TOWN SQUARE
apartment community
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 1.3M. 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.
AED 1.3M
Apartment median · 2025-08-04 to 2026-08-04
55% off-plan
High supply-pressure proxy
Above average
Relative to Dubai communities
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 1,510
Apartments
YoY change
+15.8%
5-yr sales
9,575
DLD transactions
Median price
AED 1.4M
All property types
DUBUY VERDICT
Convenience varies by pocket
TOWN SQUARE offers a car-dependent daily routine 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
34/100
Outdoor access
—
Transit
—
Mapped venues
18
Dining
1/100
5 mapped
Shopping
3/100
7 mapped
Health
2/100
2 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
Good choice, mixed school quality
5 schools sit in the mapped catchment; 4 currently have a KHDA inspection rating, including 1 rated Very Good or Outstanding. Families can choose across 2 curriculums; check actual drive times and admissions availability below.
Schools nearby
5
Top-rated
1
Curricula
2
Best rating
Very Good
Schools nearby
5
Within the mapped catchment
Curriculum
IB
+1 more
Median fees
AED 54K
Approx. annual fee
Rating
Very Good
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
TOWN SQUARE has compounded 82% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+15.8%
3-yr growth
+82%
Gross yield
—
5yr volume
9,575
Current PSF
AED 1,363
6-month forecast
+1.4%
Forecast range
1,271–1,493
AED per sqft
Confidence
Medium
Model confidence
TOWN SQUARE is a primarily apartment-based community in Dubai with 9,575 transactions on record over the last five years. Median price per square foot sits at AED 1,510, up 15.8% year-on-year, outperforming the city-wide 8.2% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with TOWN SQUARE median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 6K
Loan AED 1.06M · 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 58 named developments and home types available to research.
Home types
4
Registered and marketed
Typical size
895 sqft
Community median
Named homes
58
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, 4 B/R
Not published
Townhouses
3 B/R, 4 B/R
1,865–2,913 sqft
Includes TOWN SQUARE, TOWN SQUARE ZAHRA, RAWDA APARTMENTS and 55 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.
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
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 Context
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.aiGEMS Metropole School - Al Waha
Ranches Primary School
Fairgreen International School L.L.C
South View School L.L.C
GEMS Metropole School - Dubai Branch
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 14 total outlets near TOWN SQUARE
Limited amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
High mapped greenery · #27 of 75 mapped Dubai communities The 12 figure counts OpenStreetMap park-tagged features within 2.2km of the community centre. It does not mean 12 distinct named parks or confirm walking access.
Airport access
Drive times from TOWN SQUARE to Dubai airports
Future: Expanding to become world's largest airport by 2040
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)
Emirates Road (E311) Capacity Upgrade
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
- 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.
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.
Market 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.
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
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
AED 1,363/sqft → AED 1,382/sqft
Range AED 1,271 – 1,493· -0.1 pp vs Dubai forecast (+1.5%)
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 →
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
-6.3%
6 months
-15.5%
1 year
-5.5%
2 years
+15.4%
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 1,363 | 134 | -6.3% |
| 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 | +3.4% |
| 2021Q3 | AED 798 | 79 |
Property Mix
By Type
Room Distribution
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-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
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.
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 greeneryCounts 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)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 1,410,000, with a median price per square foot of AED 1,510. Prices have changed +15.8% year-over-year as of August 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 9,575 property transactions over the past 5 years. The current year-over-year price change is +15.8%, with 1,994 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 August 2026.How we built this.