#1 by matching listings
Katie Groves
Agency not supplied by feed
100% of observed sale portfolio here
AED 925K–1.9M
TOWN SQUARE
apartment community
AED 1,514/sqft+10.4%YoY
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 1.31M. 53% of recent sales are off-plan, while market activity ranks below average. The downside profile is moderate, based on 2 of 5 available inputs.
Entry unit
AED 1.31M
Apartment median · 2025-11-02 to 2026-11-02
Recent sale mix
53% off-plan
High supply-pressure proxy
Market activity
Below average
Relative to Dubai communities
Downside profile
Moderate
2 of 5 risk inputs available
A self-contained affordable community by Nshama offering apartments and townhouses around a 37,000 sqm central park.
Median PSF
AED 1,514
Apartments
YoY change
+10.4%
5-yr sales
11,401
DLD transactions
Median price
AED 1.4M
All property types
DLD records through November 2026FreshYieldFreshForecastFresh
Nshama14,435residents· 2026 est.· 6K householdsEst. 2016
DUBUY VERDICT
Convenience varies by pocket
TOWN SQUARE offers a car-dependent daily routine with public-transport coverage is unscored. The mapped inventory covers 7 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
27/100
Outdoor access
—
Transit
—
Mapped venues
7
Dining
0/100
0 mapped
Shopping
2/100
5 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
Highlights37,000 sqm central parkTown Square MallSelf-contained community
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
TOWN SQUARE has compounded 68% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+10.4%
3-yr growth
+68%
Gross yield
—
5yr volume
11,401
Median PSF
AED 1,514
Apartments
YoY change
+10.4%
5-yr sales
11,401
DLD transactions
Median price
AED 1.4M
All property types
TOWN SQUARE is a primarily apartment-based community in Dubai with 11,401 transactions on record over the last five years. Median price per square foot sits at AED 1,514, up 10.4% year-on-year, outperforming the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with TOWN SQUARE median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 1.43M
Down payment25% · AED 356K
Monthly payment
AED 6K
Loan AED 1.07M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
PROPERTY CATALOGUE
Homes in TOWN SQUARE
TOWN SQUARE is led by apartments, with 60 named developments and home types available to research.
Home types
3
Registered and marketed
Typical size
895 sqft
Community median
Named homes
60
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R
564–1,408 sqft
Villas
Bedroom mix not published
Not published
Townhouses
3 B/R, 4 B/R
1,855–2,816 sqft
Includes TOWN SQUARE, TOWN SQUARE ZAHRA, RAWDA APARTMENTS and 57 more.
Explore all homesMarket temperature & historical discussion for TOWN SQUARE
Archived discussion themes: Praised for vibrant community with abundant amenities and activities. Criticised for morning traffic congestion causes significant commute frustration.
Market temperatureBelow average38th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-11-04
Historical discussion
Below average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 94 on-topic mentions · latest item Jul 19, 2026 · last scored 2026-07-21
Discussion trend
Getting worse
-0.14 per year
Mostly discussed by
people considering a move
51% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.3 to +0.3); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2024 to Q2 2026 moved from -0.10 to -0.25. Based on 72 mentions across 7 quarters.
What people praise
- +Vibrant community with abundant amenities and activities×4
- +Family-oriented community with established residential character×2
- +Excellent walkability with convenient cafes and restaurants×2
- +Good value for money relative to apartment sizes×2
- +New school opening in 2027 offers convenience for families×2
What people criticise
- −Morning traffic congestion causes significant commute frustration×5
- −Swimming pool is disappointingly shallow at only one meter deep×3
- −Construction noise violations occurring late at night despite municipal regulations×2
- −Limited kitchen appliances in some units×2
- −Severe traffic congestion with extended delays×2
Who's talking
Considering a move 51%Residents 36%Investors 11%Tourists 1%Agents / brokers 1%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 94 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 19, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
TOWN SQUARE is outperforming Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+10.4%
3-yr growth
+68%
12m sales
2,053
Forecast
high
Current PSF
AED 1,379
6-month forecast
-1.8%
Forecast range
1,287–1,423
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
TOWN SQUARE is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Apartments
Agent evidence
Available
Off-plan mix
53%
Named profiles
60
complete catalogue
Primary stock
Apartments
73% of observed mix
12m sales
2,053
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is moderate with 2 of 5 composite inputs available.
