Two new developer profiles are live, and they are opposites: LEOS Developments, a British-founded builder with eleven Dubai projects and almost no published commercial detail, and Nshama, which has forty buildings, one community and not a single published price.
Both came out of the same exercise — take a developer, read everything it publishes, then check it against the portal listings, the construction reports and the Land Department’s own transaction records. Where the two disagreed, we have said so on the page rather than splitting the difference.
LEOS Developments: meticulous about concrete, silent about money
LEOS is a British-founded developer selling mid-market apartments in Dubailand, Sports City, JVC and JVT, and villas in Meydan and Greenwood — AED 600,000 at the bottom of Weybridge Gardens 2 to AED 13.8 million at the top of Knightsbridge 2. Eleven Dubai projects now have pages and prices.
The unusual thing about LEOS is that it publishes a monthly construction progress report: structural positions, concrete pours, rebar checks, joint inspections signed off by client, consultant and contractor. Almost no mid-market developer in Dubai does this. The awkward thing is that those reports contradict the company’s own marketing dates.
- Weybridge Gardens 2 has been marketed with a Q4 2025 handover. The July 2026 progress report has its structure at the ninth-floor slab.
- Hadley Heights 2 appears as Q2 2027 and Q4 2027. Knightsbridge 2 is Q4 2027 in the developer’s material and Q4 2028 on the portals. Kensington Gardens is Q3 or Q4 2027.
- No payment plan is published on any of the eleven pages. Every plan quoted in the portfolio comes from a portal or from launch coverage, and they range from 20/30/50 to a 20/30/10 with a 40% post-handover tail.
| LEOS project | Area | From (portal-listed) | Completion |
|---|---|---|---|
| Hadley Heights 2 | Dubai Sports City | AED 727,000 | Q4 2027 |
| Weybridge Gardens 5 | Dubailand | AED 727,000 | Q3 2027 |
| Weybridge Gardens 4 | Dubailand | AED 690,000 | Q2 2027 |
| Weybridge Gardens 3 | Dubailand | AED 650,000 | Q3 2026 |
| Weybridge Gardens 2 | Dubailand | AED 600,000 | Q4 2025 / Q1 2027 |
| Knightsbridge | Meydan D11 | AED 7.9M | Q4 2027 |
| Knightsbridge 2 | Meydan D11 | AED 13.8M | Q4 2027 / 2028 |
| Kensington Gardens | Greenwood | AED 3,263,532 | Q3–Q4 2027 |
Cavendish Square (JVT), Weybridge Gardens and LEOS Royal have no published price and are covered in prose on the developer profile. Completion dates where two sources disagree are shown as both.
Nshama: one community, forty buildings, and a premium worth understanding
Nshama has done something rare in Dubai: built a single 880-acre district, Town Square on Al Qudra Road, and filled it in phase by phase since 2018. Around forty apartment buildings, nine townhouse clusters, a 50,000 sq m central park, 250 shops, 13 km of cycling trails. It works on foot, which very little of this city does.
We have published the community guide — the full roster, the amenity and what it actually costs residents, the rents — and the eight buildings selling now. All eight are one-bedroom entry units, so they can be compared directly:
| Building | Entry unit | From | AED / sq ft | Handover |
|---|---|---|---|---|
| Evelyn on the Park | 609 sq ft | AED 1,069,888 | 1,757 | Q4 2028 |
| Alton | 689 sq ft | AED 1,188,000 | 1,724 | Q2 2028 |
| Augusta | 561 sq ft | AED 950,000 | 1,693 | Q1 2028 |
| Camden | 662 sq ft | AED 1,100,000 | 1,662 | Q1 2028 |
| Rosewell | 608 sq ft | AED 1,000,000 | 1,645 | Q4 2028 |
| Olbia | 587 sq ft | AED 956,000 | 1,629 | Q2 2028 |
| Fiori | 639 sq ft | AED 1,000,000 | 1,565 | Q2 2028 |
| Odessa | 647 sq ft | AED 950,000 | 1,468 | Q4 2027 |
Prices, sizes, handover dates and payment plans are portal listings, October 2026. Nshama publishes none of them — no price, no plan, no service charge and no handover date appears on any of its eight building pages.
