New homes in Ayala on the Park start at AED 800,000; the keys were due Sep 2026; you pay 10% to book, 40% while it is built and 50% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 228 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Town Square. Their median price is AED 1,663 per sq ft (about AED 1,070,000 at 643 sq ft). This project's from price is AED 1,244 per sq ft (AED 800,000 for its smallest home, 643 sq ft), 25% less.
Keys
Sep 2026
The developer's handover date. It has passed and may be out of date, so check the current one with the developer.
Payment plan
10 / 40 / 50
10% to book, 40% while it is built, 50% at the keys
Bedrooms
1 to 3 beds
Sizes
643 to 1,712 sq ft
Ownership
Freehold
Property types
Apartment
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 1, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 1,244 per sq ft
Similar off-plan homes: AED 1,663 per sq ft
RERA project
3050
Check it in Dubai REST, the Dubai Land Department's official app.
Built
35%
Being built. DLD register, Nov 11, 2026
Completion on the register
Feb 2027
DLD shows only the current date. We have recorded it since Jun 12, 2026 and it hasn't moved.
Escrow account
بنك ابوظبي الأول ش.م.ع
The bank that holds your payments
Registered homes
196
In 1 buildings
Dubai Land Department project register, as of Nov 11, 2026.
Paying for it
You pay 10% when you book, 40% as the building goes up, and 50% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
When you bookBooking · 10%
Booking
10%
AED 80,000+ AED 32,000 DLD fee
AED 112,000
As it is builtWhile it is built · 40%
While it is built
40%
AED 320,000
AED 432,000
At the keys (Sep 2026)Keys · 50%
Keys
50%
AED 400,000
AED 832,000
Booking payment, 10%
AED 80,000
Dubai Land Department fee (Oqood), 4%
AED 32,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 112,000
Total costPrice plus the DLD fee
AED 832,000
The handover date (Sep 2026) is too close or already past to estimate the dates. Ask the developer for its current schedule.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
A mortgage at the keys
Before you buy
Pay into the project's escrow account only.
This project's escrow account is at the bank named on the register above, watched by RERA. Pay into that account, never to a person.
Check the developer's record.
The Dubai Land Department project register lists 13 finished projects by this developer since 2020. 11 of the 13 were finished by the completion date DLD holds now. DLD replaces that date when a project is given more time and keeps no earlier dates, so this can't show which ones ran late. We have recorded the completion dates of their 18 projects under way since Jun 12, 2026. None has moved since then.
Budget for the service charge.
Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. "Rent and yield" below gives the figure for this project.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 228 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Town Square, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Too few similar homes in Haya on the Park sold in 24 months, so we compare with off-plan sales across Town Square.
Dubai Land Department recorded 228 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Town Square, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,663 per sq ft
AED 949 to AED 1,105 per sq ft
4 sales
AED 1,105 to AED 1,261 per sq ft
10 sales
This project's from price is in this band.
AED 1,261 to AED 1,417 per sq ft
34 sales
AED 1,417 to AED 1,573 per sq ft
28 sales
AED 1,573 to AED 1,729 per sq ft
64 sales
AED 1,729 to AED 1,884 per sq ft
67 sales
AED 1,884 to AED 2,040 per sq ft
15 sales
AED 2,040 to AED 2,196 per sq ft
6 sales
AED 949 per sq ftAED 2,196 per sq ft
This project AED 1,244 per sq ft
Half of the sales sold for AED 1,460 to AED 1,778 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 949 to AED 1,105 per sq ft
4
AED 1,105 to AED 1,261 per sq ft
10
AED 1,261 to AED 1,417 per sq ft
34
AED 1,417 to AED 1,573 per sq ft
28
AED 1,573 to AED 1,729 per sq ft
64
AED 1,729 to AED 1,884 per sq ft
67
AED 1,884 to AED 2,040 per sq ft
15
AED 2,040 to AED 2,196 per sq ft
6
The 3 closest sales
Picked from the 228 similar sales above, closest in size to this project's smallest home.
