NSHAMA "Fia" (Town Square) — SKID Score 6.8/10

Key information

Delivery date: Oct 2026
Location: Dubai, Town Square, NSHAMA "Fia"
Payment plan: On request
Property types: Apartment
Government fee: 4%
Ownership type: Freehold
Starting price / sq.ft: AED 1,573 / sq.ft
Unit sizes: From 1,011 sq.ft
SKID score: 6.8 / 10 (Worth comparing)

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Payment plan

Milestone payment plan available on request

Simulate custom installment schedules or request the latest developer rate card.

Project timeline

Project announcement
Nshama official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Oct 2026

About the project

Worth comparing.

The evidenced factors are mixed.

Asking price is 8.2% above nearby closed sales (+AED 119/sq.ft.)

The developer asks AED 1,573/sq.ft., whereas comparable homes in Town Square sold for a median of AED 1,454/sq.ft. (~AED 120,312 higher for the same area).

Amenities

Kids’ Play Area
Shared Gym & Fitness Centre
Leisure Areas
Walking Paths
Shared Pool
Retail Outlets
Tennis Court
Basketball Court
Landscaped Park
Jogging Tracks
Football Field

Units

from developer

2 BR

Floor plan not published by source

1,011 sq.ft · AED 1,573 / sq.ft

From AED 1.59M

Price comparison & DLD history

8-Factor Evidence Breakdown

8/8 factors backed by verified evidence (100% weight coverage) · skid-geo-v3.0-8factor

6.8/ 10

Historical DLD Transaction Context

Asking price is 8.2% higher than nearby completed homes (+AED 119/sq.ft.)

8.2% above comparable sales

The developer asks AED 1,590,888 (~AED 1,573/sq.ft. for a published 1,011 sq.ft. starting unit), while comparable residential homes in Town Square sold for a median of AED 1,454/sq.ft. (AED 1,470,576 for the same size).

1. Published Asking Price

AED 1,573 / sq.ft.

AED 1,590,888 starting price · 1,011 sq.ft.

2. Historical Nearby Closed Sales

AED 1,454 / sq.ft.

~AED 1,470,576 for the same size

3. Spread vs Historical Median

+AED 119 / sq.ft. (+8.2%)

+AED 120,312 vs historical median

Published Launch AskAED 1,573 / sq.ft.

Historical Nearby Closed Sales MedianAED 1,454 / sq.ft.

Historical transaction context: New off-plan launches often price above existing stock for brand-new specifications and staged payment plans, but paying 8.2% (~AED 120,312) above nearby completed homes in Town Square means you rely on future market appreciation—which is not guaranteed—to offset the entry premium by handover.

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Official payment schedule is available on request from the developer. Open the calculator to inspect unit pricing and closing fees.

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-English summary of pricing, payment terms, and delivery outlook

Bottom Line

Asking price is 8.2% above nearby closed sales (+AED 119/sq.ft.)

The developer asks AED 1,573/sq.ft., whereas comparable homes in Town Square sold for a median of AED 1,454/sq.ft. (~AED 120,312 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+8.2% (+AED 119/sq.ft.)

Asking price is 8.2% above nearby closed sales (+AED 119/sq.ft.)

The developer asks AED 1,573/sq.ft., whereas comparable homes in Town Square sold for a median of AED 1,454/sq.ft. (~AED 120,312 higher for the same area).

Why this matters: New off-plan launches often price above existing stock for brand-new specifications and staged payment plans, but paying 8.2% (~AED 120,312) above nearby completed homes in Town Square means you rely on future market appreciation—which is not guaranteed—to offset the entry premium by handover.

Competing Supply (Potential Risk)

10 Launches

10 competing off-plan launches tracked in Town Square — potential handover competition

SKID tracks 10 competing off-plan launches in Town Square. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition for tenants and resale buyers.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, landlords may face longer leasing times or more competitive rent and resale pricing.

Developer Track Record (Tier Estimate)

7.0/10 Tier Est.

Limited project-level completion data for Nshama in feed (7.0/10 tier estimate)

Nshama is classified as an established UAE developer (7.0/10 tier baseline estimate), but historical project-by-project handover delay records are incomplete in this dataset.