Supply pressure
high
Downside
Moderate
Forecast confidence
high
Mapped greenery
High
Off-plan share
53%
Recent ready/off-plan sales
Supply pressure
High
2,053 sales sampled
Downside profile
Moderate
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Outperforming
+10.4% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. TOWN SQUARE is growing faster than the citywide average, indicating strong local demand.
Nearby schools9 schools
View on DubaiSchools.aiFilter:
Ranches Primary School
2.8 km away
Very goodBritish
FS 1 - YEAR 6AED 50k - 62k
Published fees: 2026-2027
Fairgreen International School L.L.C
2.6 km away
GoodIB World
Pre primary - GRADE 12AED 54k - 92k
Published fees: 2026-2027
South View School L.L.C
2.7 km away
GoodBritish
FS 1 - YEAR 13AED 47k - 67k
Published fees: 2026-2027
GEMS Metropole School - Al Waha
3.5 km away
GoodBritish
FS 1 - YEAR 13,AED 40k - 53k
Published fees: 2026-2027
GEMS Metropole School - Dubai Branch
5.0 km away
GoodBritish
FS 1 - YEAR 13AED 38k - 51k
Published fees: 2026-2027
Dubai International Academy Town Square
0.9 km away
IB World
Grades N/AAED 49k - 71k
Published fees: 2026-2027
Available Curriculums
School locations and ratings from DubaiSchools.ai • Mapping recorded November 2026 • KHDA ratings checked 2026-11-01 • KHDA fee tables checked 2026-11-01
Local amenities
Mapped amenities within a 2.5km straight-line radius • 7 total outlets near TOWN SQUARE
Amenity access score
27/100
Limited amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
0
Restaurants0
Cafes & Coffee0
Bars & Nightlife0
Shopping
5
Supermarkets4
Mini Marts1
Click to explore venues
Health
0
Pharmacies0
Clinics0
Lifestyle
1
Gyms & Fitness1
Spas0
Salons0
Click to explore venues
Lifestyle Scores
Dining0/100
Shopping2/100
Health0/100
Nightlife0/100
B0 BanksATM1 ATMs
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
High greenery
11 park features
High mapped greenery · #34 of 86 mapped Dubai communities The 11 figure counts OpenStreetMap park-tagged features within 2.2km of the community centre. It does not mean 11 distinct named parks or confirm walking access.
Airport access
Drive times from TOWN SQUARE to Dubai airports
DXB
Dubai International
29.2 km
Off-peak35 min
Normal47 min
Peak hour1h 24m
Via Dubai-Al Ain Road (E66) or direct via Airport Road
~1 Salik toll gate
DWCNearest
Al Maktoum International
16.4 km
Off-peak20 min
Normal26 min
Peak hour47 min
Via Emirates Road (E611) → Expo Road
~1 Salik toll gate
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
89.2 km
Off-peak1h 47m
Normal2h 23m
Peak hour4h 17m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 26 min drive vs 47 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsDeveloping outlook
Area Outlook
Some infrastructure improvements planned. Area is maturing with ongoing development.
Planned & Ongoing Projects (1)
Infra
Emirates Road (E311) Capacity Upgrade
Under Construction
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
2026
Key Benefits:
- Reduced commute times
- Better connectivity to Dubai South
- Supports residential growth
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Observed listing specialists
Agents with real choice in TOWN SQUARE
97 matching sale adverts across 61 agents. Ranked by unique listings, not paid placement or a claim of service quality.
