Town Square property market insights: what the records show

Five things the sale and lease records show about Town Square

Every number on this page comes directly from the BUY DUBAI facts cube: Dubai Land Department sale records to 23 October 2026 and Ejari lease registrations to 15 October 2026.

• Finished apartments are cheaper per sq ft than new off-plan launches. In the 12 months to 23 October 2026, finished apartments in Town Square sold for a median of AED 1,328 per sq ft across 586 sales, while off-plan apartments sold for a median of AED 1,659 per sq ft across 1,206 sales.
• Like-for-like finished apartment prices rose over the year. Controlling for bedroom mix, finished apartment prices per sq ft moved +8.3% compared with the 12 months before (unadjusted median change across all apartments: +12.2%).
• Townhouses and villas are almost entirely a completed resale market. Across 264 villa and townhouse sales in the last 12 months (median price AED 2.90m), 263 were completed homes and only 0% were off-plan.
• Gross rental yields average 7.3% on finished apartments. Comparing median new-market Ejari rents (AED 75,000 across 4,136 apartment leases) against finished apartment purchase prices gives a headline gross yield of 7.3%.
• New tenants pay more than renewing tenants in the same building. Across matched building, bedroom and size groups in Town Square, new Ejari leases signed at a median of +7.1% above renewals in the 12 months to 15 October 2026.

Price per sq ft: quarterly trend and finished vs off-plan gap

Finished apartments in Town Square trade at AED 1,328 per sq ft (middle half of all apartment sales: AED 1,317 to AED 1,742 per sq ft), which is −9.3% against the Dubai city-wide apartment median.

Finished apartment price per sq ft by quarter

All apartment sales (finished + off-plan) price per sq ft by quarter

Source: Dubai Land Department sale records for Town Square (master project TOWN SQUARE) to 23 October 2026, from the BUY DUBAI facts cube.

Sales volume, off-plan share and unit size trend

Buyers committed AED 3224.51m across 2,056 home sales in Town Square over the last 12 months (AED 2434.16m in apartments and AED 790.35m in townhouses and villas), compared with 2,636 sales in the 12 months before (−22.0%).

Quarterly home sales in Town Square

Apartment median floor area (sq ft) by quarter

In the 12 months to 23 October 2026, the median apartment sold in Town Square measured 908 sq ft (907 sq ft for finished apartments and 915 sq ft for off-plan apartments), while the median townhouse or villa sale measured 2,038 sq ft.

How much homes cost in Town Square by bedrooms

The median apartment sale price in Town Square over the last 12 months was AED 1.31m (AED 1.12m finished; AED 1.45m off-plan), and the median townhouse sale price was AED 2.90m.

Apartments by bedrooms, 12 months to 23 October 2026

Townhouses and villas by bedrooms, 12 months to 23 October 2026

Rental yield, Ejari rents and new vs renewal gap

Town Square recorded 6,231 Ejari leases in the 12 months to 15 October 2026 (4,136 apartment leases and 2,095 townhouse and villa leases), with a headline gross yield of 7.3% on finished apartments.

For apartments, the median annual rent was AED 75,000 on new leases and AED 65,000 on renewals. For townhouses and villas, the median annual rent was AED 153,000 on new leases and AED 145,000 on renewals. On a like-for-like basis within the same building, bedroom count and size band, new apartment tenants paid +7.1% more than renewing tenants.

Busiest projects and buildings in Town Square

The 15 Town Square projects and buildings with the most registered sales in the 12 months to 23 October 2026, from the BUY DUBAI facts cube.

Multi-year perspective: 1-year, 3-year and 5-year changes in Town Square

Looking beyond the last 12 months shows how Town Square evolved from an early-handover suburban project into a mature resale and rental market with 2,056 annual home sales and 6,231 annual Ejari leases.

Three years ago, Town Square recorded 2,698 home sales in a 12-month window; five years ago, it recorded 1,255 home sales. Over the three-year window, annual transaction counts changed by −23.8%, and over the five-year window by +63.8%. On a like-for-like basis controlling for bedroom mix, finished apartment prices per sq ft in Town Square rose +8.3% over the past year, +53.0% over three years (from a finished median of AED 855 per sq ft three years ago to AED 1,328 per sq ft today), and +57.9% over five years (from AED 822 per sq ft five years ago). Across all apartments (combining finished resales and off-plan developer launches), the unadjusted median per sq ft moved +12.2% over one year, +47.2% over three years, and +60.2% over five years.

The share of apartment sales sold off-plan (before building completion) was 67% in the last 12 months, compared with 68% in the prior 12-month window and 80% three years ago. Because Nshama launches new apartment buildings in waves around Town Square Park and along the main boulevard, the off-plan share rises whenever several new towers open their sales books in the same quarter and falls in quarters dominated by secondary-market resales in completed buildings such as Hayat Boulevard, Rawda, Una, Liva, Jenna, Warda, Safi and Zahra.

