Sharjah's First Master-Planned Townhouse Community — And Still Its Best Value
Before Aljada and Masaar existed, there was Nasma Residences. Arada's first project, launched in 2017, fully handed over by 2019, and now home to thousands of families who figured out something simple: you can own a 3-bed townhouse in a gated community for less than what a 2-bed apartment costs in JVC.
Nasma Residences sits in Al Tayy, Sharjah — about 15 minutes from the Dubai border on E311. It's not flashy. There's no lagoon, no golf course, no "lifestyle destination" tagline. What it does have is working infrastructure, established community life, parks that kids actually play in, and mortgage payments that don't make you question your life choices.
For families priced out of Dubai's villa communities, Nasma is the most practical answer nobody talks about.
What You're Looking At: Layout and Property Types
Nasma Residences is a pure residential community — no apartments, no mixed-use commercial. It's townhouses and villas, period. The community is divided into several clusters, each with its own park and play area.
Property types available:
- 2-bed townhouses: ~1,800 sq ft, compact but well-designed. These are the entry point.
- 3-bed townhouses: ~2,400 sq ft, most common unit type. Front garden, covered parking for 2 cars.
- 4-bed semi-detached villas: ~3,200 sq ft, corner plots, slightly more privacy.
- 5-bed signature villas: ~4,000 sq ft, standalone, premium plots with larger gardens.
Every unit has a private garden — even the 2-beds. In a region where "garden" usually means a 2x2 metre balcony with a pot plant, having actual outdoor space at this price point is genuinely unusual.
Purchase and Rental Prices
This is where Nasma makes its strongest argument.
Resale purchase prices:
- 2-bed townhouse: AED 950,000-1,200,000
- 3-bed townhouse: AED 1,200,000-1,600,000
- 4-bed semi-detached: AED 1,600,000-2,100,000
- 5-bed villa: AED 2,100,000-2,800,000
For context, a 3-bed townhouse in Dubai's Town Square costs AED 1,800,000+. In Arabian Ranches, you're looking at AED 3,000,000+. Nasma gives you comparable square footage, better build quality than Town Square, and actual community life — at 30-50% less.
Rental rates:
- 2-bed townhouse: AED 45,000-55,000/year
- 3-bed townhouse: AED 55,000-72,000/year
- 4-bed villa: AED 72,000-90,000/year
- 5-bed villa: AED 90,000-120,000/year
A 3-bed townhouse with garden and parking for AED 60,000/year. In a gated community with parks, jogging paths, and 24/7 security. That's less than many 1-bed apartments in Dubai Marina. The math speaks for itself.
Moving Into Nasma: Logistics and Utilities
Because Nasma is an established community (not a construction site), the moving experience is straightforward. No construction trucks blocking roads, no missing signage, no "your building isn't on Google Maps yet" problems.
SEWA connection
Sharjah uses SEWA (Sharjah Electricity and Water Authority), not DEWA. If you're coming from Dubai, you'll need to:
- Cancel your DEWA connection (refundable deposit: AED 2,000 for apartments)
- Apply for a new SEWA connection — deposit is AED 2,000 for residential
- SEWA typically activates within 2-3 business days
Internet is through Etisalat (e&) in Sharjah. Du isn't available in most Sharjah communities including Nasma. If you have an existing du contract, you'll need to cancel or transfer.
Sharjah municipality registration
Unlike Dubai's Ejari, Sharjah doesn't have a centralized tenancy registration portal. But you'll need to register your lease with Sharjah Municipality for official purposes. Your landlord or property management company typically handles this.
Community access and move permits
Nasma has security gates, so you'll need to arrange access for your moving truck. Contact Nasma community management at least 48 hours before your move date with your vehicle details and estimated time. Moves are typically allowed Saturday-Thursday, 8 AM to 8 PM. Friday moves require special approval.
The Dubai Commute Reality
Let's be honest about this, because it's the single biggest factor in whether Nasma works for you.
Commute times from Nasma Residences to common Dubai workplaces:
- To Business Bay/Downtown: 30-40 minutes (non-peak), 50-70 minutes (7:30-9:00 AM peak)
- To DIFC: 35-45 minutes (non-peak), 55-75 minutes (peak)
- To Marina/JBR: 45-55 minutes (non-peak), 70-90 minutes (peak)
- To Sharjah centre: 15-20 minutes
- To Dubai Airport (DXB): 25-35 minutes
- To Deira/Bur Dubai: 20-30 minutes
The E311 route works reasonably well outside peak hours. But the morning commute into Dubai is painful — there's no way around it. The Sharjah-Dubai border crossing on E311 adds 15-25 minutes on a bad day.
