Nshama
The cheapest way into Town Square: a 323 sq ft studio from AED 520,888, and the best gross yield in the portfolio.
The starting price, handover date and payment plan are the portal’s current listing; Nshama publishes none of them on the project page. Unit mix, position and status are the developer’s. Confirm the price, the unit it attaches to and availability with the developer.
Holland Gardens is the only building in this set with studios, and that makes it the cheapest product Nshama sells: AED 520,888 for a 323 sq ft studio on an October 2025 handover that has already passed. Nshama describes studios, one, two and three-bedroom apartments and duplexes, with a fully fitted kitchen and an upgraded interior layout.
At AED 1,612 per square foot the studio rate looks high for the community — small units always carry a higher rate per foot — but the absolute entry price of AED 520,888 is the lowest available at Town Square by a wide margin, and the rental yield on a studio at this price is the strongest in the portfolio.
What to weigh. That is the case for it, and it is a rental case rather than a capital one. Studios in Town Square let quickly and to a deep tenant pool of single professionals working in Dubai South, Production City and the E611 corridor. The risks are the usual ones for small units: the service charge takes a bigger share of the rent, and a 323 sq ft flat competes with thousands of identical ones at exit.
Compiled October 2026 from Nshama’s official Holland Gardens page, with prices, handover dates and payment plans from portal listings, labelled where used.
Nshama publishes no unit schedule. The portal lists the entry studio at 323 sq ft; broker listings put the building at roughly 371 to 1,171 sq ft across studios, one, two and three-bedroom apartments and duplexes. Ask what is left, and ask specifically about the duplexes, which are a different product entirely from a 323 sq ft studio.
Portal-listed plan: 10% on booking, 40% across four instalments during construction, 50% on handover. The building’s portal handover date, October 2025, has passed — so ask whether it has been delivered and what the developer requires on reservation today.
On a studio at this price, model the net yield properly: the service charge of AED 12–15 per square foot a year is AED 3,900–4,800 on 323 sq ft before any utility or letting cost, which is a significant slice of a rent that will sit somewhere around AED 40,000–45,000 a year.
Standard Nshama amenity, repeated across the community — which is exactly why it tells you little about this building. The questions that matter are which facilities are shared with neighbouring blocks, what they cost to run, and what the service charge therefore is. Third parties quote AED 12–15 per square foot a year for handed-over Town Square blocks.
Town Square Dubai, on Al Qudra Road in Dubai’s southern corridor, between Dubai Production City, Motor City and Dubai Sports City. Nshama’s published drive times: Dubai Mall 29 minutes, Dubai International Airport 28, DWC 25, Burj Al Arab 24, Dubai Hills Mall 20, District 2020 20.
No metro, and none planned — the community is designed around the car, with a walkable interior that puts the park, the shops and the schools within about ten minutes of most buildings. Access is by Al Qudra Road and the E611, with a dedicated E611 exit serving Town Square since 2024.
A Nshama apartment building at Town Square Dubai with studios, one, two and three-bedroom apartments and duplexes, and the lowest entry price in the community.
From AED 520,888 on current portal listings for a 323 sq ft studio — about AED 1,612 per square foot.
October 2025 on portal listings, which has already passed. Confirm the delivery position with Nshama.
Yes — it is the only building in this set with studios, which is why it has the lowest entry price Nshama offers.
Studios let quickly at Town Square to single professionals, and AED 520,888 is a low entry point. But the service charge on 323 sq ft is a material share of the rent — model the net yield, not the gross.
10% on booking, 40% during construction and 50% on handover — portal-listed. With the handover date passed, ask what is required today.
One enquiry, answered by a person. Current price list, unit availability, service-charge estimate and our honest read on the numbers — within one working day.