#1 by matching listings
Rasha Emad
Agency not supplied by feed
88% of observed sale portfolio here
AED 660K–2.9M
TOWN SQUARE
apartment community
AED 1,517/sqft+13.8%YoY
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 1.29M. 55% of recent sales are off-plan, while market activity ranks above average. The downside profile is robust, based on 2 of 5 available inputs.
Entry unit
AED 1.29M
Apartment median · 2025-09-04 to 2026-09-04
Recent sale mix
55% off-plan
High supply-pressure proxy
Market activity
Above average
Relative to Dubai communities
Downside profile
Robust
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 1,517
Apartments
YoY change
+13.8%
5-yr sales
9,621
DLD transactions
Median price
AED 1.4M
All property types
Nshama12,158residents· 2026 est.· 5K householdsEst. 2016
DUBUY VERDICT
Convenience varies by pocket
TOWN SQUARE offers workable local convenience with public-transport coverage is unscored. The mapped inventory covers 18 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
47/100
Outdoor access
—
Transit
—
Mapped venues
18
Dining
1/100
6 mapped
Shopping
2/100
6 mapped
Health
2/100
2 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 83% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+13.8%
3-yr growth
+83%
Gross yield
—
5yr volume
9,621
Median PSF
AED 1,517
Apartments
YoY change
+13.8%
5-yr sales
9,621
DLD transactions
Median price
AED 1.4M
All property types
TOWN SQUARE is a primarily apartment-based community in Dubai with 9,621 transactions on record over the last five years. Median price per square foot sits at AED 1,517, up 13.8% year-on-year, outperforming the city-wide 7.0% 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 1.41M
Down payment25% · AED 351K
Monthly payment
AED 6K
Loan AED 1.05M · 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
3 B/R
Not published
Townhouses
3 B/R, 4 B/R
2,020–3,042 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 temperatureAbove average54th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
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 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+13.8%
3-yr growth
+83%
12m sales
1,829
Forecast
medium
Current PSF
AED 1,370
6-month forecast
+1.5%
Forecast range
1,279–1,501
AED per sqft
Confidence
Medium
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
55%
Named profiles
60
complete catalogue
Primary stock
Apartments
73% of observed mix
12m sales
1,829
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 robust with 2 of 5 composite inputs available.
Supply pressure
high
Downside
Robust
Forecast confidence
medium
Mapped greenery
High
Off-plan share
55%
Recent ready/off-plan sales
Supply pressure
High
1,829 sales sampled
Downside profile
Robust
2 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Outperforming
+13.8% vs +7.0%
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 schools5 schools
View on DubaiSchools.aiFilter:
GEMS Metropole School - Al Waha
3.5 km away
British
FS1 - Y8Fees N/A
Ranches Primary School
2.8 km away
Very goodBritish
FS1-Y6Fees N/A
Fairgreen International School L.L.C
2.6 km away
GoodIB World
Pre Primary-G12Fees N/A
South View School L.L.C
2.7 km away
GoodBritish
FS1-Y12Fees N/A
GEMS Metropole School - Dubai Branch
5.0 km away
GoodBritish
FS1-Y13Fees N/A
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 17 total outlets near TOWN SQUARE
Amenity access score
47/100
Limited amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
6
Restaurants4
Cafes & Coffee1
Bars & Nightlife0
Click to explore venues
Shopping
6
Supermarkets5
Mini Marts1
Click to explore venues
Health
2
Pharmacies1
Clinics1
Click to explore venues
Lifestyle
2
Gyms & Fitness0
Spas0
Salons2
Click to explore venues
Lifestyle Scores
Dining1/100
Shopping2/100
Health2/100
Nightlife0/100
B0 BanksATM1 ATMs
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & Lifestyle
High greenery
11 park features
High mapped greenery · #30 of 75 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
61 matching sale adverts across 42 agents. Ranked by unique listings, not paid placement or a claim of service quality.
7
View agent
#2 by matching listings
Sohail Tariq
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.4M–3.3M
#3 by matching listings
Harpreet Sahota
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.4M–1.6M
Observed 7 Sept 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
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 9.8% while sales fell 49% 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 1,455
Q2 2026
3m price change
-9.8%
vs prior completed quarter
Quarter sales
298
Q2 2026
3m sales change
-49.0%
vs prior completed quarter
1,6131,3191,024
Sales
23Q324Q225Q226Q2
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 55% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q3 · 8 quarters of data
+1.5%over 6mo
AED 1,370/sqft → AED 1,390/sqft
Range AED 1,279 – 1,501· +0.2 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
55% 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
187 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,439. 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
-5.8%
6 months
-15.1%
1 year
-5.0%
2 years
+16.0%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 1,370 | 229 | -5.8% |
| 2026Q2 | AED 1,455 | 298 | -9.8% |
| 2026Q1 | AED 1,613 | 584 | +5.4% |
| 2025Q4 | AED 1,531 | 572 | +6.2% |
| 2025Q3 | AED 1,442 | 601 | +3.2% |
| 2025Q2 | AED 1,397 | 540 | +3.6% |
| 2025Q1 | AED 1,349 | 545 | +8.2% |
| 2024Q4 | AED 1,247 | 516 | +5.6% |
| 2024Q3 | AED 1,181 | 582 | +2.4% |
| 2024Q2 | AED 1,153 | 787 | +0.3% |
| 2024Q1 | AED 1,150 | 743 | +7.8% |
| 2023Q4 | AED 1,067 | 438 | +4.2% |
| 2023Q3 | AED 1,024 | 554 | +4.5% |
| 2023Q2 | AED 980 | 678 | -7.3% |
| 2023Q1 | AED 1,057 | 904 | +27.7% |
| 2022Q4 | AED 828 | 127 | -4.3% |
| 2022Q3 | AED 865 | 277 | +6.3% |
| 2022Q2 | AED 814 | 197 | +7.8% |
| 2022Q1 | AED 755 | 170 | -8.5% |
| 2021Q4 | AED 825 | 249 | +3.5% |
| 2021Q3 | AED 797 | 30 |
Property Mix
By Type
Apartments73.2%
Villas26.8%
Apartment Median
AED 1,560/sqft
Villa Median
AED 1,334/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.
Loading air quality data...
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Off-plan risk
37/100
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.
Low fragility · 2/5 inputs
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 centroid. 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 1,405,888, with a median price per square foot of AED 1,517. Prices have changed +13.8% year-over-year as of September 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 9,621 property transactions over the past 5 years. The current year-over-year price change is +13.8%, with 1,829 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 Ejari rental contracts as of September 2026.How we built this.