Dubai Community Data · Town Square (Nshama)

Town Square (Nshama): Prices, Yields & Resale Performance

Market name first, official registry name in brackets: Town Square (Nshama) (DLD: Al Yelayiss 2). All figures are medians of registered transactions.

Data through July 2026 · Dubai Land Department registry

How have prices per square metre moved?

The median residential transaction price in Town Square (Nshama) is AED 13,791 per square metre in 2026 year-to-date, across 1,857 sales registered with the Dubai Land Department (data through July 2026). That is 1.9% above the 2025 full-year median. The table below shows the full annual series since 2019.

Residential sales only. Source: Dubai Land Department transaction records (1.66M parsed sales; 5.6M rental contracts), AXD in-house database. Data through 2026-07-29.

How large is the off-plan share?

33.9% of the 3,853 residential transactions registered in Town Square (Nshama) in the trailing 12 months to July 2026 were off-plan, per Dubai Land Department registration type — the rest were ready/existing sales.

DLD registration type, trailing 12 months to 2026-07-29.

Which projects trade the most?

TOWN SQUARE ZAHRA is the most-traded project in Town Square (Nshama), with 620 registered residential sales in the trailing 24 months at a median of AED 10,900 per square metre (DLD registry through July 2026).

Ranked by number of registered residential sales, trailing 24 months. Linked names lead to the AXD project data page.

What do units cost by type?

A one-bedroom unit in Town Square (Nshama) had a median transaction price of AED 920,000 in the 12 months to July 2026, across 1,050 registered sales (Dubai Land Department).

Residential units, trailing 12 months.

What gross rental yield do apartments achieve?

Bedroom-matched gross yields in Town Square (Nshama) range from 6.5% to 8.6% over the 12 months to July 2026, per DLD sales and Ejari rental contracts. The figure divides the median new rent by the median sale price of the same unit type — before service charges and vacancy.

Median new rental contract ÷ median sale price of the SAME unit type, both trailing 12 months. Gross figure — before service charges, vacancy and management. Rent source: DLD/Ejari registered contracts.

What share of resales sold at a loss?

17.7% of 1,032 matched resales in Town Square (Nshama) closed below purchase price, per the full DLD registry history (through July 2026). Annualised returns span -2.2% at the 10th percentile to 12.7% at the 90th, with a median of 3.3% per year.

Matched buy-sell pairs of identical units across the full DLD history. Bands, not averages: the 10th-90th percentile range shows realistic dispersion.

Analyst note

Analysis of Town Square (Nshama) data through July 29, 2026, indicates a sustained upward trajectory in median price per square meter. The trend began at 5,750.0 AED in 2019 and consistently rose through subsequent years, reaching 13,537.0 AED in 2025, and standing at 13,791.0 AED year-to-date for 2026. Transaction volumes peaked in 2024 with 4,347 transactions recorded, while the off-plan share across the last 12 months registered at 33.9%. Regarding yield metrics, the gross yield ranges from a low of 6.5% (two-bedroom units) to a high of 8.6% (studio units). Historical resale performance data, based on 1,032 pairs, shows a median annual return of 3.3%, though the potential range is wide, with the 10th percentile at -2.2% and the 90th percentile at 12.7%. Furthermore, analysis of these historical resales indicates that 17.7% of transactions resulted in losses.

Dubai market context

Frequently asked questions

What is the median price per square metre in Town Square (Nshama)?

AED 13,791 per square metre is the 2026 year-to-date median in Town Square (Nshama), based on 1,857 residential sales in Dubai Land Department records through July 2026. The registry lists the community as Al Yelayiss 2. Figures are medians of registered transaction prices — not asking prices, which typically sit above closed deals.

What gross rental yield can apartments in Town Square (Nshama) achieve?

6.5% to 8.6% gross is the bedroom-matched yield range in Town Square (Nshama) over the 12 months to July 2026, per DLD sales and Ejari rental contracts. The calculation divides the median new rental contract by the median sale price of the same unit type. Service charges, vacancy and management costs are not deducted.

How did resale investments in Town Square (Nshama) perform historically?

3.3% per year is the median annualised resale return in Town Square (Nshama), across 1,032 matched buy-sell pairs in the full DLD registry history through July 2026. The band runs from -2.2% at the 10th percentile to 12.7% at the 90th, and 17.7% of resales closed below purchase price — dispersion, not an average.

What share of Town Square (Nshama) transactions are off-plan?

33.9% of the 3,853 residential transactions registered in Town Square (Nshama) in the 12 months to July 2026 were off-plan, per Dubai Land Department registration type. The remainder were ready/existing sales. The off-plan share indicates how much current activity depends on developer launches rather than the secondary market.

Which communities trade in a similar price band?

Ranked by proximity of the trailing-12-month median to Town Square (Nshama) (AED 13,749/sqm), from Dubai Land Department registered sales:

• Dubai Sports City transaction data (DLD registry) median AED 13,766/sqm, trailing 12 months
• Barsha Heights (Tecom): prices, yields & resale data median AED 12,351/sqm, trailing 12 months
• Dubailand Residence Complex (Skycourts) market data 2026 median AED 15,244/sqm, trailing 12 months
• Al Furjan / Discovery Gardens transaction data (DLD registry) median AED 15,311/sqm, trailing 12 months

Sources & methodology. Transaction and rental figures: Dubai Land Department transaction records (1.66M parsed sales; 5.6M rental contracts), AXD in-house database, data through 2026-07-29. Resale pairs: 47,350 matched buy-sell pairs (AXD repeat-sales dataset). Market context: sources named per item. Medians are used throughout (robust to outliers). Page generated 2026-08-27; figures are not updated in real time.

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I run the same registry check on any Dubai property before a client buys — and I will tell you when the numbers say no. My family has been in the Dubai market for over 30 years; every figure on this page comes from our own Land Department database.

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This page is informational market research, not investment advice. Historical transaction data does not predict future performance. All figures are medians of registered transactions and can differ from asking prices.

Published by AXD Immobilien Dubai — Dubai real estate advisory for German-speaking investors, over 30 years of family history in Dubai real estate. Generated 2026-08-27.