People ask me a lot: “Konstantin, isn’t Town Square too far out? Does it make sense to buy there?” Whether it’s far depends on where you need to drive every day. It’s a big, calm, family community, and over the last year about 1,780 apartment deals and about 280 townhouse deals went through there. So let’s go through it: what homes cost, what they earn, what’s happening with the roads and schools, and what residents themselves say.
In shortTown Square is a freehold community by Nshama on Al Qudra Road, in Dubailand. A ready studio costs about AED 540K, a one-bedroom about AED 870K and a three-bedroom townhouse about AED 2.9M. Annual rent is AED 45K for a studio and AED 64K for a one-bedroom. The net yield on a one-bedroom after all costs is about 5.3% a year, on a studio about 6.1%. Apartment prices in the same buildings rose 1.9% over the year, townhouses 7%. There is no metro.
Where Town Square is
Town Square sits on Al Qudra Road, just south of its junction with Emirates Road (E611). Its neighbours are Mira and Mira Oasis, Mudon, The Sustainable City, DAMAC Hills and Arabian Ranches. Dubai Hills Mall is about 15 minutes by car, Downtown about 30 without traffic.
The master developer is Nshama, a company set up in 2014 by former Emaar senior executives. The community launched in 2015. It’s a big area, around 750 acres, planned for about 18,000 apartments and 3,500 townhouses. It’s freehold, so a foreigner buys the property outright.
Roads. For a long time Town Square had one main headache: getting out in the morning. Residents wrote that at peak hour it could take up to an hour just to leave the community. It’s noticeably better now. In May 2025 the RTA opened a new exit from the community straight onto Emirates Road. In February 2026 the first bridges of the RTA’s big Al Qudra Road upgrade opened, and work there continues. And in August 2026 another entrance was added from Al Yalayis 2, along with a U-turn and extra access from Emirates Road.
Metro. There’s no metro nearby. The closest Red Line stations are 20–30 minutes away by car. Nshama runs a residents’ shuttle to Equiti station, which you sign up for through the Nshama Connect portal. An RTA bus also runs through the community.
Town Square prices and rental yields in 2026
I don’t take these numbers from listings. They come from Dubai Land Department (DLD) open data, the same data we use in DXB Radar.
| Apartment deals over 12 months | about 1,780, 62% of them off-plan |
| Ready: studio / 1 bed / 2 beds / 3 beds | about AED 0.54M / 0.87M / 1.35M / 1.94M |
| Off-plan: 1 bed / 2 beds / 3 beds | about AED 1.12M / 1.6M / 2.47M |
| Annual rent: studio / 1 bed / 2 beds / 3 beds | AED 45K / 64K / 90K / 127K |
| Apartment price change over the year, same buildings | +1.9% (last three months −0.4%) |
| Apartment rent over the year | unchanged |
| Service charge, apartments | about AED 19.4 per sq ft a year |
| Townhouses: deals over 12 months | about 280, all ready |
| Townhouses: 3 beds / 4 beds | about AED 2.86M / 3.46M, +7% over the year |
| Service charge, townhouses | about AED 4 per sq ft a year |
Let’s do the maths. A ready one-bedroom costs about AED 870K and rents for about AED 64K a year. That’s 7.4% gross. Take off the service charge, allow 5% for vacancy and small repairs, add 6% purchase costs, and you’re left with about 5.3% a year. A studio does even better, about 6.1% net. For Dubai those are good numbers.
Apartment prices rose 1.9% over the year, and townhouses went up 7%. Over the last three months apartment prices have basically held where they are, minus 0.4%.
Keep in mind that an off-plan one-bedroom in Town Square currently costs about 30% more than a ready one, and a two-bedroom about 18% more. If you’re buying to rent out, a ready apartment starts earning right away and is cheaper to get into.
Infrastructure
- Parks: about 154,000 sq m of parks and green space. The central park has a carousel, playgrounds, a splash pad, a skate park and a dog park. There’s also a Wave Rider surf simulator, tennis and padel courts, and a running and cycling track.
- Shopping: Spinneys, Carrefour Market, Choithrams. There’s another Spinneys in neighbouring Mira Town Centre.
- Cafés and restaurants: several dozen in the community, for example Nando’s, Five Guys, Starbucks.
- Healthcare: there are clinics and Life, Bin Sina and Aster pharmacies in the community, and most clinics are open until 9–10 pm.
- Malls: no big mall in the community. The nearest large one is Dubai Hills Mall, about 15 minutes by car.
Schools near Town Square
For families with children, things have got noticeably better over the last two years. Two new schools have opened right next door, and neighbouring Arabian Ranches has strong schools with a long track record. The ratings are from the latest inspections by KHDA, Dubai’s schools regulator.
