Masaar 2 sold out in three hours. Masaar 3 Phase 1 disappeared from the market within hours of launch. Moreover, every phase released since has followed exactly the same pattern — rapid demand, rapid sell-out.
As a result, the question is no longer “is Masaar 3 worth buying?” — because the market has already answered that loudly. Instead, the real question is whether it suits your goals, at the prices on offer today, and whether the investment case is as solid as the headlines claim.
At Sherwoods Property, we have been guiding UAE buyers since 1988. Rather than selling hype, we focus on outcomes. Below, you will find our honest, data-driven review of Masaar 3 by Arada — covering what the project is, what it costs, who it works for, and whether you should act now.
What Is Masaar 3 by Arada?
Masaar 3 is the third and largest chapter of Arada’s award-winning Masaar forest community, located in Sharjah’s Al Rowdat and Siyouh district. In total, it is a master-planned development of 4,000 villas and townhouses spread across eight gated neighbourhoods on a 21 million square foot site, with a total project value of AED 12.5 billion.
To understand why this matters, consider the track record. The first two Masaar communities together delivered 5,000 homes and a combined value of AED 16 billion and both are entirely sold out. Furthermore, over 1,500 homes have already been handed over in Masaar 1, with the rest completing by end of 2026. That kind of delivery history is extremely reassuring for anyone considering an off-plan purchase.
Phase 1, named Dana, launched in September 2025 and sold out in hours. Since then, Phase 5 (Layan) has launched in April 2026, confirming that momentum is very much ongoing.
“Masaar has become one of the UAE’s most distinctive residential success stories. With every new community, we are reinforcing our commitment to wellness-led design, premium facilities and delivering homes that put families and nature first.”
— HRH Prince Khaled bin Alwaleed, Executive Vice Chairman, Arada
Masaar 3 Location: Why Sharjah’s Al Rowdat District Matters
Location is where this project earns its strongest marks, and for good reason. Masaar 3 sits in the Al Rowdat and Siyouh suburb of Sharjah, placed between the existing Masaar 2 community and an established school district. Crucially, that planning decision means residents benefit from working infrastructure right from day one — not years after moving in.
Here is a quick look at key travel times from the front door:
- Nasma Central Park & Tilal Mall — 2 minutes
- Masaar 1 (existing live community) — 12 minutes
- Sharjah International Airport — 15 minutes
- University City and Aljada — 15 minutes
- Dubai International Airport — 20–30 minutes
- Downtown Dubai and Sheikh Zayed Road — 30–35 minutes
Importantly, the connectivity story is about to improve further. A AED 750 million upgrade to Emirates Road (E611) — the main artery linking Sharjah and Dubai is expected to cut travel time between the two emirates by up to 45%. For professionals who commute to Dubai but want more living space at lower cost, this infrastructure spend is a direct demand driver for Masaar 3.
In addition, Sharjah sits within the UAE’s only tri-emirate corridor, meaning Ajman is accessible in roughly 20 minutes as well. As a result, the community draws potential tenants and buyers from three different emirates — which directly supports long-term rental demand.
Masaar 3 Prices: What Does It Actually Cost?
Below is the current price breakdown from Phase 1 (Dana) — the most useful reference point for buyers reviewing the active phases now available:
Townhouse Prices
| Type | Built-Up Area | Starting Price |
|---|---|---|
| 2BR Middle Townhouse | 1,959 sq ft | From AED 1.88M |
| 3BR Middle Townhouse — Type 1 | 2,116–2,129 sq ft | From AED 2.35M |
| 3BR Middle Townhouse — Type 2 | 2,289–2,342 sq ft | From AED 2.39M |
| 3BR Corner Townhouse | 2,116–2,342 sq ft | From AED 2.49M |
| 4BR Middle Townhouse | 2,900–3,139 sq ft | From AED 3.10M |
| 4BR Corner Townhouse | 2,900–3,139 sq ft | From AED 3.43M |
Villa Prices
| Type | Built-Up Area | Starting Price |
|---|---|---|
| 4BR Villa — Type 1 | 3,765 sq ft | From AED 4.26M |
| 4BR Villa — Type 2 | 3,765–4,200 sq ft | From AED 4.50M |
| 5BR Villa — Type 1 | 5,500–6,000 sq ft | From AED 6.20M |
| 5BR Villa — Type 2 | 6,000–6,735 sq ft | From AED 7.59M |
How does this compare to Dubai? Entry pricing at Masaar 3 is roughly 20–30% below what you would pay for a similar community villa or townhouse in Dubai. For example, a 4-bedroom villa in Dubai Hills Estate or Arabian Ranches currently starts at AED 7M–10M or more. The same floor space in Masaar 3, with a comparable green-community setting, begins at AED 4.26M. That price gap is the core of the investment case here.
