New homes in Olbia start at AED 956,000; keys are due May 2028; you pay 10% to book, 30% while it is built and 60% at the keys.
In the 24 months to Nov 9, 2026, Dubai Land Department recorded 64 off-plan sales of 1-bed apartments of 276 sq ft to 931 sq ft in Olbia. Their median price is AED 1,627 per sq ft (about AED 955,000 at 587 sq ft). This project's from price is AED 1,629 per sq ft (AED 956,000 for its smallest home, 587 sq ft), about the same.
Keys
May 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
587 to 2,175 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 1,629 per sq ft
Similar off-plan homes: AED 1,627 per sq ft
RERA project
3749
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
May 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
156
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 95,600+ AED 38,240 DLD fee
AED 133,840
Feb 2027While it is built · 6%
While it is built
6%
AED 57,360
AED 191,200
May 2027While it is built · 6%
While it is built
6%
AED 57,360
AED 248,560
Aug 2027While it is built · 6%
While it is built
6%
AED 57,360
AED 305,920
Nov 2027While it is built · 6%
While it is built
6%
AED 57,360
AED 363,280
Feb 2028While it is built · 6%
While it is built
6%
AED 57,360
AED 420,640
May 2028Keys · 60%
Keys
60%
AED 573,600
AED 994,240
Booking payment, 10%
AED 95,600
Dubai Land Department fee (Oqood), 4%
AED 38,240
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 133,840
Total costPrice plus the DLD fee
AED 994,240
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 64 off-plan sales of 1-bed apartments of 276 sq ft to 931 sq ft in Olbia, from Nov 10, 2024 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Fewer than 30 similar homes in Olbia sold in 12 months, so we looked at 24 months.
Dubai Land Department recorded 64 off-plan sales of 1-bed apartments of 276 sq ft to 931 sq ft in Olbia, from Nov 10, 2024 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,627 per sq ft
AED 1,410 to AED 1,448 per sq ft
5 sales
AED 1,448 to AED 1,487 per sq ft
0 sales
AED 1,487 to AED 1,526 per sq ft
1 sale
AED 1,526 to AED 1,564 per sq ft
1 sale
AED 1,564 to AED 1,603 per sq ft
13 sales
AED 1,603 to AED 1,642 per sq ft
17 sales
This project's from price is in this band.
AED 1,642 to AED 1,680 per sq ft
23 sales
AED 1,680 to AED 1,719 per sq ft
4 sales
AED 1,410 per sq ftAED 1,719 per sq ft
This project AED 1,629 per sq ft
Half of the sales sold for AED 1,592 to AED 1,658 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 1,410 to AED 1,448 per sq ft
5
AED 1,448 to AED 1,487 per sq ft
0
AED 1,487 to AED 1,526 per sq ft
1
AED 1,526 to AED 1,564 per sq ft
1
AED 1,564 to AED 1,603 per sq ft
13
AED 1,603 to AED 1,642 per sq ft
17
AED 1,642 to AED 1,680 per sq ft
23
AED 1,680 to AED 1,719 per sq ft
4
The 3 closest sales
Picked from the 64 similar sales above, closest in size to this project's smallest home.
Oct 2025AED 977,888AED 1,666 per sq ftOLBIA, 587 sq ft
Nov 2025AED 980,888AED 1,671 per sq ftOLBIA, 587 sq ft
Nov 2025AED 982,888AED 1,674 per sq ftOLBIA, 587 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 956,000 here
Off-plan medianAED 1,118,000AED 1,752 per sq ft
Sales428
In line with 64 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
6.3%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
5.2%
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 (587 sq ft)
AED 8,218
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 956,000 = 6.3%. 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, 9 min driveSchool
Dwight School Dubai7.1 km, 18 min driveIB school
Arabian Ranches Community Center6.3 km, 12 min driveMall
Trump International Golf Club, DAMAC Hills4.9 km, 15 min driveGolf
Olbia is an Nshama apartment project in Town Square with one- to three-bedroom homes from AED 956,000 and handover listed for May 2028. 10% is due on booking and 60% at handover, and the from price is in line with 33 similar one-bedroom sales in this project over the 12 months to October 2026.
The plan is 10% on booking, 30% during construction and 60% at handover in May 2028, about 18 months from now. At the from price that is AED 95,600 to book, AED 286,800 during the build and AED 573,600 at handover. Ask when the 30% construction payment falls due. Separately, the 4% DLD fee comes to AED 38,240; ask when it is due.
The price check is against sales in this project. It puts the from price in line with 33 similar one-bedroom sales in Olbia in the 12 months to October 2026. Compare the unit and floor you are offered with those sales before you book.
The listing gives 587 to 2,175 sq ft overall. The developer lists one-bedroom homes of about 587 sq ft, two-bedroom homes of about 940 sq ft and three-bedroom homes of about 1,401 sq ft. Shared facilities include a gym, a pool, a kids' pool and covered parking. Homes have balconies.
Yah Polyclinic is about 300 m away. Ranches Primary School is about 3.5 km away, roughly 9 minutes by car, and Dwight School Dubai about 7.1 km. Trump International Golf Club in DAMAC Hills is about 15 minutes by car. The nearest metro, Jumeirah Golf Estates, is about 12.8 km away, around 27 minutes by car, and Jumeirah Lakes Towers about 29.
