New homes in ORA start at AED 765,888; keys are due Nov 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 1,036,000 at 623 sq ft). This project's from price is AED 1,229 per sq ft (AED 765,888 for its smallest home, 623 sq ft), 26% less.
Keys
Nov 2026
The developer's handover date
Payment plan
10 / 40 / 50
10% to book, 40% while it is built, 50% at the keys
Bedrooms
1 to 3 beds
Sizes
623 to 1,521 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 1,229 per sq ft
Similar off-plan homes: AED 1,663 per sq ft
RERA project
3003
Check it in Dubai REST, the Dubai Land Department's official app.
Built
47%
Being built. DLD register, Nov 11, 2026
Escrow account
بنك ابوظبي الأول ش.م.ع
The bank that holds your payments
Registered homes
157
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 76,589+ AED 30,636 DLD fee
AED 107,225
As it is builtWhile it is built · 40%
While it is built
40%
AED 306,355
AED 413,580
At the keys (Nov 2026)Keys · 50%
Keys
50%
AED 382,944
AED 796,524
Booking payment, 10%
AED 76,589
Dubai Land Department fee (Oqood), 4%
AED 30,636
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 107,225
Total costPrice plus the DLD fee
AED 796,524
The handover date (Nov 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 ORA 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 1,229 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.
Apr 2026AED 765,888AED 1,228 per sq ftORA, 624 sq ft
Mar 2026AED 785,000AED 1,254 per sq ftFIA, 626 sq ft
Dec 2025AED 840,000AED 1,336 per sq ftThe Hamilton, 629 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 765,888 here
Off-plan medianAED 1,118,000AED 1,752 per sq ft
Sales428
26% 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 (623 sq ft)
AED 8,722
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 765,888 = 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
Ranches Primary School3.1 km, 9 min driveSchool
Dwight School Dubai6.8 km, 18 min driveIB school
Arabian Ranches Community Center6 km, 12 min driveMall
Trump International Golf Club, DAMAC Hills4.6 km, 15 min driveGolf
Central Park (under construction)350 m, 6 min walkPark
ORA's from price per square foot is about 26% below 228 one-bedroom off-plan sales in Town Square over the 12 months to November 2026. The Nshama project has one- to three-bedroom apartments from AED 765,888, and the listed handover is November 2026, this month.
The Dubai Land Department lists 228 one-bedroom off-plan sales in Town Square in the 12 months to November 2026. ORA's from price per square foot is about 26% below their median. Those sales cover the whole area, not this project alone, so compare the price and size of the unit you are offered with recent sales here.
The listed handover is November 2026, which is this month. Ask Nshama for the latest status of the project before you pay. The plan is 10% on booking, 40% during construction and 50% at handover: AED 76,589, AED 306,355 and AED 382,944 at the from price. Separately, the 4% DLD fee comes to AED 30,636; ask when it is due.
Homes run from about 623 to 1,521 sq ft, and the three-bedroom layout has a maid's room. Kitchens are fully equipped with appliances, floors are porcelain and bedrooms have built-in wardrobes. Shared facilities include a gym, swimming pools and a kids' play area, and the community has green spaces, jogging paths, bike lanes, shops and cafes.
YAH Polyclinic is about 540 m away. Ranches Primary School is about 3.1 km away, around a 9-minute drive, and Trump International Golf Club, DAMAC Hills about 4.6 km. Jumeirah Golf Estates Metro Station is about 12.6 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 + MAID
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 does the price of ORA compare with recent sales?
The from price per square foot is about 26% below the median of 228 one-bedroom off-plan sales in Town Square over the 12 months to November 2026.
When is handover?
The listed handover is November 2026, this month. Ask Nshama for the latest status before you pay. Ask the developer for the completion certificate before you pay the handover amount.
What do I pay and when?
10% on booking (AED 76,589 at the from price), 40% during construction (AED 306,355) and 50% at handover (AED 382,944). Separately, the 4% DLD fee comes to AED 30,636; ask when it is due.
Can foreigners buy here?
Yes. The listing gives the ownership as freehold, so foreign buyers can own outright.
What sizes are the apartments?
One- to three-bedroom homes of about 623 to 1,521 sq ft. The three-bedroom layout includes a maid's room.
How far are the metro and schools?
Ranches Primary School is about 3.1 km away, and Jumeirah Golf Estates Metro Station about 12.6 km, around 27 minutes by car.