Masaar 3 Payment Plan: How Does It Work?
Arada offers a 40/60 payment plan across Phase 1 units, structured as follows:
- 5% — Booking deposit (EOI)
- 35% — Paid during construction in staged amounts
- 60% — Due on handover, expected Q4 2028
Compared to many Dubai off-plan projects, this structure is considerably more buyer-friendly. Because 60% is deferred to handover, your capital outlay stays low during the build period — which is especially useful for investors managing more than one property at a time.
Golden Visa eligibility is another benefit worth noting here. Any unit priced at AED 2M or above qualifies for the UAE’s 10-year Golden Visa. In practice, that means every 3-bedroom, 4-bedroom, and 5-bedroom home in Masaar 3 crosses the threshold automatically. For buyers where UAE residency is part of the plan — whether from Europe, South Asia, or elsewhere in the GCC the property therefore serves two purposes at once.
Masaar 3 Amenities: What Are You Getting for Your Money?
The amenities package is where Masaar 3 most clearly separates itself from a standard Sharjah residential project. Rather than a basic gym and pool, the entire master plan is built around a central green spine of 100,000+ trees that connects all eight gated clusters to a shared community hub.
Community Facilities in Phase 1 (Dana)
- Central lagoon pool with a landscaped waterfall — the centrepiece of the community
- Swimmable forest lagoon for residents
- Community gym and café at the amenity hub
- 8 kilometres of dedicated cycling tracks through forested paths
- Jogging routes and shaded walking trails
- Wellness zones and a Zen garden
- Football, basketball, tennis, and padel courts
- Children’s play areas and splash zones
- Retail outlets and a food truck zone
- A large school and nursery within the wider masterplan
- Smart-home systems fitted as standard in every unit
Beyond the shared facilities, each home comes with private covered parking, a private garden, open-plan living areas, floor-to-ceiling windows, and premium appliances included. The 5-bedroom villas also feature private swimming pools. In short, this is a full lifestyle community — not simply a housing project.
The Investment Case: ROI, Capital Growth and Who Should Buy
Rental Yield
According to Savills (2025), Sharjah villa rental yields average between 5% and 6% gross annually. However, off-plan master communities like Masaar once fully occupied — are projected to reach 6–8% gross rental yield, which compares very favourably against Dubai prime villa yields of 3.8–4.8%. Put simply, you get more rental income per dirham invested, at a lower entry cost.
Capital Appreciation
Sharjah’s property market recorded a 58% surge in transactions in the first nine months of 2025, reaching AED 44.3 billion the emirate’s strongest year on record, according to Savills. Foreign investment jumped by 62% following the 2022 freehold reform that opened the market to all nationalities. Given that Masaar 3’s entry pricing sits 20–30% below comparable Dubai projects, analysts currently project 15–20% capital appreciation within three years, driven by the Emirates Road upgrade, supply constraints, and growing cross-emirate demand.
The Sell-Out Track Record Is the Clearest Proof of Demand
Rather than relying on market forecasts alone, look at what has actually happened. Masaar 1 sold out completely. Masaar 2 sold out in three hours — one of the fastest-selling projects in UAE history. Phase 1 of Masaar 3 sold out within hours of launch, followed by Phases 2, 3, and 4 in rapid succession. This is genuine end-user demand for a product that the market does not have enough of: spacious, green, quality family homes at Sharjah prices with easy Dubai access.
Who Should Buy Masaar 3?
Based on our experience advising buyers since 1988, Masaar 3 is well suited for the following groups:
- Families priced out of comparable Dubai communities — the space-per-dirham ratio here is outstanding
- Dubai professionals wanting to upgrade their home — commute times are similar to many outer Dubai areas, at 20–30% lower cost
- Investors seeking yield combined with capital growth — 6–8% projected yield, proven developer, sold-out track record
- Golden Visa applicants — every 3BR+ unit qualifies at the AED 2M+ threshold
- Expats and international buyers seeking freehold ownership — Sharjah’s 2022 freehold reform makes this fully open to all nationalities
- End-users wanting an established community from 2027 — Masaar 1 and 2 are already live, so the wider neighbourhood is real and functioning
Who Should NOT Buy Masaar 3?