- Dubai International Academy Town Square — international curriculum, right in the community. It opened for the 2026/27 school year, from Pre-KG to Grade 8 for now, growing to Grade 12. No KHDA rating yet, as it’s new. The other DIA campuses are rated “Outstanding” and “Very Good”.
- Dubai British School Mira — UK curriculum, on Al Qudra Road next to Town Square. Opened in August 2025, no KHDA rating yet.
- Jumeirah English Speaking School Arabian Ranches — UK curriculum and IB, “Outstanding”.
- Ranches Primary School — British primary, “Very Good”.
- Jebel Ali School — UK curriculum, “Very Good”, about 12 minutes by car since the new Emirates Road exit opened.
- Fairgreen International School in The Sustainable City — IB, “Good”.
Buildings and projects
Ready apartments: Zahra and Zahra Breeze, Safi, Una, Rawda, Warda, Jenna, Hayat Boulevard. Recently handed over: The Regent, The Diplomat, Ascot Residences, Liva.
Ready townhouses: for example, Hayat and Safi.
Under construction: Elaya, Fia and Ora by Nshama, due to be handed over in autumn 2026; Haya on the Park, Savannah, Berkshire Park, Hillcrest and The Baltimore in 2027; and Alton in 2028. Several more projects, such as Camden, The Mayfair and Grove on the Park, don’t have a handover date announced yet.
If you want to see how a specific project is really going, check the Construction progress section of DXB Radar. The completion figures there come from the Dubai Land Department, not from the developer.
Pros and cons of Town Square
I’ve read what residents write in the Bayut, Property Finder and Gulf News reviews, and added what our clients tell us. Here’s the picture.
What people like:
- Quiet and calm, with lots of families.
- A huge park and plenty of greenery for walks and sport.
- Everyday essentials inside the community: supermarkets, cafés, clinics.
- Homes are more affordable than in many neighbouring areas.
- Schools now right on the doorstep.
What people complain about:
- No metro, so it’s inconvenient without a car.
- Morning traffic at the exits on school days, though the new exits have helped.
- The area is still being built, so there’s some noise and dust.
- No big mall in the community; people drive to Dubai Hills Mall.
My view
I see Town Square as one of the clearest options for families who want to live in Dubai without paying central prices. It has a well-thought-out master plan from one developer, a big park, its own shops and cafés, and now schools next to home. Studios and one-bedrooms suit young couples, while larger apartments and townhouses suit families. Yields on ready apartments are good, about 5.3% net on a one-bedroom.
And the area keeps improving. The RTA is widening Al Qudra Road and has already opened new exits, so Town Square’s main problem, the morning drive, is gradually going away. DIA Town Square will grow year by year up to Grade 12, and DBS Mira is already adding secondary years, so families with children can plan their schooling here for the long term. The one thing I’d factor in: quite a few new buildings will be handed over in 2026–2028. So for renting out, I’d pick a ready apartment in a building with a good management company.
My team can show you actual deals and rents for specific buildings and townhouses in Town Square — leave a request.
Frequently asked questions about Town Square
How much does an apartment in Town Square cost?
According to Dubai Land Department deals, a ready studio costs about AED 540K, a one-bedroom about AED 870K and a two-bedroom about AED 1.35M. A three-bedroom townhouse is about AED 2.9M.
What is the rental yield in Town Square?
A one-bedroom rents for about AED 64K a year. That’s about 7.4% gross and about 5.3% net, once you take off the service charge, vacancy and purchase costs. Studios make about 6.1% net.
Is there a metro in Town Square?
No. The nearest Red Line stations are 20–30 minutes away by car. Residents can use the Nshama shuttle to Equiti station.
Which schools are in and near Town Square?
Dubai International Academy Town Square opened inside the community in 2026, and Dubai British School Mira has been running next door on Al Qudra Road since 2025. In neighbouring Arabian Ranches there’s JESS, rated “Outstanding” by KHDA, and Ranches Primary School, rated “Very Good”.
Town Square or JVC — which to choose?
JVC is closer to Dubai Marina and Al Barsha, has more buildings and a wider choice of apartments. Town Square is further out, but it’s a single planned community with a big park, schools and townhouses. For a family I’d look at Town Square; for renting out both work, and the specific building is what decides it.
All figures for Dubai areas: DXB Radar. This is not investment advice: for details, consult a broker of 2088 Real Estate.
Sources: Dubai Land Department open data (data.dubai), deals up to 28.09.2026; Propsearch; Propsearch, buildings and handovers; Bayut; MyBayut; Property Finder; Gulf News, residents’ views; Khaleej Times, E611 exit; Dubai Media Office, Al Qudra Road; Gulf News, new access, August 2026; Nshama, shuttle; WhichSchoolAdvisor, DIA Town Square; WhichSchoolAdvisor, DBS Mira; KHDA ratings. Figures as of September 2026.
