Sheba villas: H&H’s Sunrise Valley — townhouses from AED 7.5m, architecture by Studio MK27

H&H Development is best known for boutique buildings — the Eden House line and its Four Seasons residences. In January 2026 it moved into a different format with Sunrise Valley, a large community of villas and townhouses in Nad Al Sheba. The district puts a house about 15 minutes from Downtown and DXB airport, and a home with a garden that close to the centre is getting rarer in Dubai.

What is being built

The masterplan covers about 10 million sq ft in Nad Al Sheba 1, along the Al Ain–Dubai road, next to Nad Al Sheba Gardens and Nad Al Sheba Palace, with around 1 500 homes in five clusters. The architecture is by Marcio Kogan’s Studio MK27 from Brazil: flat roofs, deep overhangs, timber and planting — a modernism built for heat, at low density.

Home type	From
3-bed townhouse (G+1, with maid’s room)	AED 7.5m
4-bed villa (corner, curve or standalone)	AED 13.2m
5–6-bed villas	on request

Plots range from 270 to more than 800 square metres. Completion is scheduled for Q4 2029, and under the sales terms half the price is paid during construction and half on handover.

What it means for a buyer

Entry price first. At AED 7.5m a townhouse here costs what a detached villa costs in communities further out. You are paying for distance to the centre and for the developer’s name, not for floor area. Compare with completed homes in the same district, such as Nad Al Sheba Gardens, where registered transaction prices are already visible.

Then timing. Keys are more than three years away, and 1 500 homes are not built in one phase — the community will be a construction site for years. Families buying to live should expect the first years to come with cranes.

Finally, the 50/50 plan. It lets you mortgage the second half at completion, but the bank will value the house at its 2029 market price, and if that valuation comes in below the purchase price the gap has to be paid in cash.

Who it suits

Sunrise Valley is an end-user product for families who want a garden, schools and a quick drive into town. For rental investors the maths is less obvious: at this entry price villa yields will be modest, and the case rests on land values close to the centre. For how prime villa communities have traded recently, see Dubai’s prime villa communities in H1 2026, and for the developer, our H&H profile.

What the district is like and why a villa near the centre is rare — read our Nad Al Sheba area profile.