New homes in Fiori Residences start at AED 1,031,000; keys are due Jun 2028; you pay 10% to book, 30% while it is built and 60% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 46 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Fiori. Their median price is AED 1,712 per sq ft (about AED 1,089,000 at 636 sq ft). This project's from price is AED 1,621 per sq ft (AED 1,031,000 for its smallest home, 636 sq ft), 5% less.
Keys
Jun 2028
The developer's handover date
Payment plan
10 / 30 / 60
10% to book, 30% while it is built, 60% at the keys
Bedrooms
1 to 3 beds
Sizes
636 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 1,621 per sq ft
Similar off-plan homes: AED 1,712 per sq ft
RERA project
4028
Check it in Dubai REST, the Dubai Land Department's official app.
Built
0%
Not started. DLD register, Nov 11, 2026
Completion on the register
Jun 2028
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
146
In 1 buildings
Dubai Land Department project register, as of Nov 11, 2026.
Paying for it
You pay 10% when you book, 30% as the building goes up, and 60% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
NowBooking · 10%
Booking
10%
AED 103,100+ AED 41,240 DLD fee
AED 144,340
Feb 2027While it is built · 5%
While it is built
5%
AED 51,550
AED 195,890
Apr 2027While it is built · 5%
While it is built
5%
AED 51,550
AED 247,440
Jul 2027While it is built · 5%
While it is built
5%
AED 51,550
AED 298,990
Oct 2027While it is built · 5%
While it is built
5%
AED 51,550
AED 350,540
Jan 2028While it is built · 5%
While it is built
5%
AED 51,550
AED 402,090
Mar 2028While it is built · 5%
While it is built
5%
AED 51,550
AED 453,640
Jun 2028Keys · 60%
Keys
60%
AED 618,600
AED 1,072,240
Booking payment, 10%
AED 103,100
Dubai Land Department fee (Oqood), 4%
AED 41,240
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 144,340
Total costPrice plus the DLD fee
AED 1,072,240
The dates are our estimate: we spread the construction share evenly between now and the keys. The developer's real dates follow the building work, so they can move.
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 46 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Fiori, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Dubai Land Department recorded 46 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Fiori, 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 1,712 per sq ft
AED 1,577 to AED 1,611 per sq ft
3 sales
AED 1,611 to AED 1,645 per sq ft
3 sales
This project's from price is in this band.
AED 1,645 to AED 1,679 per sq ft
7 sales
AED 1,679 to AED 1,713 per sq ft
11 sales
AED 1,713 to AED 1,747 per sq ft
13 sales
AED 1,747 to AED 1,781 per sq ft
8 sales
AED 1,781 to AED 1,815 per sq ft
0 sales
AED 1,815 to AED 1,849 per sq ft
1 sale
AED 1,577 per sq ftAED 1,849 per sq ft
This project AED 1,621 per sq ft
Half of the sales sold for AED 1,676 to AED 1,737 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 1,577 to AED 1,611 per sq ft
3
AED 1,611 to AED 1,645 per sq ft
3
AED 1,645 to AED 1,679 per sq ft
7
AED 1,679 to AED 1,713 per sq ft
11
AED 1,713 to AED 1,747 per sq ft
13
AED 1,747 to AED 1,781 per sq ft
8
AED 1,781 to AED 1,815 per sq ft
0
AED 1,815 to AED 1,849 per sq ft
1
The 3 closest sales
Picked from the 46 similar sales above, closest in size to this project's smallest home.
Sep 2026AED 1,175,888AED 1,849 per sq ftFiori, 636 sq ft
Sep 2026AED 1,100,888AED 1,731 per sq ftFiori, 636 sq ft
Feb 2026AED 1,104,888AED 1,737 per sq ftFiori, 636 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 1,031,000 here
Off-plan medianAED 1,118,000AED 1,752 per sq ft
Sales428
5% below 46 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
5.8%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
4.8%
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 (636 sq ft)
AED 8,904
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 1,031,000 = 5.8%. 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
Ranches Primary School3.5 km, 8 min driveSchool
Dwight School Dubai7.2 km, 17 min driveIB school
Arabian Ranches Community Center6.4 km, 12 min driveMall
Trump International Golf Club, DAMAC Hills5 km, 14 min driveGolf
Fiori Residences is an Nshama apartment building in Town Square with one- to three-bedroom homes from AED 1,031,000 and handover listed for June 2028. 60% of the price is due at handover, and the from price per square foot is 5.3% below 46 similar one-bedroom off-plan sales in the project.
You pay 10% on booking, 30% during construction and 60% at handover. At the from price that is AED 103,100 on booking, AED 309,300 during the build and AED 618,600 at handover. Separately, the 4% DLD fee comes to AED 41,240; ask when it is due. The listed handover is June 2028, about 19 months away.
The Dubai Land Department recorded 46 one-bedroom off-plan sales in Fiori in the 12 months to November 2026, and the from price per square foot here is 5.3% below their median. The check compares price per square foot, not total price.
Nshama lists one-, two- and three-bedroom apartments, plus three-bedroom duplexes. The developer's description gives 636 sq ft for one bedroom, 848 sq ft for two and 1,432 sq ft for three, but the listing shows a single size of 636 sq ft for every type, so ask for the floor plans and the exact size of your unit. Shared areas include a swimming pool, a children's pool, a gym, play areas, a BBQ area, a pet washroom and a rooftop terrace.
The developer says the building sits at the head of Town Square Park. A polyclinic is about 390 m away, a 6-minute walk. Ranches Primary School is about 3.5 km away, 8 minutes by car. The nearest metro, Jumeirah Golf Estates, is about 12.9 km away, a 27-minute drive.
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
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
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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
How much is left to pay at handover?
60% of the price. At the from price that is AED 618,600, after AED 103,100 on booking and AED 309,300 during construction.
How does the price compare with recent sales in the same project?
The from price per square foot is 5.3% below the median of 46 similar one-bedroom off-plan sales in Fiori in the 12 months to November 2026.
What sizes are the homes?
The developer's description gives 636 sq ft for one bedroom, 848 sq ft for two and 1,432 sq ft for three. The listing does not match this, so ask for the floor plans and the exact size.
When is handover?
The listed handover is June 2028, about 19 months from now. Ask Nshama for the latest construction update before you book.
Which facilities are shared?
A swimming pool and children's pool, a gym, play areas, a pet washroom, a BBQ area, a rooftop terrace, covered parking and 24/7 security.
Can foreigners buy here?
Yes. The listing gives the ownership as freehold, so foreign buyers can own outright.
