New homes in Grove on the Park start at AED 770,000; the keys were due Jul 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 1,078,000 at 648 sq ft). This project's from price is AED 1,188 per sq ft (AED 770,000 for its smallest home, 648 sq ft), 29% less.
Keys
Jul 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 It has passed and may be out of date, so check the current one with the developer.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
648 to 1,530 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 1,188 per sq ft
Similar off-plan homes: AED 1,663 per sq ft
We couldn't match this project to the Dubai Land Department project register yet. The developer can give you its RERA project number.
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 77,000+ AED 30,800 DLD fee
AED 107,800
As it is builtWhile it is built · 40%
While it is built
40%
AED 308,000
AED 415,800
At the keys (Jul 2026)Keys · 50%
Keys
50%
AED 385,000
AED 800,800
Booking payment, 10%
AED 77,000
Dubai Land Department fee (Oqood), 4%
AED 30,800
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 107,800
Total costPrice plus the DLD fee
AED 800,800
The handover date (Jul 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.
Every off-plan project in Dubai must have an escrow account at a bank, watched by RERA. Pay into that account, never to a person. Ask for the account number.
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.
We compare with off-plan sales across Town Square, as this project isn't on the Dubai Land Department register yet or has too few sales.
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 1,188 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.
Oct 2026AED 819,888AED 1,265 per sq ftGrove on the Park, 648 sq ft
Jul 2026AED 1,067,888AED 1,650 per sq ftOdessa, 647 sq ft
Oct 2026AED 880,000AED 1,362 per sq ftGrove on the Park, 646 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 770,000 here
Off-plan medianAED 1,118,000AED 1,752 per sq ft
Sales428
29% 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
7.8%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
6.4%
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 (648 sq ft)
AED 9,072
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 770,000 = 7.8%. 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
Gems Metropole School3.2 km, 6 min driveSchool
Dwight School Dubai7.1 km, 17 min driveIB school
Arabian Ranches Community Center6 km, 12 min driveMall
Trump International Golf Club, DAMAC Hills4.9 km, 14 min driveGolf
Grove on the Park is an Nshama apartment project in Town Square with 1- to 3-bedroom homes from AED 770,000 and handover listed for July 2026. That date has passed, so ask Nshama for the current status and the completion certificate before you pay.
Start with the date. The listed handover was July 2026, so it may be out of date; ask the developer for the current status and the completion certificate. Visit the unit if you can.
The price check uses sales across Town Square. In the 12 months to November 2026, the Dubai Land Department recorded 228 one-bedroom off-plan sales there. The from price per square foot here is 29% below their median. Ask what size of unit the from price buys.
The plan is 10% on booking, 40% during construction and 50% on handover. At the from price that is AED 77,000 to book, then AED 308,000 for the construction stage and AED 385,000 at handover. Separately, the 4% DLD fee comes to AED 30,800; ask when it is due. Ask how much of the construction share is already due.
Homes have one to three bedrooms. Sizes are listed from 648 to 1,530 sq ft, with 656 sq ft for one bedroom, 959 sq ft for two and 1,530 sq ft for three. Residents share a residential gym, kids' play areas, a BBQ area and a swimming pool. By our map, a Medcare medical centre is about 560 m away, a 9-minute walk by our estimate. GEMS Metropole School is about 3.2 km away. Jumeirah Golf Estates Metro Station is about 13 km away, around 27 minutes by car.
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
Who is building Grove on the Park?
Nshama. The apartments are in Town Square.
When is handover?
The listed handover was July 2026, so it may be out of date; ask the developer for the current status and the completion certificate.
What does the price check show?
The from price per square foot is 29% below the median of 228 one-bedroom off-plan sales in Town Square over the 12 months to November 2026.
What are the payment steps?
10% on booking, 40% during construction and 50% on handover: AED 77,000, AED 308,000 and AED 385,000 at the from price. Separately, the 4% DLD fee comes to AED 30,800; ask when it is due.
Is there a school or clinic close by?
A Medcare medical centre is about 560 m away and GEMS Metropole School about 3.2 km, around 6 minutes by car by our estimate.