- Buyers who need immediate rental income — this is an off-plan project with handover in 2027–2028
- Investors who require a short exit window of under three years
- Anyone who prioritises resale liquidity, since Sharjah’s secondary market is less active than Dubai’s
Masaar 3 vs. Comparable Dubai Projects: An Honest Side-by-Side
| Factor | Masaar 3 — Sharjah | Emaar South / The Valley — Dubai |
|---|---|---|
| Entry price (4BR) | From AED 4.26M | AED 7M–10M+ |
| Amenities quality | Forest, lagoon, full sports courts | Golf, parks, pools — comparable |
| Green space | 100,000+ trees across 21M sq ft | Good, but smaller green corridor |
| Developer track record | Arada — 5,000 units sold, 1,500+ delivered | Emaar — market leader in UAE |
| Payment plan | 40/60, with only 5% on booking | Varies — often 20/80 or higher upfront |
| Handover date | 2027–2028 | 2026–2028 depending on project |
| Rental yield (projected) | 6–8% gross | 4–6% gross |
| Freehold for expats | Yes — since 2022 | Yes — long established |
| Golden Visa eligibility | Yes — all AED 2M+ units | Yes — all AED 2M+ units |
| Dubai commute time | 20–35 min, improving with E611 upgrade | 15–40 min depending on location |
Overall verdict on the comparison: Masaar 3 wins clearly on price per square foot and projected rental yield. Dubai, however, retains the advantage on resale liquidity and international brand recognition. For end-users and income-focused investors with a 3–5 year view, Masaar 3 is the stronger value offer. For buyers who prioritise the ability to sell quickly on the secondary market, Dubai still holds the edge.
Arada as a Developer: Should You Trust the Builder?
Developer credibility is arguably the most important factor in any off-plan purchase, and Arada’s track record on Masaar is unusually strong. Here is what the data shows:
- Masaar 1 and Masaar 2 are both 100% sold out — 5,000 homes combined
- More than 1,500 homes have already been handed over in Masaar 1, with the remainder completing in 2026
- In 2025, Arada achieved AED 17 billion in total sales, beating its own AED 15 billion target by over 15%
- Arada’s total pipeline now exceeds AED 130 billion across 55,000 units in the UAE, UK, and Australia
- HH Sheikh Dr. Sultan bin Muhammad Al Qasimi, Ruler of Sharjah, personally visited the Masaar community in September 2024 — a public endorsement that underlines the project’s standing
- Construction contracts for Masaar 3 Phases 1–6 are being awarded in April 2026, confirming the build is fully active
In terms of off-plan confidence, Arada’s delivery record on Masaar is among the strongest of any developer currently active in Sharjah.
Masaar 3 Timeline: Construction and Handover Schedule
- September 2025: Phase 1 (Dana) and Phase 2 (Lareen) launched — both sold out within hours
- Early 2026: Construction begins across the site
- April 2026: Phase 5 (Layan) launches; construction contracts for Phases 1–6 awarded
- 2027: First homes completed and handed over
- Q4 2028: Full handover of Phase 1 (Dana)
- Through 2029+: Remaining phases complete across the eight-neighbourhood master plan
The Sherwoods Verdict: Should You Buy in Masaar 3?
Yes — provided you go in with the right expectations.
Overall, Masaar 3 stands out as one of the most compelling off-plan opportunities in the UAE at the moment. Moreover, the sell-out momentum across every phase since launch confirms that serious buyers are already reaching the same conclusion. The combination of Arada’s delivery track record, Sharjah’s rapidly improving infrastructure, pricing that is 20–30% below equivalent Dubai communities, and a genuinely differentiated forest-living concept is very hard to find at this price point anywhere in the Gulf.
That said, the caveats are worth being clear about. Handover is 2027–2028, the Sharjah secondary market is less liquid than Dubai’s, and rental income will not start until completion. If immediate income is your priority, a ready property in Dubai is a better fit. If, however, you have a 3–5 year investment horizon and want forest-community living at meaningfully lower cost than Dubai, then Masaar 3 is a strong buy.
