Town Square Dubai

About Town Square Dubai

Town Square is one of the few genuinely coherent master plans in Dubai’s mid-market. Where most developers scatter buildings across a city, Nshama has spent a decade building a single 880-acre district on Al Qudra Road and filling it in phase by phase: forty-odd apartment buildings and nine townhouse clusters arranged around a 50,000 sq m central park, with a retail spine running through the middle and 260,000 sq m of greenery across the site.

The result is a community that works in a way most Dubai developments do not. You can walk from almost any building to the park, a supermarket, a café and a school in under ten minutes, and you can cycle 13 km without leaving the boundary. In a city where the car is the default, that is the product. The trade is location: Town Square sits on Al Qudra Road in Dubai’s southern corridor, 29 minutes from Dubai Mall and 28 from the airport by Nshama’s own reckoning, with no metro and no prospect of one.

The commercial model is volume at the affordable end. Nshama sells one to three-bedroom apartments with a heavy amenity package — pools, gyms, courts, a wave rider, a splash park — at prices that undercut the Marina and Downtown by a wide margin. The current launches start at AED 950,000 for a one-bedroom and run to about AED 1.19 million for the largest entry units, with duplexes and townhouses above that.

What has changed in 2026 is the premium. The eight buildings now selling are priced at roughly AED 1,470 to 1,760 per square foot on their entry units. A one-bedroom in the delivered Liva building traded at AED 620,000 for 480 sq ft in October 2026 — about AED 1,290 per square foot. Buyers of the new phases are paying 15% to 36% more per square foot than the community’s own resale market, for a building that does not exist yet. That gap is the single most important number in this guide.

What to weigh. Town Square is a good place to own a rental: the tenant pool is deep, the community is established, and Nshama has delivered every phase it announced, albeit six to twelve months late in the early years according to third-party trackers. It is a harder place to make a capital gain, because the developer keeps releasing new phases at prices that compete with your resale. If you buy here, buy the location and the rent, not the appreciation.

Compiled October 2026 from Nshama’s official Town Square, amenities and project pages, with prices, sizes, handover dates and payment plans from portal listings and Dubai Land Department transaction data, labelled where used.

The eight current launches, compared

All eight are one-bedroom entry units on portal listings for October 2026, which makes the comparison like-for-like on type but not on floor level or aspect. The average across the set is about AED 1,643 per square foot. Odessa is 11% below that average and Evelyn 7% above it.

Two cautions. The plans are portal-listed and Nshama publishes none of them; Fiori’s does not reconcile with its own price at all, and Rosewell’s is missing. And the handover dates are portal dates, not contractual ones — Nshama’s building pages carry no completion date at all, which is unusual even by Dubai standards.

Every Nshama building at Town Square

Nshama’s own navigation lists the full roster. The eight buildings in the table above are the ones actively selling in October 2026; the rest are earlier phases, and Nshama does not publish a status for each one. Several are sold out and trading only as resales, and a few are complete.

Apartment buildings. Ellison, The Baltimore, Lexington, Berkshire Park, Hillcrest, Savannah, Lana on the Park, Haya on the Park, Kaya, Ora, Fia, Elaya, Ayala, Grove, Symphony on the Park, Aria on the Park, The Mayfair, The Hamilton, Ascot Residences, The Diplomat Residences, The Regent Residences, Holland Gardens, Liva, Una, Rawda I, Rawda II, Parkviews, Parkside, Warda, Jenna, Hayat Boulevard, Zahra Breeze, Safi Apartments, Zahra Apartments.

Townhouse clusters. Sama, Naseem, Safi, Noor, Hayat, Zahra, Reem, Shams, Maha.

Because the roster is this long, the practical question is not which building to buy but which phase and which position: a delivered building gives you a known service charge, a visible finish and immediate rent, while a launch gives you a payment plan and a newer specification. Both are on the same master plan and both compete for the same tenants.

Price and payment plan

Nshama does not publish a payment plan anywhere on its own site, for any building. What the portals show across the eight launches in October 2026:

The spread is wide enough that the plan, not the price, often decides which building suits a buyer. A 10/20/70 structure asks you to hold 70% of the price until completion; a 10/40/50 asks for half of it before. Ask for the schedule in the SPA, the instalment dates, and whether any post-handover balance is offered and at what premium.

Amenities

The community’s facilities are unusual in being partly paid-for and bookable. From Nshama’s amenities page, October 2026:

• 50,000 sq m central park, with 260,000 sq m of greenery across the community.
• 13 km of cycling trails and a 10 km running track.
• 250+ retail outlets along the Promenade and boulevard, including a supermarket.
• 8,000 sq m of sports areas, plus the S2DIO fitness space.
• Children’s playgrounds, pools and gyms in the residential buildings.
• Schools, clinics and mosques within the master plan; a four-star hotel at the hub.

Paid community facilities are common in Dubai but worth noting: the wave rider and splash park are part of the sales pitch and part of the household budget. Ask what a family of four actually spends a month on them before you treat them as free amenity.

Where it is

Al Qudra Road, south Dubai, 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.

Access is by Al Qudra Road and the E611, with a dedicated E611 exit serving the community since 2024. There is no metro station and none planned; the nearest public transport is bus. Residents drive, and the master plan is designed around that — wide internal roads, underground or podium parking, and a walkable interior that reduces the need to leave for daily errands.

The southern corridor is where Dubai’s mid-market rental demand concentrates: Dubai South, Expo City, the industrial and logistics belt along the E611, and the growing population of Dubai Production City and Sports City. That is the tenant base, and it is why the yields here are better than the service charges suggest.

At a glance

• 880-acre master community by Nshama, launched 2015, on Al Qudra Road.
• Roughly forty apartment buildings and nine townhouse clusters, built in phases.
• Eight buildings currently selling, from AED 950,000 to about AED 1.19 million on entry.
• Entry rates of AED 1,468–1,757 per sq ft against about AED 1,290 for a recent delivered resale.
• Handovers from Q4 2027 to Q4 2028 for the current launches.
• No metro; 29 minutes to Dubai Mall and 28 to the airport by Nshama’s figures.

What we verify before you reserve

• The contractual handover date — Nshama publishes none on its building pages.
• The payment schedule that sums to 100%, and the instalment dates behind it.
• The service charge per square foot; AED 12–15 is the range quoted by third parties for handed-over blocks.
• What the delivered building next door is achieving in rent, unit for unit.
• Recent DLD resale transactions per square foot in the same community.
• The unit’s position: park, promenade, plaza or rear elevation.
• RERA project registration, escrow and Oqood registration for the specific building.
• Whether the unit is developer stock or a resale, and whether it is sold out.