Town Square is Nshama’s master-planned community between DAMAC Hills and DAMAC Hills 2. It’s the mid-market family option: apartments around a million dirhams, townhouses under three million, and sixteen parks instead of a beach. Every townhouse cluster is finished. The apartment side still mixes ready buildings with a long run of off-plan launches.
This summer it was one of the quietest communities in the city. Here’s what the Dubai Land Department registry shows, comparing 1 June to 23 July 2026 with the same weeks of 2025.
How we counted: DLD sale registrations (“Sales” group, residential) under the Town Square master project, split into apartments and villas/townhouses, and into ready and off-plan. Prices are medians. We compare the same calendar window in both years, so the late-May Eid al-Adha registration pause and seasonality wash out. Small samples are flagged where they apply.
Volume: down twice as hard as Dubai
| June 1 – July 23 | 2025 | 2026 | Change | Dubai-wide |
|---|---|---|---|---|
| Apartment sales | 302 | 177 | −41% | −20% |
| — ready (resale) | 124 | 81 | −35% | −35% |
| — off-plan | 178 | 96 | −46% | −15% |
| Townhouse sales | 67 | 34 | −49% | −17% |
Ready resale fell exactly in line with the city, where about a third of secondary-market buyers went missing this summer. The gap is off-plan. City-wide, off-plan apartment sales held up comparatively well (−15%). In Town Square they nearly halved. Buyers who were still signing off-plan contracts this summer mostly signed them somewhere else.
Price: flat where it counts
| Median AED/sqft | 2025 | 2026 | Change | Dubai-wide |
|---|---|---|---|---|
| Ready apartments | 1,319 | 1,308 | −0.8% | +5.9% |
| Off-plan apartments | 1,535 | 1,540 | +0.3% | −7.0% |
| All apartments | 1,480 | 1,387 | −6.3% |
Look at the last row and you’d say Town Square prices fell 6%. They didn’t. Both the ready and the off-plan medians are essentially unchanged. The blended number fell because the mix shifted toward two-bedrooms, which trade cheaper per square foot than one-beds. Their share of apartment deals rose from 49% to 57%, while one-beds fell from 40% to 32%. Same prices, different units.
The honest read is “flat”, not “down”. It is also flat while ready apartments city-wide gained about 6% per square foot, so Town Square is lagging the market rather than falling with it.
By bedroom (ready apartments)
| Ready resale | Deals 2025 → 2026 | AED/sqft 2025 | AED/sqft 2026 | Change |
|---|---|---|---|---|
| Studio | 10 → 7 | 1,584 | 1,461 | −7.8%* |
| 1 bed | 47 → 24 | 1,402 | 1,350 | −3.7% |
| 2 bed | 51 → 43 | 1,237 | 1,241 | +0.3% |
| 3 bed | 16 → 7 | 1,176 | 1,248 | +6.1%* |
Two-bedrooms are the story. They kept 84% of their deal volume while one-beds lost half, and their price didn’t move. That fits a community whose buyers are families who end up living in the unit. The investor-sized studios and one-beds are what’s sitting unsold.
Townhouses: fewer sales, higher prices
All of Town Square’s townhouses are ready, so there’s no off-plan noise to strip out. Three-bed townhouses are the market: 55 of the 67 sales last summer and 32 of the 34 this summer.
| 3-bed townhouses | 2025 | 2026 | Change |
|---|---|---|---|
| Sales | 55 | 32 | −42% |
| Median price | AED 2.61M | AED 2.83M | +8.2% |
| Median AED/sqft | 1,334 | 1,398 | +4.8% |
Half the buyers, and the ones who bought paid more. Nshama isn’t building new townhouses in Town Square, so there is no new supply to compete with. A seller who doesn’t need to sell simply waits. (Four-bed sales were down to two this summer, too few to price.)
What it means
- Buying a ready apartment: you have leverage on volume, not on price. Sellers haven’t cut, but there are a third fewer buyers competing with you. Negotiate on terms and on the unit, not on a falling market.
- Off-plan in Town Square: off-plan sales fell three times harder here than across Dubai. Before paying a launch premium, compare the developer’s price with the ready resale benchmark above (around AED 1,300/sqft). Off-plan is selling at roughly 18% more.
- Townhouses: the tightest part of the community. Prices rose against falling volume, and nothing new is being built.
Every number here comes from public DLD registrations, and the same breakdown exists for every community we track. See Town Square on Esto for the full price history, or run the numbers on a specific unit with our rental analysis guide.