Nest

TL;DR: Nest by Arada is a pioneering AED 700 million premium student accommodation complex within Aljada — Sharjah's largest-ever development at 24 million square feet — comprising 12 purpose-built mid-rise buildings housing 2,473 fully furnished units with approximately 2,600 bed spaces. Completed in January 2023 and situated minutes from University City Sharjah (the world's largest integrated university city with 28 institutions and 30,000+ students), Nest represents a Gulf-first: the region's first direct student accommodation investment offering, providing investors guaranteed returns of 8% annually over 10-year contracts with entry prices from just AED 285,000. Developed by Arada — co-founded by HH Sheikh Sultan bin Ahmed Al Qasimi and HRH Prince Khaled bin Alwaleed bin Talal Al Saud — and professionally managed under the Nest Campus brand, this development addresses a critical undersupply in purpose-built student housing across the Middle East.

Developer Profile: Arada

Arada was founded in December 2016 and launched its first project in March 2017, established through a partnership between two distinguished principals: HH Sheikh Sultan bin Ahmed Al Qasimi, Chairman and a senior member of the Sharjah royal family who also chairs the Basma Group, and HRH Prince Khaled bin Alwaleed bin Talal Al Saud, Executive Vice Chairman and Chairman of KBW Investments. Under the leadership of founding Group CEO Ahmed Alkhoshaibi, who has assembled a team of 1,500 real estate professionals, Arada has rapidly grown into one of the UAE's most prolific developers.

The company's portfolio now exceeds AED 60 billion in project value, with sales performance demonstrating extraordinary growth: AED 2.41 billion in 2021 (38% year-on-year rise), AED 7.02 billion in 2023 (100% year-on-year increase), and AED 11.3 billion in the first nine months of 2025 alone. Arada maintains a delivery satisfaction rating averaging 4.7 out of 5 and achieves 96% on-time delivery for post-2022 launches.

Key Arada Projects:

• Nasma Residences (Al Tay, Sharjah): Launched March 2017, all six phases completed and handed over, fully sold out
• Aljada (Muwaileh, Sharjah): 24 million square foot mega-community valued at AED 24 billion — Sharjah's largest development
• Masaar (Al Suyoh, Sharjah): AED 8 billion forested community spanning 19 million square feet with approximately 4,000 villas and townhouses, with first phases selling out in 3 hours
• Jouri Hills (Jumeirah Golf Estates, Dubai): Arada's first Dubai project with an AED 700 million construction contract

The Aljada Masterplan

Aljada occupies 24 million square feet (approximately 2.2 square kilometres) in the Muwaileh district of Sharjah, making it the emirate's largest-ever development project. Officially launched in September 2017 by HH Sheikh Dr Sultan bin Muhammad Al Qasimi, Supreme Council Member and Ruler of Sharjah, the AED 24 billion masterplan is conceived as a "city-within-a-city" — a fully integrated, walkable community combining residential, commercial, entertainment, retail, hospitality, healthcare, educational, sporting, and cultural components across more than 25,000 planned homes.

The centerpiece of Aljada is the Central Hub designed by Zaha Hadid Architects, spanning 1.9 million square feet (larger than London's Green Park). The design concept is inspired by the moment a water droplet strikes earth, with elliptical buildings that channel prevailing winds for natural cooling and smart solar power for all lighting requirements.

Madar — Family Entertainment District: Also designed by Zaha Hadid Architects, Madar features a 600,000 square foot landscaped park and the Aljada Discovery Centre. The AED 2.18 billion Madar Mall — under construction by UNEC — will deliver 3.9 million square feet of built-up area including 1.1 million square feet of retail across over 400 shops, 80+ dining outlets, an 11-screen cinema, ice rink, flagship gym, central observation tower with rooftop restaurant, extreme sports centre, and edutainment complex.

Aljada Sub-Communities: The masterplan encompasses diverse residential offerings including Sarab (villas and townhouses), Sokoon and Nesba (apartments), Misk (luxury apartments with smart home technology), East Village, Areej, Safa (active living community), ANBER (townhouses), and Rove Home Aljada (branded residences).

Nest: Project Specifications

Nest occupies a 380,000-square-foot plot within Aljada, comprising 12 five-storey apartment blocks designed by Woods Bagot — a globally recognized architecture practice. Construction was executed by Intermass Engineering and Contracting Company under an AED 367 million contract, a Sharjah-based contractor with over 40 years of experience.

The buildings are architecturally designed to provide shade and channel wind movement during summer months, with internal courtyards and meeting spaces that foster community while maintaining the privacy and security essential for student accommodation. Separate enclosures for male and female students ensure complete privacy compliance with regional cultural expectations.

Unit Configurations: | Unit Type | Size Range (sq ft) | Features | |-----------|-------------------|----------| | Studio/1-Bed | 314 – 352 | Private studio with bathroom, study desk | | 2-Bed | 387 – 545 | Shared apartment with private bedrooms | | 4-Bed | 948 – 1,426 | Shared apartment with common living area | | 5-Bed | Available | Shared dormitory configuration | | 8-Bed Dormitory | ~2,243 | Large shared dormitory with communal spaces |

All 2,473 units are delivered fully furnished with beds, wardrobes, study desks, and essential fittings. The accommodation operates on an all-inclusive pricing model covering rent, utilities, high-speed internet, and facility maintenance — simplifying the financial commitment for both students and investors.