9
View agent
#2 by matching listings
Rasha Emad
Agency not supplied by feed
100% of observed sale portfolio here
AED 775K–1.8M
#3 by matching listings
Andrew Guirguis
Agency not supplied by feed
100% of observed sale portfolio here
AED 520K–1.9M
Observed 2 Nov 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
Active listings in TOWN SQUARE
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
30-DAY REPRICING
Collecting repricing evidence for TOWN SQUARE
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 4.7% while sales fell 4% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,384
Q3 2026
3m price change
-4.7%
vs prior completed quarter
Quarter sales
345
Q3 2026
3m sales change
-3.9%
vs prior completed quarter
1,6031,3351,067
Sales
23Q424Q325Q326Q3
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
The headline median blends ready resale with off-plan (developer) sales — about 53% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q4 · 8 quarters of data
-1.8%over 6mo
AED 1,379/sqft → AED 1,355/sqft
Range AED 1,287 – 1,423· -2.1 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
53% off-plan share — high incoming supply
Discussion momentum
Historical discussion trend -0.14 over last 4q (dated 2021–2026 Reddit archive, n=94)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Offer guide
Build an opening reference for TOWN SQUARE
226 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,438. Add the asking price and internal area to scale the evidence to a home.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-0.4%
6 months
-5.1%
1 year
-9.5%
2 years
+10.6%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,379 | 130 | -0.4% |
| 2026Q3 | AED 1,384 | 345 | -4.7% |
| 2026Q2 | AED 1,453 | 359 | -9.4% |
| 2026Q1 | AED 1,603 | 697 | +5.3% |
| 2025Q4 | AED 1,523 | 715 | +5.3% |
| 2025Q3 | AED 1,447 | 740 | +3.7% |
| 2025Q2 | AED 1,396 | 669 | +3.3% |
| 2025Q1 | AED 1,352 | 622 | +8.4% |
| 2024Q4 | AED 1,247 | 639 | +5.6% |
| 2024Q3 | AED 1,181 | 713 | +2.8% |
| 2024Q2 | AED 1,149 | 909 | -0.2% |
| 2024Q1 | AED 1,151 | 845 | +7.9% |
| 2023Q4 | AED 1,067 | 505 | +4.2% |
| 2023Q3 | AED 1,024 | 653 | +4.3% |
| 2023Q2 | AED 982 | 760 | -6.7% |
| 2023Q1 | AED 1,053 | 1,036 | +27.2% |
| 2022Q4 | AED 828 | 144 | -4.3% |
| 2022Q3 | AED 865 | 301 | +6.0% |
| 2022Q2 | AED 816 | 214 | +7.1% |
| 2022Q1 | AED 762 | 178 | -7.5% |
| 2021Q4 | AED 824 | 227 |
Property Mix
By Type
Apartments73.2%
Villas26.8%
Apartment Median
AED 1,558/sqft
Villa Median
AED 1,359/sqft
Room Distribution
2 B/R
46%
1 B/R
38%
3 B/R
11%
Studio
5%
4 B/R
0%
Developer1 developer
Scores are editorial — DLD delivery record + RERA filings + industry reportsArea health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
Off-plan risk
32/100
Moderate
Headline risk for TOWN SQUARE. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain TOWN SQUARE's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Moderate fragility · 2/5 inputs
- •DLD market temperature trending negative
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
High mapped greeneryParks
11
Gardens
43
Woods / forest
0
Recreation grounds
0
Pitches
7
Grass / lawns
0
Total features
62
Named parks
3
Satellite vegetation
1.8%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.2km straight-line search radius of the community reference point. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Flood exposure
Flooding reported (2024)Basis
Reported April 2024 flooding
Elevation (context)
34 m
April 2024: Waterlogged roads reported.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
Watch TOWN SQUARE
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Compare & explore
All guides & rankingsFrequently asked questions about TOWN SQUARE
What is the average property price in TOWN SQUARE?
The median property price in TOWN SQUARE is AED 1,425,888, with a median price per square foot of AED 1,514. Prices have changed +10.4% year-over-year as of November 2026.
What types of properties are available in TOWN SQUARE?
TOWN SQUARE is primarily an apartment community with approximately 73% apartments and 27% villas. The most common property types include Flat (8,849), Villa (3,239).
How is the real estate market performing in TOWN SQUARE?
TOWN SQUARE has seen 11,401 property transactions over the past 5 years. The current year-over-year price change is +10.4%, with 2,053 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.