Nshama
The cheapest entry in the 2028 launches: one to three-bedroom apartments and duplexes from AED 956,000, a short walk from the Promenade.
The starting price, unit size and payment plan are the portal’s current listing; Nshama publishes none of them on the project page. Unit mix, position near the Promenade and design description are the developer’s. The plan shown is 10% on booking, 30% across four instalments during construction and 60% on handover — confirm it with the developer before reserving.
Olbia is the value play in Nshama’s 2028 launches. At AED 956,000 for a 587 sq ft one-bedroom it is the lowest absolute entry price in the set, and at about AED 1,629 per square foot it sits between Fiori and Rosewell on rate — but roughly AED 114,000 below Evelyn for a comparable one-bedroom.
The building sits just off the Promenade, the retail and restaurant spine that runs through the community, with open green space and boutique retail within a couple of minutes’ walk. The product is one, two and three-bedroom apartments plus expansive three-bedroom duplexes — Nshama’s word — which in practice means the top of the range runs well past 1,500 sq ft.
Design-wise this is the middle of the Town Square house style: mid-rise, pale façade, open-plan interiors, full-height glazing. The developer’s copy is heavy on atmosphere and light on specification, and the project page carries no plans, no unit count and no service-charge estimate.
What to weigh. The 60% handover payment is the single most important number here. On the entry unit that is AED 573,600 due at handover, on top of a 4% Land Department fee and the first service charge. That structure suits a buyer who wants exposure to a 2028 completion with limited cash outlay before then, and it is punishing for anyone who assumes the payment plan is front-loaded. Ask whether any part of the handover balance can be post-dated, and at what price.
Compiled October 2026 from Nshama’s official Olbia page, with prices, sizes, handover dates and payment plans from portal listings, labelled where used.
| Configuration | Published detail |
|---|---|
| 1 bedroom | 587 sq ft; from AED 956,000 (portal-listed) |
| 2 bedroom | Size and price on request |
| 3 bedroom | Size and price on request |
| 3-bedroom duplex | Advertised by the developer; size on request |
Broker listings quote Olbia’s one-bedrooms at roughly 634 to 774 sq ft, which is larger than the portal’s 587 sq ft entry unit — the difference is probably floor level or aspect rather than a typo, and it is worth resolving before you compare rates. Nshama publishes no plan set. Ask for the schedule by floor plate.
Portal-listed plan: 10% on booking, 30% across four instalments during construction, 60% on handover. On the AED 956,000 entry unit: AED 95,600 at booking, four payments totalling AED 286,800, and AED 573,600 at handover.
That is a construction-light plan — you hold most of the cash until the building is finished, which limits your exposure if the developer slips but concentrates the payment at the exact moment you also need liquidity for fees, furniture and the first service charge. Compare it directly with Camden and Alton, which run 10/40/50, before deciding which building you are actually buying on terms.
The amenity list is the standard Town Square package rather than anything specific to Olbia. Its practical advantage is proximity: the Promenade, the park and the retail spine are all within a few minutes on foot, which in a car-dependent district is the amenity that matters most.
Town Square Dubai, on Al Qudra Road, a short walk from the Promenade and the central park. Nshama’s published drive times: Dubai Mall 29 minutes, Dubai International Airport 28, Burj Al Arab 24, Dubai Hills Mall 20, District 2020 20.
Within Dubai’s southern corridor, Town Square sits between Dubai Production City, Motor City and Dubai Sports City, with the E611 and Al Qudra Road providing the main access. It is a district built for families with cars, and the internal walkability is what makes the density work.
A Nshama apartment building at Town Square Dubai, a short walk from the Promenade, with one, two and three-bedroom apartments and three-bedroom duplexes.
From AED 956,000 on current portal listings for a 587 sq ft one-bedroom — about AED 1,629 per square foot and the lowest absolute entry price in the 2028 launch set.
Q2 2028 on portal listings. Nshama does not publish a handover date on the project page.
The portal lists 10% on booking, 30% during construction across four instalments and 60% on handover. Confirm with Nshama before reserving.
No — 50/50 and 60/40 are more common. A 60% handover balance means the bulk of the price falls due at completion, so plan the liquidity for fees and service charges at the same time.
On rate per square foot, yes: AED 1,629 against AED 1,757. Evelyn has the park frontage and a lighter handover balance at 55%. Which is better depends on whether you are buying the view or the cash-flow profile.
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.