Ora by Nshama is a premier residential project located in the heart of the award-winning Town Square Dubai master community. This particular 17-story architectural landmark (G + 2 Podium + 14 Residential Floors) is designed to provide a balanced lifestyle, where contemporary urban luxury combines seamlessly with lush green surroundings. The building showcases a timeless facade with clean lines and expansive windows, specifically designed to overlook the iconic Central Park and surrounding verdant boulevards.
Each particular residence at Ora is meticulously designed to maximize space and functionality. The apartments feature premium porcelain flooring, built-in wardrobes, and fully equipped kitchens with high-quality appliances. Living areas are flooded with natural light, creating a bright and airy atmosphere that emphasizes the project’s focus on serenity plus modern comfort. Currently under construction and approximately 22% complete, Ora is on track for its scheduled delivery in November 2026.
Property Details
| Feature | Details |
| Developer | Nshama Properties |
| Location | Town Square Dubai |
| Property Type | Apartments |
| Starting Price | AED 765,888 |
| Government Fee | 4% DLD Fee |
| Unit Status | Off-Plan (Under Construction) |
| Ownership | Freehold |
| Estimated Completion | November 1, 2026 |
| Views | Town Square Central Park, Boulevard, and Landscaped Gardens |
Features & Amenities
| Feature | Details |
| Wellness & Fitness | Cutting-edge gymnasium, jogging tracks, and 13km cycling trails |
| Swimming & Leisure | Temperature-controlled swimming pools and private BBQ areas |
| Sports Facilities | Squash, tennis, and basketball courts plus an 8,000 sqm sports area |
| Family & Kids | Kids’ play areas, splash pads, and proximity to the community carousel |
| Convenience | 250+ retail outlets, diverse cafés, supermarkets, and clinics |
| Community Spaces | 260,000 sqm of green area, landscaped gardens, and a mosque |
Location & Connectivity
Ora’s prime location makes sure of residents enjoy quick access to Dubai’s most popular leisure and business destinations via Al Qudra Road (D63) and Emirates Road:
- 05 mins, Town Square Park & Retail Hub
- 10 mins, Plantation Equestrian and Polo Club
- 15 mins, Dubai Miracle Garden
- 20 mins, Expo 2020 Site (District 2020)
- 25 mins, The Dubai Mall & Downtown Dubai
- 28 mins, Dubai International Airport (DXB)
- 32 mins, Al Maktoum International Airport (DWC)
Payment Plan
| Stage | Percentage | Notes |
| Down Payment | 10% | Due on the booking date |
| During Construction | 40% | Paid in 10% installments every 6 months |
| On Handover | 50% | Final balance due upon 100% completion |
Note: This 50/50 payment structure is highly sought after by investors for its flexibility during the construction phase.
Floor Plans
Unit sizes at Ora at Town Square Dubai: Sophisticated Park-Side Living by Nshama run from 623 to 1,521 square feet: 1-Bedroom Apartment at 623 sq ft, 2-Bedroom Apartment at 1,010 sq ft and 3-Bedroom Apartment at 1,521 sq ft. These are the developer stated areas. Ask us for the registered size on a specific unit before you offer, because the two do not always agree.
| Unit Type | Size Range (Sq. Ft.) | Key Features |
| 1-Bedroom Apartment | 623 to 634 Sq. Ft. | Spacious layout with private balcony and fitted kitchen |
| 2-Bedroom Apartment | 1,010 to 1,186 Sq. Ft. | Features en-suite master bedroom and built-in wardrobes |
| 3-Bedroom Apartment | 1,521 to 1,529 Sq. Ft. | Corner units including maid’s room and park views |
Note: Detailed floor plan layouts for Type A and B are available upon request.
Why Invest in Ora at Town Square
- Exceptional Rental Demand: Town Square is a top choice for young families, offering high occupancy rates and net ROI averages of 8% to 9%.
- Prime “Park-Side” Position: Properties overlooking the 50,000 sqm Central Park historically enjoy faster capital appreciation.
- Affordable Entry Point: With starting prices under AED 800K, Ora provides luxury-standard finishes at a significantly lower entry cost than neighboring areas.
- Nshama’s Quality Record: Nshama is renowned for delivering projects on time with high-spec finishes, including porcelain floors and German kitchen hardware.
- Complete Infrastructure: Unlike other new areas, Town Square is already a mature community with operating schools, hospitals, and Carrefour supermarkets.