Off-plan launches vs completed resales: what buyers pay and why

In Town Square, off-plan apartments sell at a higher price per sq ft (AED 1,659 per sq ft across 1,206 sales) than completed apartments (AED 1,328 per sq ft across 586 sales), while townhouse buyers purchase almost exclusively completed homes (263 of 264 sales).

When comparing an off-plan launch against a completed resale in Town Square, buyers face two different cash-flow profiles and unit specifications. Off-plan apartment launches by Nshama—such as Rosewell, Evelyn on the Park, Fiori, Nshama Camden, Olbia, Alton and Belmont—are sold on construction-linked payment plans where the buyer pays instalments during construction and the balance at handover. Completed apartments—such as those in The Hamilton, Holland Gardens, Liva, The Mayfair, Hayat Boulevard, UNA Apartments, Safi Apartments and Zahra Apartments—require full payment at transfer (either in cash or via a UAE bank mortgage) and can be occupied or let on an Ejari contract immediately.

Because completed apartments can be rented out from day one, an investor buying a finished apartment at the median price of AED 1.12m (AED 1,328 per sq ft) starts collecting rent immediately at a headline gross rental yield of 7.3%, rather than waiting through a multi-year construction period. Conversely, buyers choosing off-plan apartments at a median of AED 1.45m (AED 1,659 per sq ft) spread their capital outlay over the build schedule and select newer park-side floorplates.

In the townhouse and villa segment, virtually all activity in the last 12 months (263 completed sales out of 264 total sales, at a median price of AED 2.90m and a median plot/floor area of 2,038 sq ft) took place in handed-over sub-communities including Maha Townhouses, Noor Townhouses, Reem Townhouses, Sama Townhouses, Shams Townhouses, Naseem Townhouses, Safi Townhouses, Hayat Townhouses and Zahra Townhouses. Families buying a 3-bedroom townhouse (median AED 2.85m) or a 4-bedroom townhouse (median AED 3.50m) are buying established homes in gated clusters with mature landscaping, community pools and direct access to Town Square Park and the 13-km cycling loop.

Deep dive into Ejari leases: rent ranges, renewals and tenant retention

Across 6,231 registered Ejari contracts in the 12 months to 15 October 2026, new-market leases accounted for 2,795 contracts and renewals accounted for 3,364 contracts.

In the apartment rental market (4,136 leases in 12 months), new tenants signed at a median annual rent of AED 75,000 (middle half of new leases: AED 60,000 to AED 95,000 a year, a year-on-year change of +13.6% against the prior 12 months), while renewing tenants signed at a median of AED 65,000 a year. When we match new leases and renewals inside the exact same building, bedroom count and floor-area band (70,037 matched renewals in the like-for-like sample), new tenants paid +7.1% (AED 5,003 a year) more than renewing tenants sitting in equivalent apartments. That gap reflects the RERA rental increase calculator, which caps annual rent increases on lease renewals below open-market asking rents when market rents have risen over the preceding two years.

In the townhouse and villa rental market (2,095 leases in 12 months), new tenants signed at a median annual rent of AED 153,000 (middle half of new leases: AED 145,000 to AED 165,000 a year, moving +2.0% on the year before), compared with AED 145,000 on renewal leases. Because more than half of all residential leases registered in Town Square (3,364 of 6,231) are renewals rather than tenant turnovers, landlords in completed buildings experience steady occupancy, while tenants who stay in place benefit from renewal rents below the new-market rate.

Town Square vs neighbouring and comparable communities

How Town Square compares on 12-month sales volume, apartment price per sq ft, like-for-like price change, gross rental yield and off-plan share against Motor City, Dubai South, JVC and Dubai Hills Estate.

How these figures were worked out

Every number on this page is read from the BUY DUBAI facts cube (`facts.parquet`) and tagged with its `data-fact-id` and `facts-manifest` JSON block.

• Sales source: Dubai Land Department registered sale transactions for the master project TOWN SQUARE (area Al Yelayiss 2) to 23 October 2026. Outliers outside AED 200 to AED 25,000 per sq ft are excluded at cube build time.
• Like-for-like price change (`psf_chg_mixadj`): Weights each bedroom bucket of finished apartments by the prior 12-month sales count so shifts between studios, 1-beds and 2-beds do not distort the price change.
• Gross rental yield (`yield_gross`): Median annual rent on new-market Ejari leases (`ct=new_market`) divided by the median sale price of finished apartments (`st=ready`) in each bedroom bucket, weighted by lease count.
• Suppression rule: Any slice with fewer than 10 transactions or leases is suppressed in the cube and never shown as a number.

Common questions about the Town Square market data