University City Sharjah: The Demand Engine

Nest's investment thesis is fundamentally anchored in its proximity to University City Sharjah — located under 5 minutes by car and approximately 10 minutes on foot. Established in 1998, University City is recognized as the world's largest integrated university city, housing 28 institutions including 5 universities, 6 academies, 10 centres, 3 institutes, and 6 landmark facilities.

Major Institutions:

• University of Sharjah (UoS): The largest university in the UAE with approximately 14,000+ students, featuring medical and fine arts campuses
• American University of Sharjah (AUS): One of the region's most distinguished higher education institutions with approximately 6,000+ students
• Higher Colleges of Technology (HCT): Men's and women's campuses providing technical education
• Al Qasimia University: Programs in Islamic education, Arabic language, and communication
• Additional institutions: Skyline University College, Sharjah Police Academy, University Hospital of Sharjah, University Dental Hospital, Sharjah Library, Sharjah Institute of Science and Technology, Sharjah Centre for Space and Astronomy, Sharjah Research Academy, and Emirates Institute for Banking and Financial Studies

The combined student population exceeds 30,000 knowledge seekers, with the University of Sharjah and American University of Sharjah alone accounting for approximately 20,000 students. This massive, concentrated demand pool — refreshed annually through new enrollment cycles — creates the structural rental demand that underpins Nest's guaranteed return model.

Amenities & Student Lifestyle

Nest delivers a comprehensive amenity package designed specifically for the academic lifestyle:

Academic & Creative Facilities: Library and study areas, art studio, music hall — providing dedicated spaces for focused study and creative expression outside of university facilities.

Sports & Recreation: Separate male and female swimming pools, separate male and female gymnasiums, a state-of-the-art running track surrounding the complex, sports courts, and an amphitheatre for performances and community events.

Dining & Social: Central dining hall, Nest Cafe, shared TV rooms in each building block, gaming room, and internal courtyards with meeting spaces — fostering the social connections that define the student experience.

Practical Services: Laundry rooms in each building block, free shuttle and transport service to University City, colleges, and city hotspots, private parking, and 24/7 security with CCTV monitoring and modern access control systems.

Living Environment: Lush green spaces and outdoor seating areas, high-speed internet throughout, and all-inclusive pricing that eliminates utility management concerns for student residents.

Smart Technology Integration

Nest is described as setting a new standard for student housing regionally through its smart technology integration. Features include digital check-in and room access systems, a dedicated online portal (nestcampus.com) for booking and managing accommodation, high-speed internet throughout all buildings and common areas, 24-hour CCTV video surveillance accessible via mobile phone, and modern access control systems. The professional management under the Nest Campus brand ensures institutional-quality operations comparable to established international student housing operators.

Location & Connectivity

Nest's position within Aljada provides strategic access to both Sharjah and Dubai destinations:

• University City Sharjah: 3-5 minutes by car / 10 minutes walking
• Sharjah International Airport: 7 minutes
• Dubai International Airport (DXB): 14-20 minutes
• Dubai city center: Approximately 25 minutes (21.6 km)
• Dubai Mall: ~25 minutes by car
• Sharjah Beach: 20 minutes
• Dubai Academic City: 20 minutes

The development is adjacent to Sheikh Mohammed Bin Zayed Road, one of the UAE's primary arterial highways, providing rapid connectivity across the emirates. Nest Campus operates a complimentary shuttle service to universities and city hotspots, while the Sharjah Al Muwailah Bus Terminal is approximately 11 minutes away. The broader Aljada masterplan includes planned bus services connecting the community to the rest of Sharjah and adjacent emirates.

Investment Analysis

Guaranteed Returns: Nest offers investors guaranteed annual returns of 8% over 10-year management contracts (some configurations cite up to 10% ROI on extended contracts). This guaranteed return model, professionally managed by Arada under the Nest Campus brand, eliminates the vacancy risk, tenant management burden, and maintenance responsibilities typically associated with rental property investment.

Entry Pricing: With studios starting from AED 285,000 and 4-bedroom units from AED 979,200, Nest presents one of the most accessible investment entry points in the UAE property market.

Market Context: The UAE's average residential rental yield stands at approximately 5.45% (Q4 2025), while Dubai apartments average 7-7.3% gross returns. Nest's guaranteed 8% annual return therefore outperforms both benchmarks while providing the additional security of a contractual guarantee backed by Arada — a developer with AED 60 billion+ in project value and demonstrated financial strength.

Structural Demand: The purpose-built student accommodation (PBSA) sector remains nascent in the Middle East compared to mature Western markets, where institutional PBSA is a well-established asset class commanding premium valuations. Nest represents a Gulf-first in this asset class, positioning early investors to benefit from both guaranteed returns and the sector's maturation as regional demand for quality student housing continues to grow.

Sharjah Freehold Regulations

Under Sharjah Law No. 2 of 2022, foreign nationals from any country can purchase freehold property in designated areas including Aljada. No UAE residency is required to purchase, and property must be registered with the Sharjah Real Estate Registration Department (SRERD). Previous 100-year leasehold buyers may convert to freehold subject to SRERD approval. This regulatory framework ensures that Nest's investment proposition is accessible to international investors seeking guaranteed-return, professionally managed student housing exposure in one of the UAE's fastest-growing education hubs.