One final point to keep in mind: each new phase of Masaar 3 has launched at a higher price than the one before. Waiting for the next phase means paying more for the same address, while those who moved earlier continue to benefit from lower entry pricing and stronger capital gain on paper. The time to act is while units in the active phase are still available — not after the next sell-out.
Sherwoods Property is currently advising clients on available units across the active Masaar 3 phases. With 38+ years in the UAE market, we will give you a straight view on which units offer the best exit flexibility, which clusters carry the strongest rental demand, and whether Masaar 3 genuinely fits your financial plan. There is no obligation to proceed.
📲 Contact Sherwoods Property now for a private, no-obligation consultation on Masaar 3.
📞 +971 4 326 3386 | ✉️ info@sherwoodsproperty.com
Frequently Asked Questions About Masaar 3 by Arada
What is the starting price for Masaar 3 in Sharjah?
Masaar 3 prices start from AED 1.88 million for a 2-bedroom townhouse (1,959 sq ft). In addition, 3-bedroom townhouses begin at AED 2.35 million, while 4-bedroom villas start from AED 4.26 million. Five-bedroom villas range up to AED 7.59 million. It is worth noting that prices have been revised upward with each new phase launch, so earlier buyers have consistently secured the best entry prices.
Is Masaar 3 freehold for expats and foreign nationals?
Yes, it is fully freehold for all nationalities. Following Sharjah’s landmark freehold reform in 2022, international buyers can now purchase property in designated zones including Masaar 3. This change has been a major driver of the 62% jump in foreign investment in Sharjah recorded in 2025.
What is the payment plan for Masaar 3?
Phase 1 of Masaar 3 uses a 40/60 payment plan: 5% is paid on booking (EOI), 35% is spread across the construction period in stages, and the remaining 60% is due on handover in Q4 2028. Compared to most Dubai off-plan projects, this structure places less financial pressure on buyers during the build phase.
When will Masaar 3 be completed and handed over?
Construction started in early 2026. The first homes across Masaar 3 are scheduled for completion in 2027, while Phase 1 (Dana) is expected to hand over fully by Q4 2028. The remaining phases will be delivered progressively through 2029 and beyond.
Does buying in Masaar 3 qualify for the UAE Golden Visa?
Yes. Any property valued at AED 2 million or above makes the buyer eligible for the UAE’s 10-year Golden Visa. This covers every 3-bedroom, 4-bedroom, and 5-bedroom home in Masaar 3. However, the 2-bedroom townhouse starting at AED 1.88 million sits just below the AED 2M qualifying threshold.
How far is Masaar 3 from Dubai?
Currently, Masaar 3 is around 20–30 minutes from Dubai International Airport and approximately 30–35 minutes from Downtown Dubai via Emirates Road (E611). Notably, a AED 750 million road upgrade is underway on this route, which is expected to cut cross-emirate travel time by up to 45% once complete.
Is Masaar 3 a good investment?
For buyers with a 3–5 year investment horizon, the case is genuinely strong. Entry prices are 20–30% below comparable Dubai communities, projected gross rental yields run at 6–8%, Sharjah transaction volumes surged 58% in 2025, and Arada’s delivery record across the first two Masaar communities provides solid confidence. The main risk factors to weigh are the off-plan delivery timeline and the lower resale liquidity compared to Dubai’s secondary market.
Which phases of Masaar 3 are currently available to buy?
Phases 1 through 4 are sold out. Phase 5 (Layan) launched in April 2026 and is currently open for registration. Further phases will follow on a rolling basis. Because units sell extremely fast in each new release, we recommend contacting Sherwoods Property directly to check live availability.
How many trees and green spaces does Masaar 3 include?
Across the full 21 million square foot master plan, Masaar 3’s green spine features over 100,000 trees. Within Phase 1 (Dana) alone, residents have access to over 40,000 trees, forest walking paths, cycling tracks, a central lagoon with a waterfall feature, wellness areas, and a Zen garden.
What is the difference between Masaar 1, Masaar 2, and Masaar 3?
All three communities share Arada’s forest-living concept in Sharjah’s Al Tayy and Siyouh district. However, Masaar 3 is significantly larger than its predecessors — covering 21 million square feet, housing 4,000 homes across eight phases, and carrying a total value of AED 12.5 billion. In addition, floor plans in Masaar 3 are bigger, with the smallest 2-bedroom townhouse starting at 1,959 sq ft. Since both Masaar 1 and Masaar 2 are 100% sold out, Masaar 3 is the only active entry point into this community series.