Why this matters: Brand tier baselines are calculated estimates rather than verified on-time guarantees; verify the project-specific DLD escrow registration and construction milestones.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 8/8 factors (100%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

0.3 since last analysis

Last evaluated: 2026-10-29

8-Factor Evidence Breakdown

8/8 factors backed by verified evidence (100% weight coverage) · skid-geo-v3.0-8factor

6.8/ 10

Strong

• 80% of the price is due at or after handover, keeping strong buyer leverage until completion
• 476 closed sales in the last year in this community

Watch

• Amenities mention park
• Published starting price vs historical DLD closed sales median: +8.2% above historical DLD closed sales median per sq ft in this community
• Active UAE developer with established multi-project delivery history
• Near-completion handover inside six months
• Service charge published at 16

Risk

• Busy pipeline: 10 other launches in Town Square

See all 8 scoring factorsWhy SKID gave it 6.8

Why SKID gave it 6.8

Location

Weight: 24.2%

6.5/ 10

Amenities mention park

Entry price

Weight: 18.2%

6.0/ 10

Published starting price vs historical DLD closed sales median: +8.2% above historical DLD closed sales median per sq ft in this community

Developer

Weight: 18.2%

7.0/ 10

Active UAE developer with established multi-project delivery history

Supply / competition

Weight: 12.1%

5.0/ 10

Busy pipeline: 10 other launches in Town Square

Payment plan

Weight: 12.1%

9.0/ 10

80% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 6.1%

7.7/ 10

Near-completion handover inside six months

Service charges

Weight: 3%

7.1/ 10

Service charge published at 16

Exit liquidity

Weight: 6.1%

8.6/ 10

476 closed sales in the last year in this community

Factor	Weight	Score
Location Amenities mention park	24.2%	6.5/ 10
Entry price Published starting price vs historical DLD closed sales median: +8.2% above historical DLD closed sales median per sq ft in this community	18.2%	6.0/ 10
Developer Active UAE developer with established multi-project delivery history	18.2%	7.0/ 10
Supply / competition Busy pipeline: 10 other launches in Town Square	12.1%	5.0/ 10
Payment plan 80% of the price is due at or after handover, keeping strong buyer leverage until completion	12.1%	9.0/ 10
Delivery risk Near-completion handover inside six months	6.1%	7.7/ 10
Service charges Service charge published at 16	3%	7.1/ 10
Exit liquidity 476 closed sales in the last year in this community	6.1%	8.6/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Ready · Apartment	AED 1.38M	1,241	1,112
2026-07-07	Ready · Apartment	AED 880K	1,165	755
2026-07-07	Ready · Apartment	AED 1.63M	966	1,687
2026-07-07	Off-plan · Apartment	AED 1.25M	1,115	1,126
2026-07-07	Ready · Apartment	AED 1.42M	1,010	1,406
2026-07-07	Ready · Apartment	AED 2.55M	2,406	1,060
2026-07-07	Off-plan · Apartment	AED 1.64M	900	1,822
2026-07-06	Ready · Apartment	AED 1.06M	899	1,179
2026-07-06	Off-plan · Apartment	AED 1.5M	1,195	1,256
2026-07-06	Off-plan · Apartment	AED 1.43M	1,186	1,208
2026-07-06	Off-plan · Apartment	AED 1.7M	1,353	1,257
2026-07-06	Ready · Apartment	AED 1.05M	937	1,121
2026-07-06	Off-plan · Apartment	AED 960K	654	1,468
2026-07-06	Off-plan · Apartment	AED 1.41M	1,555	907
2026-07-06	Off-plan · Apartment	AED 1.59M	1,027	1,548
2026-07-06	Off-plan · Apartment	AED 1.46M	1,267	1,152
2026-07-06	Ready · Apartment	AED 520K	350	1,487
2026-07-03	Off-plan · Apartment	AED 1.08M	645	1,667
2026-07-03	Ready · Apartment	AED 800K	573	1,396
2026-07-03	Ready · Apartment	AED 835K	651	1,283
2026-07-03	Off-plan · Apartment	AED 1.63M	1,027	1,587
2026-07-03	Ready · Apartment	AED 1.46M	1,068	1,367
2026-07-02	Off-plan · Apartment	AED 1.51M	942	1,598
2026-07-02	Ready · Apartment	AED 2.2M	1,514	1,453

Closed sales in this community. These are not this tower's own contracts unless the record says so.

Location

Dubai, Town Square, NSHAMA "Fia"

Interactive map ready (1 verified location)

NSHAMA "Fia"· Town Square, Dubai(25.0044, 55.2873)

View project →

Living in Town Square

Historical DLD Median

AED 1,454 / sq.ft

Historical DLD Sample

219 closed sales

Ownership

Freehold

Frequently asked questions

Is NSHAMA "Fia" a good off-plan investment in Town Square?

NSHAMA "Fia" in Town Square (Dubai) scores 6.8/10 (compare) on the independent SKID 8-factor off-plan model across 100% evidenced factor weight. Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: payment plan. Weakest: supply. Historical DLD Closed Transactions: matched closed sales in Town Square record a median of AED 1,454/sqft across 219 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-10-29).

Who is building NSHAMA "Fia"?

Nshama is the developer named on this launch.

When is handover for NSHAMA "Fia"?

The published handover is Oct 2026.

What is the starting price of NSHAMA "Fia"?

The published starting price is AED 1.59M.

What does the SKID screen mean for NSHAMA "Fia"?

The SKID screen for this launch in Town Square is 71 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.