Town
Square
Park-side apartments with a working yield.
Town Square is Nshama's community on Al Qudra Road: mid-rise apartment buildings and townhouse rows around a central park, with shops, cafes and schools inside the community. Weekday mornings are dog walks and school drop-offs; weekends are the park and the cycle tracks towards Al Qudra.
Between January and September 2026 the Dubai Land Department registered 1,401 sales here worth AED 2.22bn, about half off-plan. Ready flats sold at a median AED 1,349 per sq ft. The median one-bedroom went for AED 1.05M and the median two-bedroom for AED 1.55M; three-bedroom townhouses sold at a median AED 2.9M.
Ready flats returned 6.6–6.8% gross on registered Ejari rents, above Dubai's apartment average of 5.53% (Global Property Guide, Q2 2026, asking data). The reason is the purchase price: ready flats here trade at AED 1,349 per sq ft, while rents run at a median AED 88 per sq ft a year.
Town Square had one of the harder years among apartment communities. The median flat price fell from AED 1,651 per sq ft in Q1 to AED 1,475 in Q2 and AED 1,392 in Q3, and ready flats from AED 1,386 to AED 1,317 (DLD). ValuStrat's August 2026 index puts Town Square apartments 9.7% below a year earlier, among the weakest apartment communities it tracks. Quarterly sales fell from 700 in Q1 to 341 in Q3.
Data as of September 2026. Sources are listed at the end of this guide.
Illustrative image
Illustrative imageRight for you.
Not right for everyone.
Town Square is a strong recommendation for the right profile. It's also wrong for investors whose objective doesn't match what the zone delivers. Here is our honest read.
- You want a ready one- or two-bedroom for AED 850K to 1.6M with a gross yield in the high 6s
- You are letting to families and young professionals who want a park and schools close by
- You want a townhouse at around AED 2.7M or more: one in ten villa and townhouse sales here was at or below that figure
- You can hold for five years or more and buy in a falling market at a discount
- You want off-plan with a quick resale: off-plan flats sold about 27% above ready ones (our calculation) while values fell
- Your tenants need metro access
- You want a premium address or branded product
- You want capital growth in the next two years
What trades in
Town Square now.
The busiest projects by DLD registrations, January to September 2026. Prices are DLD medians for that window.
What is being built,
and when.
What we actually think about Town Square.
Town Square earns its place on income. Ready flats here return 6.6–6.8% gross, close to DAMAC Hills in yield terms and about a point above Dubai Hills Estate (our calculation), at a ticket size most buyers can reach.
The 2026 numbers ask for discipline. Values fell harder here than across Dubai apartments as a whole (9.7% against 5.3% year on year in ValuStrat's August 2026 index), and off-plan sold at AED 1,708 per sq ft against AED 1,349 for ready flats. Paying that premium in a falling market only works if you are sure you will hold well past handover.
What we would buy: a ready two-bedroom near the park, at or below the Q3 ready median of AED 1,317 per sq ft, let to a family on a long lease. Check the building's service charge before you commit; it was not part of our data pull.
How much does a flat in Town Square cost in 2026?
Between January and September 2026 the median one-bedroom sold for AED 1.05M, the median two-bedroom for AED 1.55M and the median three-bedroom for AED 2.36M (DLD). The bottom tenth of flat sales started at AED 840K.
What rental yield does Town Square give?
Ready flats returned 6.6–6.8% gross: the median Ejari rent registered July to September 2026 over the median ready-flat price April to September 2026. It is above the city average because ready flats here are priced at AED 1,349 per sq ft. Service charges, vacancy and fees come off the gross figure.
Why did Town Square prices fall in 2026?
The whole market cooled after February, and Town Square fell harder than most: ValuStrat measured its apartments 9.7% lower year on year in August 2026. The DLD median for ready flats eased from AED 1,386 per sq ft in Q1 to AED 1,317 in Q3.
Townhouse or apartment in Town Square?
For income, a ready apartment: 6.6–6.8% gross against 4.9–5.0% for townhouses (3-bed 5.0%, 4-bed 4.9%, median Ejari villa rents July to September 2026 over median ready villa sale values). For a family home, the townhouses: three-bedrooms sold at a median AED 2.9M and four-bedrooms at AED 3.5M in 2026 (DLD).
Are there schools in Town Square?
Dubai International Academy Town Square opened for the 2026-27 academic year, and Horizon English School Town Square is announced for 2027, according to SchoolsCompared.
Data as of September 2026
- Dubai Land Department open data, transactions, 1 Jan - 30 Sep 2026
- Dubai Land Department open data, Ejari rent contracts (flats), 1 Jul - 30 Sep 2026
- ValuStrat VPI via Khaleej Times, August 2026
- Global Property Guide, UAE rental yields (asking data, gross), Q2 2026
- Property Finder, Evelyn on the Park project page, Read Oct 2026
- Property Finder, Rosewell project page, Read Oct 2026
- SchoolsCompared, new UAE schools 2026-28, 2026
- Dubai Land Department open data, Ejari rent contracts (villas and townhouses), 1 Jul to 30 Sep 2026
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