NSHAMA "Rosewell" (Town Square) — SKID Score 6.6/10

Key information

Delivery date: Dec 2028
Location: Dubai, Town Square, NSHAMA "Rosewell"
Payment plan: 5/30/5/60 (post-handover)
Property types: Apartment
Government fee: 4% + AED 3,150 admin
Ownership type: Freehold
Starting price / sq.ft: AED 1,706 / sq.ft
Unit sizes: From 946 sq.ft
SKID score: 6.6 / 10 (Worth comparing)

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Payment plan

5%

Down payment

AED 81K

At sales launch

30%

During construction

AED 484K

Construction milestones

5%

On handover

AED 81K

Dec 2028

60%

Post-handover

AED 969K

After completion

Published milestone schedule · Payment Plan

5% + 4% DLD + 3150 AED OQOOD fee5% · AED 81K

5%5% · AED 81K

60%60% · AED 969K

Project timeline

Project announcement
Nshama official release
Booking & registration
Open for unit reservation
Construction phase
Active development
Expected completion
Dec 2028

About the project

Worth comparing.

The evidenced factors are mixed.

Asking price is 17.3% above nearby closed sales (+AED 252/sq.ft.)

Published starting price per sq ft is notably above historical closed transactions in this district.

Amenities

Laundry
Shared Pool
Lobby
Shared Gym & Fitness Centre
Leisure Areas
Dining outlets (coffee houses & restaurants)
BBQ
Kids’ Splash Pad
Social Zone
Recreational Areas
Lift
Paddle court
Dog Walking Area
Parking
Walking Paths
Resting Areas
Retail Outlets
Football Field
Landscaped Park
Jogging Tracks
Basketball Court
Pool Deck
Sitting Area
Outdoor Kids’ Play Area

Units

from developer

2 BR

Floor plan not published by source

946 sq.ft · AED 1,706 / sq.ft

From AED 1.61M

3 BR

Floor plan not published by source

Size on request

Price on request

Price comparison & DLD history

8-Factor Evidence Breakdown

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

6.6/ 10

Historical DLD Transaction Context

Asking price is 17.3% higher than nearby completed homes (+AED 252/sq.ft.)

17.3% above comparable sales

The developer asks AED 1,614,888 (~AED 1,706/sq.ft. for a published 947 sq.ft. starting unit), while comparable residential homes in Town Square sold for a median of AED 1,454/sq.ft. (AED 1,376,211 for the same size).

1. Published Asking Price

AED 1,706 / sq.ft.

AED 1,614,888 starting price · 947 sq.ft.

2. Historical Nearby Closed Sales

AED 1,454 / sq.ft.

~AED 1,376,211 for the same size

3. Spread vs Historical Median

+AED 252 / sq.ft. (+17.3%)

+AED 238,677 vs historical median

Published Launch AskAED 1,706 / sq.ft.

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

Historical transaction context: The asking rate is 17.3% (~AED 238,677 on a 947 sq.ft. unit) above recent nearby completed homes in Town Square. Because future property appreciation is never guaranteed, local secondary prices would need to rise by at least 17.3%—plus ~4%–6% in registration and resale costs—before handover just to match today's baseline.

Get an available quotation

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

Down payment5%

AED 81K

At booking

During construction30%

AED 484K

Construction milestones

On handover5%

AED 81K

Handover 2028

Post-handover60%

AED 969K

After completion

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 17.3% above nearby closed sales (+AED 252/sq.ft.)

The developer asks AED 1,706/sq.ft., whereas comparable homes in Town Square sold for a median of AED 1,454/sq.ft. (~AED 238,677 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+17.3% (+AED 252/sq.ft.)

Asking price is 17.3% above nearby closed sales (+AED 252/sq.ft.)

The developer asks AED 1,706/sq.ft., whereas comparable homes in Town Square sold for a median of AED 1,454/sq.ft. (~AED 238,677 higher for the same area).

Why this matters: The asking rate is 17.3% (~AED 238,677 on a 947 sq.ft. unit) above recent nearby completed homes in Town Square. Because future property appreciation is never guaranteed, local secondary prices would need to rise by at least 17.3%—plus ~4%–6% in registration and resale costs—before handover just to match today's baseline.

Handover Horizon (Potential Risk)

~2.7 Yrs (2028-12)

Estimated ~2.7-year horizon until 2028-12 target handover (~32 months)

Target completion is scheduled for 2028-12. SKID does not assume or predict developer delays, but a ~2.7-year construction window carries potential schedule and market-cycle exposure.

Why this matters: Capital committed during construction earns no rental income until handover, and multi-year timelines carry potential exposure to contractor pacing, phased delivery, and market shifts.

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.

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: 2026-10-30

8-Factor Evidence Breakdown

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

6.6/ 10

Strong

• 65% of the price is due at or after handover, keeping strong buyer leverage until completion
• Handover sits in a typical 1–3 year off-plan window
• 476 closed sales in the last year in this community

Watch

• Amenities mention park
• Active UAE developer with established multi-project delivery history
• Service charge published at 16

Risk

• Published starting price vs historical DLD closed sales median: +17.4% above historical DLD closed sales median per sq ft in this community
• Busy pipeline: 10 other launches in Town Square

See all 8 scoring factorsWhy SKID gave it 6.6

Why SKID gave it 6.6

Location

Weight: 24.2%

6.5/ 10

Amenities mention park

Entry price

Weight: 18.2%

4.4/ 10

Published starting price vs historical DLD closed sales median: +17.4% 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%

8.9/ 10

65% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 6.1%

8.9/ 10

Handover sits in a typical 1–3 year off-plan window

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: +17.4% above historical DLD closed sales median per sq ft in this community	18.2%	4.4/ 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 65% of the price is due at or after handover, keeping strong buyer leverage until completion	12.1%	8.9/ 10
Delivery risk Handover sits in a typical 1–3 year off-plan window	6.1%	8.9/ 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 "Rosewell"

Interactive map ready (1 verified location)

NSHAMA "Rosewell"· Town Square, Dubai(25.0093, 55.2882)

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 "Rosewell" a good off-plan investment in Town Square?

NSHAMA "Rosewell" in Town Square (Dubai) scores 6.6/10 (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: entry price. 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 2026-10-30).

Who is building NSHAMA "Rosewell"?

Nshama is the developer named on this launch.

When is handover for NSHAMA "Rosewell"?

The published handover is Dec 2028.

What is the starting price of NSHAMA "Rosewell"?

The published starting price is AED 1.61M.

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

The SKID screen for this launch in Town Square is 86 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.