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Community Guide · Dubai
Town Square Dubai
A finished, fully-amenitised Nshama community of 85,000 residents on Al Qudra Road — bought for income, not for the next boom.

Developer

Nshama

Entry from

AED 563K

Gross yield

6.3–8.1%

Updated

August 202

Developer

Nshama

Entry from

AED 563K

Gross yield

6.3–8.1%

Updated

August 202

AED 1,495

Price per sq ft

AED 1.34M

Avg apartment price

6.3–8.1%

Gross apartment yield

+26.4%

Price growth, 24 months

Overview

About The Community

Town Square is Nshama’s flagship master-planned community — 750 acres off Al Qudra Road, launched in 2015 and built out continuously since. It now holds around 3,000 townhouses and 18,000 apartments at full completion, with roughly 6,900 homes already handed over. What separates it from most of the Dubailand belt is that it is finished enough to live in. A 50,000 sqm central park, 260,000 sqm of greenery, 34+ restaurants, five supermarkets, clinics, nurseries, eleven sports courts and two schools are operational — not renders. For investors that maturity is the whole thesis. You’re buying a proven rental market with a tenant available on day one, at roughly 23% below the Dubai average price per square foot — rather than underwriting a masterplan that may or may not get built.

Quick facts

Developer

Nshama (founded 2014)

Launched

2015

Size

750 acres · 21,000 homes at build-out

Property types

Studios to 3-bed apartments; 3–4 bed townhouses

Residents

85,000+ from 150+ nationalities

Status

Mature · ongoing handovers to 2029

Service charge

~AED 13.5/sq ft apartments · ~AED 3.5/sq ft townhouses

Best suited to

Income investors and families with cars

Location

Where it is, and how connected

Town Square sits on Al Qudra Road (D63) in the Dubailand belt, between Arabian Ranches and DAMAC Hills. Al Maktoum International is 25 minutes away, which positions it well as Dubai’s centre of gravity shifts south-west. The trade-off is transport: there is no metro station and a single bus route serves the community. This is a car community.

Typical off-peak drive times

Dubai Hills Mall

20 min

Downtown / Dubai Mall

30 min

Mall of the Emirates

20 min

Al Maktoum Intl. Airport

25 min

Expo City

20 min

Dubai Marina

25 min

Nearest metro: Jumeirah Golf Estates and Dubai Investment Park, both a 20–30 minute d

Key investment information

Prices, rents and yields

All figures below are Dubai Land Department registered transactions, not asking prices. Smaller units yield more; the 2-bedroom is the most liquid unit in the community.

Price per sq ft

AED 1,495 for apartments, roughly 23% below the Dubai average of AED 1,938 per sq ft.

Capital growth

+4.4% over 12 months and +26.4% over 24 months, while the Dubai apartment index stayed fla

Market activity

2,104 apartment sales and 3,844 rental contracts in 12 months, with 1,078 sales in 2-bed u

Payment plans

50/50 is the common structure, with 20/80, 30/70 and 10/40/50 also available through 2029.

Buying costs add roughly 6.5% to the purchase price (DLD 4%, agency 2% + VAT, trustee and conveyancing fees). Yields shown are gross — after service charges of ~AED 13.5/sq ft, expect around 5.4% net on a 1-bed or 2-bed and 7.3% net on a studio, before management and vacancy.
Dubai Land Department registered transactions, trailing 12 months · August 2026. Townhouse figures are asking-side (no DLD data published).

Why investors buy here

Main investment highlights

Income from day one

A rental market signing 3,844 contracts a year — roughly ten leases a day. Units hand over with kitchen appliances installed, shortening time to first tenant.

Yield above the average

6.3–8.1% gross on apartments against a Dubai average near 6.5%, with studios delivering over 7% even after service charges.

Real exit liquidity

1,078 DLD sales for 2-bed units in 12 months, creating unusually deep market data and reliable comparables for pricing.

Amenities already delivered

A 50,000 sqm park, two schools, 34+ restaurants, five supermarkets, six gyms and eleven operational sports courts.

Proven capital growth

Up 26.4% per square foot over two years while the citywide apartment index finished flat — the affordable-segment rotation of 2024–25.

Infrastructure still improving

Roads completed in 2025, followed by park expansion, Al Qudra widening and a new access ramp planned through 2027 and beyond.

Gallery

Inside The Community

The balanced view

Strengths and trade-offs

Strengths

Finished community. 

Park, schools, retail, clinics and sports all operational — no phase-two risk.

Strong, real yields. 

6.3–8.1% gross, around 5.4% net on mainstream apartments.

Low entry, deep market. 

From AED 563K, with 2,104 sales and 3,844 leases a year behind the pricing.

Buyer's market right now. 

Roughly seven months of standing inventory means choice and negotiating le

Trade-offs

Rents are falling. 

Transacted 1-bed rents down 9% year on year; the community rent index is down 4.3

No metro. 

One bus route, nearest station a 20–30 minute drive. Narrows the tenant pool to car owners

Supply is coming. 

Around 22 projects hand over between Q3 2026 and Q2 2029, into an already-softening rental market.

Sub-communities diverge sharply. 

A 28-point spread over twelve months, from +13% to −15%. Buy the bu

FAQ

Common questions

For income, yes — apartments yield 6.3–8.1% gross and around 5.4% net, in a rental market signing roughly 3,800 leases a year. For short-term capital growth the case is weaker: prices are flat over the last three to six months after a 26% two-year run.
On DLD-transacted data: studio AED 563K, 1-bed AED 1.01M, 2-bed AED 1.49M, 3-bed AED 2.29M. Townhouses ask AED 2.97M and up.
6.3–8.1% gross on apartments and around 5.3% on townhouses. After service charges of ~AED 13.5/sq ft, expect roughly 5.4% net on a 1-bed or 2-bed and 7.3% net on a studio, before management and vacancy.
No. The nearest are Jumeirah Golf Estates and Dubai Investment Park, both a 20–30 minute drive. One bus route (J02) serves the community.
The 2-bedroom apartment — 1,078 DLD sales in twelve months, roughly half of all apartment transactions in the community.
Figures sourced from Dubai Land Department registered transactions via Bayut and Property Finder, plus the Nshama community factsheet, correct as of August 2026. Prices and rents change continuously. This guide is information only, not investment advice — verify all figures independently before purchase.

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