That table contains the single most useful number in the whole profile. The launches sell at AED 1,468 to 1,757 per square foot. A delivered one-bedroom at Liva registered at AED 620,000 for 480 sq ft on 2 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 buildings that do not exist yet.
That can be a rational purchase: newer specification, a payment plan, a 2027 or 2028 handover. It is not capital growth, and it should not be modelled as such. The other caution is that Nshama keeps releasing phases into the same community at prices that compete with anything you buy today.
What we found when we checked Nshama
- Nothing commercial is published. No price, no payment plan, no service charge, no unit count, no floor-area schedule, no handover date. Every figure on our pages comes from a portal and is labelled as such.
- One payment plan does not add up. Fiori’s portal-listed plan shows AED 300,000 on booking, AED 300,000 during construction and AED 600,000 at handover — AED 1.2 million against a from-price of AED 1 million. Rosewell has no plan at all.
- A 15% discrepancy on the cheapest flat. Augusta’s entry one-bedroom is 561 sq ft on the portal and 645 sq ft on broker listings. That decides whether Augusta or Odessa is the better buy at the same AED 950,000 headline.
- The delivery record is complete but not punctual. Every phase Nshama announced has been built. Third-party trackers put the early phases six to twelve months behind their marketed dates. Independent counts of homes delivered range from 6,000 to 15,000 and reconcile nowhere, so we publish the range rather than a number.
- The .com is not the developer. nshama.com is a parked domain listed for sale. The official site is nshama.ae.
The honest caution, for both
Neither developer publishes the document that matters most when you reserve: the sale and purchase agreement, with the completion date and the delay clause written into it. Marketing dates drift; LEOS’s own progress reports prove it, and Nshama’s early phases did the same. Before any reservation, ask for the contractual handover date, the payment schedule that sums to 100%, the service-charge budget for that specific building, the escrow and RERA registration, and recent Land Department resale transactions for a like-for-like unit.
Every page linked above carries that checklist, adapted to the building.
Frequently asked questions
Who is LEOS Developments?
A British-founded developer with London and Dubai portfolios, selling apartments from AED 600,000 in Dubailand, Sports City, JVC and JVT and villas from AED 3.2 million in Greenwood and AED 7.9 million in Meydan. Eleven Dubai projects are now profiled.
Who is Nshama?
A Dubai developer founded in 2014, led by Fred Durie, formerly of Emaar’s Downtown Dubai and Dubai Marina projects. Its entire Dubai portfolio is Town Square, launched in 2015 on Al Qudra Road.
Which is the better buy?
They are not comparable products. LEOS spans mid-market apartments and AED 13.8 million villas across six districts. Nshama is a single community at the affordable end, where the rental case is stronger than the capital-growth case. Start with the LEOS profile or the Town Square guide.
Do either of them publish prices?
Nshama publishes nothing at all — no price, no plan, no service charge, no handover date. LEOS publishes starting prices on most projects but no payment plans anywhere. Every figure in these profiles is a portal listing, labelled, and tied to a specific unit.
What does it cost to buy in Town Square?
From AED 950,000 for a one-bedroom in the current launches, which works out at AED 1,468 to 1,757 per square foot depending on the building and its position on the master plan.
Inquire now for the current price list, the payment schedule as written in the sale and purchase agreement, the escrow details and — for LEOS — the latest construction position. Send us your brief and we will come back within one working day, with the reasoning rather than a list of links.
*Prices quoted are portal listings, are subject to change and availability, and are not a developer price list. Nothing here is a valuation, a promise of return or appreciation, or a statement that any unit is available. Images on the project pages are indicative.
