Nshama Fiori is the latest premium residential development by Nshama, positioned in the heart of the highly successful Town Square Dubai master development. This particular mid-rise building is designed to merge sleek, modern architecture with a nature-inspired, family-centric lifestyle. Fiori showcases a curated selection of 1, 2, and 3-bedroom apartments, alongside exclusive duplex units, all boasting open-concept layouts, floor-to-ceiling windows, and expansive balconies that overlook lush community landscapes.
Strategically located along Al Qudra Road, Fiori provides a tranquil retreat from the city’s bustle while maintaining seamless connectivity to Dubai’s key business and leisure hubs. With its contemporary façades and high-quality interiors, Fiori is suited for urban professionals and families who prioritize both style and community convenience. As an off-plan opportunity with an estimated completion in June 2028, it represents a strong investment case in one of Dubai’s most in-demand affordable luxury segments.
Property Details
| Feature | Details |
| Developer | Nshama |
| Location | Town Square, Dubai |
| Property Type | Apartments & Duplexes |
| Starting Price | AED 1,030,888 |
| Government Fee | 4% DLD Fee |
| Unit Status | Off-Plan (Launch Phase) |
| Ownership | Freehold |
| Estimated Completion | June 30, 2028 |
| Views | Town Square Park, Boulevard, and Landscaped Gardens |
Features & Amenities
| Feature | Details |
| Recreation | Access to Town Square Park, a wave rider facility, and a skate park |
| Wellness | State-of-the-art fitness center, swimming pools, and sports courts |
| For Families | Dedicated children’s play areas, splash pads, and a carousel |
| Active Lifestyle | 13km of cycling trails and a 10km jogging track within the community |
| Convenience | 250+ retail outlets, supermarkets, and dining options nearby |
| Outdoor Living | Shaded seating areas, BBQ zones, and dog-friendly parks |
Location & Connectivity
Nshama Fiori benefits from a prime position within Town Square, providing quick access to Al Qudra Road (D63) and Emirates Road (E611):
- 10 mins, Global Village & Arabian Ranches
- 15 mins, Dubai Hills Mall
- 20 mins, Dubai Marina & JBR
- 25 mins, Downtown Dubai & Burj Khalifa
- 30 mins, Al Maktoum International Airport (DWC)
Payment Plan
| Stage | Percentage | Notes |
| Down Payment | 10% | On the booking date |
| During Construction | 30% | Flexible installments throughout the building phase |
| On Handover | 60% | Payable upon completion in June 2028 |
Note: Nshama frequently offers various flexible payment structures for qualified buyers. Please inquire for the latest 40/60 or 50/50 options.
Floor Plans
Unit sizes at Nshama Fiori at Town Square Dubai: Modern Family Living run from 634 to 1,431 square feet: 1-Bedroom Apartment at 634 sq ft, 2-Bedroom Apartment at 848 sq ft and 3-Bedroom Apartment at 1,431 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 | 634 to 636 Sq. Ft. | Open kitchen, en-suite bath, and private balcony |
| 2-Bedroom Apartment | 848 to 936 Sq. Ft. | 2-3 bathrooms, laundry area, and floor-to-ceiling glass |
| 3-Bedroom Apartment | 1,431 to 1,432 Sq. Ft. | Corner units, massive terraces, and staff/maid’s suite |
| Duplex Units | Coming Soon | Multi-level luxury living with premium finishes |
Note: Detailed floor plan brochures and 3D walkthroughs are available upon request.
Why Invest in Nshama Fiori
- Exceptional Value for Money: Nshama is renowned for delivering high-quality “affordable luxury,” providing a premium lifestyle at a lower entry price than central Dubai.
- High Rental Yields: Town Square consistently delivers net ROI between 7% and 9%, driven by high demand from young families and professionals.
- Proven Developer Track Record: Nshama has successfully handed over thousands of units on time, ensuring high investor confidence and secondary market liquidity.
- Mature Infrastructure: Unlike many off-plan areas, Town Square is already a functioning community with operational parks, shops, and transport links.
- Golden Visa Eligibility: Properties priced above AED 2M qualify investors for the 10-year UAE Golden Visa.
FAQs About Nshama Fiori
Q1: Is Fiori a freehold property?
A: Yes, Nshama Fiori is a freehold development, allowing 100% ownership for all nationalities.
Q2: Are kitchen appliances included in the apartments?
A: Most Fiori units come with high-quality built-in kitchen cabinetry and ergonomic surfaces. Specific appliance packages depend on the unit type.
Q3: What are the expected service charges?
A: Service charges in Town Square are typically around AED 12 to 15 per sq. ft. which is lower than many other premium Dubai communities.
Q4: Is the community pet-friendly?
A: Absolutely. Town Square is one of Dubai’s most pet-friendly areas, featuring a dedicated dog park and pet wash stations.
Q5: When is the expected handover for Fiori?
A: The project is slated for completion and handover by June 30, 2028.
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 1,030,888, which sits inside 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 1,030,888 |
| 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.