FAQs About Ora
Q1: What is the current construction status of Ora?
A: As of late 2025, construction has reached approximately 22% completion and is moving according to the Q4 2026 timeline.
Q2: Is Ora a freehold project?
A: Yes, it is 100% freehold, allowing full ownership and Title Deed issuance for all nationalities.
Q3: Are the apartments furnished?
A: Apartments come semi-furnished with fully-fitted kitchens (including appliances), built-in wardrobes, and completed bathrooms.
Q4: Are there developer units still available?
A: While developer stock is largely sold out, there are currently 20 premium resale properties available for interested buyers.
Q5: What are the expected service charges?
A: Service charges in Town Square are generally estimated between AED 14 to AED 16 per sq. ft.
Contact Cresco Real Estate Today
Would you like me to provide you with the brochure for the 3-bedroom + maid units, or would you like to see a list of the 20 available resale properties currently on the market for Ora?
More about Town Square
Read the Cresco area guide to Town Square. Prices, rental yields, handover timelines, schools, commute times and what actually sells there.
Open the Town Square area guide
You may also want to read how buying off plan works and work out the rental yield.
What buyers actually registered in Town Square
Dubai Land Department registered transactions, not advertised asking prices.
Between 30 June 2026 and 18 August 2026, 69 residential sales were registered in Town Square. The median was AED 1,150,000 and the middle half fell between AED 850,000 and AED 1,350,000. This project is advertised from AED 765,888, which sits below that range.
For the unit type this project leads with, 1 B/R, the registered median in Town Square was AED 820,000 across 17 sales, at AED 1,397 per square foot and a median size of 602 sq ft.
| This project, advertised entry price | AED 765,888 |
| Registered median price, Town Square | AED 1,150,000 |
| Middle half of registered sales | AED 850,000 to AED 1,350,000 |
| Registered median per sq ft | AED 1,313 |
| Registered median unit size | 937 sq ft |
| Share bought off plan | 16% |
| Ready stock, median per sq ft | AED 1,309 from 58 sales |
| Registered residential sales in the period | 69 |
Registered sales by bedroom count in Town Square
| Type | Sales | Median price | Per sq ft | Median size |
|---|---|---|---|---|
| 1 B/R | 17 | AED 820,000 | AED 1,397 | 602 sq ft |
| 2 B/R | 36 | AED 1,220,000 | AED 1,246 | 949 sq ft |
| 3 B/R | 9 | AED 1,875,000 | AED 1,321 | 1,424 sq ft |
Source: Dubai Land Department open data. Registered sales of residential units between 30 June 2026 and 18 August 2026. Mortgages and gift transfers are excluded because they are not arms length sales. Sizes are converted from square metres at 10.7639 sq ft per sq m. The entry price shown for this project is our advertised starting price and is not a registered transaction. Community figures are medians across every project in the community, not this project alone. We do not publish a price per square foot for this project because advertised size ranges are not a reliable basis for that calculation.
What actually transacted in Town Square
Before you judge a launch price, look at what the community around it registered. Over the last twelve months Town Square recorded 4,613 registered rental contracts and 796 ready sales, all filed with the Dubai Land Department. These are signed contracts, not asking prices.
Rent registered at AED 94 per sqft against a ready sale price of AED 1,354 per sqft. That is a gross yield of 6.9% on ready stock in this community.
We use ready sale prices rather than blended prices deliberately. You cannot rent a home that has not been handed over, so an off plan launch price in a yield calculation produces a number that cannot happen.
Registered rents in Town Square moved +8.5 against the twelve months before.
The shorter window disagrees. On the most recent three months of contracts the same community reads -0.8%. Summer seasonality and smaller samples both sit inside that number, but we publish it rather than quote only the figure that flatters the market.
| Unit type | Contracts registered | Average annual rent (AED) | Rent per sqft (AED) | Change vs 12 months earlier |
|---|---|---|---|---|
| Studio | 360 | 42,663 | 125 | +10.7 |
| 1 bedroom | 1,963 | 57,534 | 99 | +8.4 |
| 2 bedroom | 1,903 | 85,207 | 85 | +11.9 |
| 3 bedroom | 384 | 118,503 | 78 | +8.9 |
| All apartments | 4,613 | 72,927 | 94 | +8.5 |
Full Town Square guide · Live Dubai market update · Run these numbers on a specific unit
Data verified 31 August 2026. Dubai Land Department registered transactions via Bayut TruView, rolling 12 months to August 2026.
