Developer benchmark · July 2026

Nshama off-plan projects: AED 1,322/sqft

Nshama has 30 off-plan projects in our July 2026 dataset across 2 communities (most in Town Square, Downtown Dubai), ranking #16 by project count among UAE developers we track.

Across 108 priced unit records the median asking price is AED 1,322 per sqft (35% below the Dubai-wide off-plan median), with the middle half between AED 1,153 and AED 1,629.

The median unit is AED 1.32M for 1,016 sqft.

Nshama payment plans typically ask 10% on booking and 40% before handover; 10% include post-handover instalments.

Its heaviest handover year is 2026 with 12 projects due.

#16 of 391 developers by projects#176 of 208 by AED/sqft30 projects108 priced unitsDubai 43

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Median AED/sqft

1,322

p25 1,153 to p75 1,629

Median asking price

AED 1.32M

for a median 1,016 sqft unit, in the AED 1M to 2M band

Paid before handover

40%

median of 40 payment plans

Communities

Town Square, Downtown Dubai

5 of 6 measures have the evidence to publish

Scorecard

30 off-plan, 13 on record as delivered

Completions on record

2021 to 2026, 5 handover years

Live off-plan

2 communities, 108 priced units

Price against neighbours

not measured

needs 5 comparable projects

Payment plan discount

4.74%

median of 22 priced schedules, market 5.26%

Measure	This developer	Base	What it says, and does not
Completions on record	13	30 off-plan	Buildings the corpus records as handed over, 2021 to 2026, 11 of them since 2024. It is a count of completions, not a punctuality record: see the note below.
Past its stated handover	2 of 30	7% vs 6% market	Off-plan projects whose own published handover date has passed while the source still records them as under construction. One observation cannot separate a delayed building from a listing nobody refreshed, so this is a flag to check, not a finding.
Payment plan discount	4.74%	22 schedules	How much less the unit costs in today’s money than its headline, once the published schedule is discounted. Market median 5.26%. Terms, not price: the full ranking.
Community footprint	2 communities	30 located projects	A a single community book: 97% of it sits in Town Square. Concentration is a fact about exposure, in either direction, not a verdict.
Listing completeness	96%	30 off-plan	Share of five listing facts published across its own projects: price 97%, handover date 100%, unit inventory 90%, payment plan 97%, coordinates 97%. Market 86%. This scores disclosure, not the buildings.

Not measured here: price against neighbours. Each of those needs a base this developer does not reach in the corpus, and a thin number is worse than none.

The scorecard does not measure whether Nshama hands over on time. Every project in this corpus carries one handover date, the date its listing stated when we read it. There is no separately recorded original announced date and no earlier reading of the same project to compare against, so no on-time rate can be computed, and we publish none rather than a proxy. The completions column is also bounded by what the corpus can see: 1,034 of the 1,087 delivered buildings on record handed over in 2020 or later (96%), and the corpus only sees projects that were listed on the portals we read, so an absent completion is an absence of evidence rather than evidence of absence. Full definitions, queries and limitations: methodology.

Distribution of asking price per sqft

Where the prices sit

108 units, 2nd to 98th percentile

Min

807

p25

1,153

Median

1,322

Mean

1,525

p75

1,629

Max

4,778

26 of the 108 records are individual units with a listed price and size; the rest are unit-type starting prices. See methodology.

Price, size and AED/sqft

By bedroom count

Type	Units	Median AED/sqft	p25 to p75	Median price	Median size	Entry (p25 price)
1 BR	32	1,334	1,227 to 1,465	AED 935,444	658 sqft	AED 809,000
2 BR	47	1,203	1,112 to 1,444	AED 1,320,888	1,018 sqft	AED 1,150,000
3 BR	23	1,510	1,169 to 1,849	AED 2,300,000	1,517 sqft	AED 1,800,000
5 BR	3	3,955	3,955 to 4,366	AED 38,000,000	9,608 sqft	AED 38,000,000

From 40 published plans

Payment plan norms

Median Nshama structure

35%

58%

Dubai-wide median structure

20%

40%

30%

On bookingDuring constructionOn handoverPost-handover

Medians are computed stage by stage, so bars may not sum to exactly 100. Plans with a stated total outside 90 to 110% are excluded.

On booking

10%

range 10% to 10%

Before handover

40%

range 30% to 50%

Post-handover plans

10%

median 45% after keys

50% or less pre-handover

98%

share of plans

Scheduled handovers by quarter

Delivery pipeline

Q1 '25

Q3 '25

Q4 '25

Q3 '26

Q4 '26

Q1 '27

Q2 '27

Q3 '27

Q4 '27

Q1 '28

Q2 '28

Q4 '28

Q2 '29

By year: 2021 (1), 2023 (1), 2024 (3), 2025 (8), 2026 (12), 2027 (9), 2028 (8), 2029 (1). Construction status: under construction 29, completed 12, not stated 2.