Jun 2026AED 830,000AED 1,290 per sq ftAyala on the Park, 643 sq ft
Nov 2025AED 1,139,888AED 1,778 per sq ftFiori, 641 sq ft
Apr 2026AED 1,024,888AED 1,589 per sq ftOdessa, 645 sq ft
Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Town Square in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
1-bed apartmentFrom AED 800,000 here
Off-plan medianAED 1,118,000AED 1,752 per sq ft
Sales428
25% below 228 similar sales
2-bed apartment
Off-plan medianAED 1,587,000AED 1,638 per sq ft
Sales609
3-bed apartment
Off-plan medianAED 2,469,000AED 1,646 per sq ft
Sales73
Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from priceRent ÷ price
7.5%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
6.1%
Typical gross yield of similar ready homes
7.6%
Median rent of 1-bed apartments in Town Square
AED 60,000 a year
Service charge a year, from the keysThe area median, AED 14 per sq ft from 10 buildings, as of 2023, for the smallest home (643 sq ft)
AED 9,002
Rent contracts counted
940
Rented between
Apr 1, 2025 and Mar 31, 2026
1-bed apartment
AED 60,000 a year
2-bed apartment
AED 90,000 a year
3-bed apartment
AED 125,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 60,000 ÷ AED 800,000 = 7.5%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
Gems Metropole School3.2 km, 6 min driveSchool
Dwight School Dubai7.1 km, 17 min driveIB school
Arabian Ranches Community Center6.1 km, 12 min driveMall
Trump International Golf Club, DAMAC Hills4.9 km, 14 min driveGolf
Ayala on the Park is a Nshama apartment project in Town Square, with 1- to 3-bedroom homes from AED 800,000. The listed handover was September 2026, so it may be out of date; ask the developer for the current status and the completion certificate.
The listed handover was September 2026, so it may be out of date; ask the developer for the current status and the completion certificate. If the building is complete, view the actual unit before you pay.
The from price per square foot is 25% below 228 similar sales over the 12 months to November 2026, based on one-bedroom off-plan sales DLD lists in Town Square. That compares with the whole area, not this building. Ask which unit the from price is for and its size.
The plan is 10% on booking, 40% during construction and 50% at handover. At the from price that is AED 80,000 on booking, AED 320,000 during construction and AED 400,000 at handover. Separately, the 4% DLD fee comes to AED 32,000. As the listed handover date has passed, ask when the construction payment falls due.
One-bedroom homes are about 643 to 732 sq ft, two-bedroom homes 959 to 1,073 sq ft and three-bedroom homes 1,491 to 1,712 sq ft. Homes have glazed porcelain floors, built-in wardrobes and a fully fitted kitchen, around a landscaped courtyard with a swimming pool, an expansive deck, children's play areas and fitness facilities. By our map, a Medcare medical centre is about 620 m away and GEMS Metropole School about 3.2 km. Jumeirah Golf Estates Metro Station is about 27 minutes away by car by our estimate.
The developer's plans. Sizes and layouts can change; ask the developer for the plan of the exact unit you're looking at.
1 BR
2 BR
3 BR
3 Bedrooms
How prices moved
Median price of 1-bed apartments in Town Square, over the 12 months to each dateUp 40% from Dec 2024 to Sep 2026.
Dec 2024AED 1,252 per sq ft
Sep 2026AED 1,752 per sq ft
Show as tableShow as chart
12 months to
Median price
Sales
Sep 2026
AED 1,752 per sq ft
428 sales
Jun 2026
AED 1,708 per sq ft
555 sales
Mar 2026
AED 1,616 per sq ft
668 sales
Dec 2025
AED 1,548 per sq ft
627 sales
Sep 2025
AED 1,495 per sq ft
552 sales
Jun 2025
AED 1,404 per sq ft
554 sales
Mar 2025
AED 1,289 per sq ft
695 sales
Dec 2024
AED 1,252 per sq ft
762 sales
Off-plan sales only.
Questions about this project
When is handover?
The listed handover was September 2026, so it may be out of date; ask the developer for the current status and the completion certificate.
How does the price compare?
The from price per square foot is 25% below 228 similar sales over the 12 months to November 2026, based on one-bedroom off-plan sales in Town Square.
What do the payments come to?
AED 80,000 on booking, AED 320,000 during construction and AED 400,000 at handover, at the from price. Separately, the 4% DLD fee comes to AED 32,000; ask when it is due.
Can foreigners buy here?
Yes. The listing gives the ownership as freehold.
Who is the developer?
Nshama. The project is in Town Square.
How far is the nearest school?
GEMS Metropole School is about 3.2 km away by our map, around 6 minutes by car by our estimate.