Nasma works best if you work in Sharjah, work remotely, or commute to eastern Dubai (Deira, DXB, Academic City, DSO). If your office is in Media City or DIFC, you'll spend 2-3 hours daily in your car. That's the trade-off for 50% cheaper rent.
Family Life and Amenities
This is where Nasma actually outperforms many newer communities. Because it's been occupied for 5+ years, the community life is real — not aspirational.
Parks and recreation: Multiple landscaped parks with jogging/cycling paths totalling about 3 km. Three children's play areas, outdoor gym equipment, basketball court. The parks are maintained and actually used — you'll see families walking every evening after 5 PM.
Schools: No school within the community itself, but University City is 10 minutes away with multiple options. The American University of Sharjah is there, along with several K-12 schools. For nurseries, there are options in the Al Tayy commercial area, a 5-minute drive.
Shopping: A small commercial strip within Nasma covers the basics — grocery, pharmacy, laundry, salon. For serious shopping, Sahara Centre is 15 minutes away, and the Sharjah Mall cluster is about 20 minutes.
Healthcare: No clinic within the community. Nearest hospitals are University Hospital Sharjah (15 min) and Al Zahra Hospital (20 min).
Nasma vs Aljada vs Masaar: Which Arada Community?
Arada has three communities in Sharjah now. Here's how they compare:
| Feature | Nasma Residences | Aljada | Masaar |
|---|---|---|---|
| Status | Fully built, occupied since 2019 | Partially occupied, phases ongoing | Early handovers beginning |
| Property types | Townhouses, villas only | Apartments, townhouses, villas | Villas only |
| 3-bed purchase | AED 1.2-1.6M | AED 1.5-2.0M | AED 2.0-2.8M |
| 3-bed rent | AED 55-72K | AED 65-85K | AED 85-110K |
| Concept | Traditional suburban | Mixed-use urban | Forest/nature themed |
| Community life | Established (5+ years) | Developing | Brand new |
Aljada is the more urban option with apartments and mixed-use retail — good for young professionals. Masaar is the premium villa play with a nature focus — comparable to Tilal Al Ghaf or The Acres in concept but in Sharjah.
Nasma is the proven, no-surprises, value-for-money option. You know exactly what you're getting because it's been lived in for years.
Moving From Dubai to Nasma: The Cross-Emirate Process
If you're making the Dubai-to-Sharjah move, there are a few administrative steps beyond the usual:
- Cancel your Ejari registration in Dubai (required before you can get your security deposit back)
- Cancel DEWA and apply for SEWA (different authority, different deposit)
- Update your Emirates ID address — technically required, practically important for school enrollment
- Switch internet provider if you're on du (Sharjah is Etisalat territory)
- Update your car registration if your vehicle is registered in Dubai (optional but some insurance policies require it)
For the actual move, an inter-emirate move from Dubai to Nasma typically costs AED 3,000-5,500 for a 2-3 bed apartment/villa. The distance isn't far — it's the coordination between two sets of building management and two utility systems that adds complexity.
SAMA Movers handles Sharjah moves daily, including community permit coordination with Nasma management. Get a quote and we'll walk you through the timeline.
Frequently Asked Questions
How much is rent at Nasma Residences Sharjah?
Rent at Nasma Residences starts at AED 45,000-55,000/year for 2-bed townhouses and ranges up to AED 90,000-120,000 for 5-bed villas. A 3-bed townhouse — the most common unit — rents for approximately AED 55,000-72,000/year. That's roughly 40-50% cheaper than comparable properties in Dubai communities like JVC or Town Square.
How long is the commute from Nasma Residences to Dubai?
The commute from Nasma to central Dubai (Business Bay/Downtown) takes 30-40 minutes outside peak hours and 50-70 minutes during morning rush via E311. To Deira and Dubai Airport, it's faster at 20-35 minutes. The Sharjah-Dubai border crossing adds variable time during peak periods. Nasma works best for people working in Sharjah, eastern Dubai, or remotely.
Is Nasma Residences a gated community?
Yes, Nasma Residences is a gated community with 24/7 security at the entrance gates. Visitors need to be registered in advance or cleared by residents. Moving trucks require prior approval from community management — apply at least 48 hours before your move date with vehicle details and your tenancy contract or title deed.