2 communities

Where Nshama builds

Town Square 42 Downtown Dubai 1

30 tracked

Every Nshama off-plan project

Open in the index

Project	Community	Type	From	Median AED/sqft	Pre-handover	Handover	Status
Savannah	Town Square	Apartment	AED 810K	1,171	30%	Q3 2027	Sold out
Ellison At Town Square	Town Square	Apartment, Duplex	AED 960K	1,413	45%	Q4 2027	Sold out
Address Grand Downtown	Downtown Dubai	Apartment, Duplex	AED 11.0M	3,852	70%	Q2 2028	Sold out
Belmont	Town Square	Apartment	AED 1.20M	1,584	40%	Q2 2029	Sold out
The Mayfair	Town Square	Apartment	AED 518K	1,180	50%	Q4 2025	Sold out
Hillcrest	Town Square	Apartment	AED 981K	1,289	30%	Q2 2027	Sold out
Lexington	Town Square	Apartment	AED 916K	1,374	30%	Q3 2027	Sold out
Elaya	Town Square	Apartment	AED 731K	1,065	50%	Q3 2026	Sold out
Evelyn on the Park	Town Square	Apartment	AED 1.15M	1,842	40%	Q4 2028	On sale
FIA	Town Square	Apartment	AED 781K	1,124	50%	Q4 2026	Sold out
Kaya at Town Square	Town Square	Apartment	AED 726K	1,055	50%	Q3 2026	Sold out
Ora	Town Square	Apartment	AED 766K	1,112	50%	Q4 2026	Sold out
Berkshire Park	Town Square	Apartment	AED 926K	1,575	30%	Q3 2027	On sale
Ellison	Town Square		AED 1.18M	1,132	30%	Q4 2027	On sale
Lana on the Park	Town Square	Apartment	AED 826K	1,250	20%	Q4 2026	Sold out
Odessa	Town Square	Apartment	AED 951K	1,303	30%	Q4 2027	On sale
Olbia	Town Square	Apartment, Duplex	AED 956K	1,570	40%	Q2 2028	Sold out
Rosewell	Town Square	Apartment	AED 1.03M	1,824	40%	Q4 2028	On sale
Symphony on the Park	Town Square	Apartment	AED 830K	1,979	20%	Q3 2026	On sale
Nshama Camden	Town Square	Apartment, Duplex	AED 1.62M	1,690	40%	Q1 2028	On sale
Alton	Town Square	Apartment	AED 1.19M	1,657	40%	Q2 2028	Sold out
Augusta	Town Square	Apartment, Duplex	AED 951K	1,254	40%	Q1 2028	On sale
Haya On The Park	Town Square	Apartment	AED 851K	897	30%	Q1 2027	On sale
Nshama Fiori	Town Square	Apartment, Duplex	AED 1.03M	1,730	40%	Q2 2028	On sale
The Baltimore	Town Square	Apartment	AED 2.40M	1,681	20%	Q3 2027	On sale
Aria	Town Square		AED 801K	n/a	n/a	Q3 2026	Not stated
Aria at Town Square Park	Town Square	Apartment	AED 801K	n/a	50%	Q3 2026	Sold out
Aria on the Park	Town Square		n/a	n/a	20%	Q3 2026	Sold out
Ascot Residences	Town Square	Apartment	AED 850K	n/a	50%	Q4 2024	Sold out
Ayala on the Park	Town Square	Apartment	AED 800K	n/a	50%	Q3 2026	Sold out
Grove	Town Square		AED 771K	n/a	n/a	Q3 2025	Not stated
Grove on the Park	Town Square	Apartment	AED 821K	n/a	50%	Q3 2026	Sold out
Holland Gardens	Town Square	Apartment	AED 521K	n/a	50%	Q4 2025	Sold out
Kaya	Town Square		AED 726K	n/a	50%	Q4 2026	Sold out
Liva	Town Square		AED 441K	n/a	n/a	Q1 2025	Sold out
Liva Town Square	Town Square	Apartment	AED 441K	n/a	35%	Q3 2025	Sold out
Maha Townhouses	Town Square	Townhouse	AED 1.95M	n/a	50%	Q3 2025	Sold out
Reem Townhouses	Town Square	Townhouse	AED 2.26M	n/a	40%	Q4 2023	Sold out
Shams Townhouses	Town Square	Townhouse	AED 2.01M	n/a	50%	Q4 2024	Sold out
The Diplomat Residences	Town Square	Apartment	AED 570K	n/a	50%	Q4 2024	Sold out
The Hamilton	Town Square	Apartment	AED 501K	n/a	50%	Q4 2025	Sold out
The Regent Residences	Town Square	Apartment	AED 460K	n/a	50%	Q3 2025	Sold out
UNA Apartments	Town Square	Apartment	AED 426K	n/a	20%	Q1 2021	Sold out

Project facts (name, community, starting price, handover, payment plan) are as published by the developer. Median AED/sqft is our computation over that project's priced units.

Compare on AED/sqft

Developers at a similar price point

Developer	Projects	Priced units	Median AED/sqft	vs Nshama	Pre-handover
AG	9	72	1,324	+0%	65%
BT	10	215	1,320	0%	70%
Alishaan	1	79	1,325	+0%	40%
Arada	47	753	1,319	0%	40%
Roof Enterprises	1	111	1,341	+1%	42%
VHS	1	76	1,299	-2%	50%

FAQ

Questions this data answers

What is Nshama's average off-plan price per sqft?+

Across 108 priced units in 38 Nshama projects (July 2026), the median asking price is AED 1,322 per sqft, with the middle half between AED 1,153 and AED 1,629.

Where is Nshama building off-plan?+

Nshama has projects in 2 communities. The largest concentrations are Town Square (42), Downtown Dubai (1).

What payment plan does Nshama usually offer?+

Across 40 published Nshama payment plans the median structure is 10% on booking, 35% during construction and 58% on handover, so 40% before keys. 10% of plans include post-handover instalments.

When are Nshama's off-plan projects handing over?+

Scheduled handovers by year: 2021: 1, 2023: 1, 2024: 3, 2025: 8, 2026: 12, 2027: 9, 2028: 8, 2029: 1. Dates are as published by the developer and can move.

How much does a Nshama off-plan unit cost?+

1 BR: median AED 935,444 for 658 sqft; 2 BR: median AED 1,320,888 for 1,018 sqft; 3 BR: median AED 2,300,000 for 1,517 sqft; 5 BR: median AED 38,000,000 for 9,608 sqft.

The notes behind the numbers on this page