NSHAMA "Fiori Residences"
Nshama · Town Square · Dubai
SKID Score6.5 / 10
SKID Score
6.5 / 10
Worth comparing
Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: entry price.
SKID warning
This project appears expensive relative to comparable transactions.
- Published price
- From AED 1.11M
- Payment plan
- —
- Handover
- Jun 2028
- Available units
- 1–3 beds · Freehold
- Gross yield
- 4.4%
- Fair value
- -26.5%
- Risk
- Low
- At handover
- Plan not published
SKID intelligence
How does this project compare across all 10 factors?
- Gross yield
- 4.4%
- Fair value
- -26.5%
Last evaluated: 2026-10-07
01 · Ranked
10 factors
0% total
Tap any slice or factor below to inspect how SKID weighs and verifies it.
Why SKID gave it 6.5
| Factor | Weight | Score |
|---|---|---|
Location Amenities mention park | 26.7% | 6.5/ 10 |
Entry price Launch is -26.5% versus median DLD sale price per sq ft in this community | 20% | 3.2/ 10 |
Supply / competition 3 other live launches in Town Square | 13.3% | 8.0/ 10 |
Appreciation potential Community closed-sale trend is +8.0% year on year | 13.3% | 8.4/ 10 |
Rental yield Implied gross yield is 4.4% against community rents | 10% | 5.2/ 10 |
Delivery risk Handover sits in a typical off-plan window | 6.7% | 8.6/ 10 |
Service charges Service charge published at 16 | 3.3% | 7.1/ 10 |
Exit liquidity 1128 closed sales in the last year in this community | 6.7% | 8.6/ 10 |
Strong
- • 3 other live launches in Town Square
- • Community closed-sale trend is +8.0% year on year
- • Handover sits in a typical off-plan window
- • 1128 closed sales in the last year in this community
Watch
- • Amenities mention park
- • Service charge published at 16
Risk
- • Launch is -26.5% versus median DLD sale price per sq ft in this community
- • Implied gross yield is 4.4% against community rents
🤖What the agents are saying & Did each agent do its job?Show audit details ▾
Did each agent do its job?
No current news specifically about this project, developer, or community, so news did not change the SKID score.
Nshama is named, but there is no completed project on this catalog and no delivery record, so developer history did not change the SKID score. Delivery risk 8.6 / 10. Handover sits in a typical off-plan window.
Community read for Town Square: location 6.5 / 10, supply 8.0 / 10. Amenities mention park 3 other live launches in Town Square
Pricing agent: Launch is -26.5% versus median DLD sale price per sq ft in this community Service charge published at 16 1128 closed sales in the last year in this community
ROI agent: Community closed-sale trend is +8.0% year on year Implied gross yield is 4.4% against community rents
No payment plan split was published, so the payment plan did not change the SKID score.
Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: entry price.
What the agents are saying
News sentiment
No current news specifically about this project, developer, or community, so news did not change the SKID score.
Developer evaluation
Nshama is named, but there is no completed project on this catalog and no delivery record, so developer history did not change the SKID score. Delivery risk 8.6 / 10. Handover sits in a typical off-plan window.
Community
Community read for Town Square: location 6.5 / 10, supply 8.0 / 10. Amenities mention park 3 other live launches in Town Square
Pricing
Pricing agent: Launch is -26.5% versus median DLD sale price per sq ft in this community Service charge published at 16 1128 closed sales in the last year in this community
ROI
ROI agent: Community closed-sale trend is +8.0% year on year Implied gross yield is 4.4% against community rents
Payment plan
No payment plan split was published, so the payment plan did not change the SKID score.
Orchestrator
Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: delivery risk. Weakest: entry price.
Location
Town Square · Dubai
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 |
| 2026-07-07 | Ready · Villa | AED 2.8M | 1,854 | 1,511 |
Closed sales in this community. These are not this tower's own contracts unless the record says so.
Available units
1–3 beds · Apartments
AED 1.11M – AED 1.62M
639 – 976 sq.ft
AED 1.71M – AED 2.23M
1,036 – 1,372 sq.ft
From AED 2.32M
1,432 sq.ft
From 639 sq ft / sq m as published
Service charge 16
Amenities
- Laundry
- Shared Pool
- Lobby
- Shared Gym & Fitness Centre
- Leisure Areas
- Dining outlets (coffee houses & restaurants)
- Retail Outlets
- Tennis Court
- Basketball Court
- Kids’ Splash Pad
- Recreational Areas
- Jogging Tracks
- Walking Paths
- Lift
- Paddle court
- Bike Path
- Parking
- Pool Deck
- Sitting Area
- Park Access
- BBQ
- Landscaped Park
- Green Lawn (Dog Park)
- Skate Park
Compare
NSHAMA "Fiori Residences"
From AED 1.11M · ★ 6.5 / 10
Questions about this launch
- Who is building NSHAMA "Fiori Residences"?
- Nshama is the developer named on this launch.
- When is handover for NSHAMA "Fiori Residences"?
- The published handover is Jun 2028.
- What is the starting price of NSHAMA "Fiori Residences"?
- The published starting price is AED 1.11M.
- What does the SKID screen mean for NSHAMA "Fiori Residences"?
- The SKID screen for this launch in Town Square is 80 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.