NSHAMA: Dubai Off-Plan Projects, Prices & Payment Plans
The Projectory Team
Editorial
Projectory's editorial team brings together more than 30 years of UAE real estate experience. Each guide is reviewed against the live project data we hold for the developments we list, including floor plans, prices, payment plans and handover dates.
NSHAMA builds one Dubai community: Town Square. Compare ten of its current off-plan launches, prices from AED 925,000, payment plans and pre-reservation checks.
Most Dubai developers build wherever the opportunity is. NSHAMA has spent a decade building one place. Founded in 2014, it exists to deliver Town Square: a 750-acre community in Dubailand designed around an idea that was rare in Dubai at the time, that owning a family home with parks, schools and shops on the doorstep should cost about the same as renting one.
Ten years on, Town Square is an established neighbourhood with thousands of homes already lived in and new phases still rising; the latest, Maha Townhouses, was handed over in Q3 2025.
We’ve included a selection of ten of NSHAMA’s current launches in this article: apartment buildings with starting prices from AED 925,000, three-bedroom duplexes in five of them, and handovers between mid-2027 and the end of 2028.
That focus on a single community makes choosing NSHAMA simpler than choosing most developers. There are really two decisions: whether Town Square suits the life you want, and which building, price and payment plan fit your money and timing. This guide covers both, from what NSHAMA has actually delivered to a side-by-side of all ten and what to check before you reserve anything.
What’s in this guide:
Data note: Prices, availability, payment plans and handover dates can change by unit and release. Live project details were correct as of June 2026; confirm the current unit price, SPA schedule, escrow account and project registration before paying a booking amount. Nothing here replaces legal, tax or investment advice on a specific purchase.
Key takeaways:
- NSHAMA’s most recent completed project is Maha Townhouses, handed over in Q3 2025, so the newest finished NSHAMA homes are easy to go and see.
- Starting prices across the ten projects in this guide sit just under AED 1 million at the entry point, with handover dates the developer has announced running from June 2027 to December 2028.
- Most of the projects in this guide use a 10/40/50 payment split. Fiori and Olbia use 10/30/60, while Ellison uses 10/35/55.
- The handover balance matters most when choosing an NSHAMA project: a lighter construction-stage schedule helps early on, but the final instalment decides whether the purchase stays comfortable at completion.
About NSHAMA
NSHAMA is a Dubai developer founded in 2014 and best known for Town Square Dubai. Its newest finished homes are the Maha Townhouses, handed over in Q3 2025, so the most recent NSHAMA delivery is barely a year old and easy to visit. Before that came the 212 Shams Townhouses, completed in August 2024 with the Taking Over Certificate issued on 15 August 2024, which gives you two recent deliveries to walk before you commit to an off-plan one.
To set NSHAMA against a wider UAE developer shortlist, read the Projectory guide to choosing off-plan developers in the UAE.
NSHAMA signature projects
Alton, Berkshire Park, Olbia and Augusta show the range of prices, unit mixes and payment plans across this selection; the price table below covers all ten.
Alton by Nshama
Alton by Nshama is a mid-rise apartment building facing Town Square’s central park, with the park paths starting at the doorstep. It carries 1, 2 and 3 bedroom apartments: a single 689 sq ft one-bed plan, five two-bed layouts from 977 to 1,073 sq ft, and one 1,527 sq ft three-bed. Five of its seven floor plans are two-beds, so Alton is built around family-sized park-side apartments rather than starter units.
Berkshire Park
Berkshire Park sits at the gateway to Town Square’s central park, where the jogging and cycling paths begin. Its twelve floor plans run from 633 sq ft one-beds through six two-bed layouts between 951 and 1,176 sq ft to three-bed apartments of up to 2,187 sq ft, plus a 2,000 sq ft three-bedroom duplex. That 2,187 sq ft three-bed is the largest standard apartment plan in this selection, duplex-scale space without the duplex format.
Olbia by Nshama
Olbia by Nshama carries the widest layout choice in this selection: 27 floor plans across 1, 2 and 3 bedroom apartments, from 587 sq ft one-beds to 1,704 sq ft three-beds, plus two 2,175 sq ft three-bedroom duplexes. Two-bed buyers get the most room to choose, with fourteen layouts between 915 and 1,252 sq ft. If you want choice within one building rather than across several, this is where it is.
Augusta by Nshama
Augusta by Nshama is an apartment building with a small duplex tier: 1, 2 and 3 bedroom apartments plus a single 2,000 sq ft three-bedroom duplex plan. Its one-beds are the smallest in the current NSHAMA line-up, starting at 561 sq ft, with seven two-bed layouts from 867 to 985 sq ft and one 1,348 sq ft three-bed. Compact plans are the trade Augusta makes, and they are what keep it at the affordable end of the group without giving up the family formats.
Where NSHAMA is active
NSHAMA is concentrated in one Dubai community: Town Square. Comparing two NSHAMA projects means comparing two phases of the same masterplan, not two different Dubai lifestyles.
If you have already settled on NSHAMA as the developer you want to buy from, the fact that all of its projects share one location makes the choice between them more practical. Road access, the suburban character and the amenity base are broadly similar across the portfolio, so your shortlist turns on the differences between the buildings: starting price, unit mix, handover date, views, floor plan and payment schedule.
Town Square has no metro connection, so daily life runs on the car. Before you decide, think about what your commute, the school run and weekend trips look like from here. The trade is a planned suburban setting, parks and an apartment entry price that stays accessible by Dubai standards.
For neighbourhood detail, including parks, retail, schools nearby and access, use the Town Square area guide.
NSHAMA projects by price band
Berkshire Park opens the range and Alton tops it at AED 1.19 million, with handovers from June 2027 to December 2028.
| Project | Starting price | Handover | Buyer note |
|---|---|---|---|
| Berkshire Park | AED 925,000 | Aug 2027 | Lowest price, duplexes, 633 to 2,187 sq ft |
| Augusta by Nshama | AED 950,000 | Jan 2028 | Duplexes, 561 to 2,000 sq ft |
| Olbia by Nshama | AED 955,888 | May 2028 | 10/30/60 plan, duplexes, 587 to 2,175 sq ft |
| Ellison by Nshama | AED 960,000 | Nov 2027 | 10/35/55 plan, duplexes, 590 to 1,900 sq ft |
| Baltimore by Nshama | AED 970,000 | Sep 2027 | Apartments only, 662 to 1,429 sq ft |
| Hillcrest by Nshama | AED 980,888 | Jun 2027 | Earliest handover, 730 to 2,171 sq ft |
| Fiori by Nshama | AED 1,000,000 | Jun 2028 | 10/30/60 plan, 636 to 1,431 sq ft |
| Rosewell by Nshama | AED 1,038,888 | Dec 2028 | Latest handover, 608 to 1,468 sq ft |
| Camden by Nshama | AED 1,140,000 | Mar 2028 | Duplexes, 682 to 2,381 sq ft |
| Alton by Nshama | AED 1,188,888 | May 2028 | Next to Town Square Park, 689 to 1,527 sq ft |
Read price and handover together. A slightly higher starting price may still suit you if the handover date gives you more time to prepare the final instalment, while a lower price can feel tighter if completion arrives sooner than your financing plan allows. Compare floor plans and exact unit sizes for every current NSHAMA project on Projectory.
NSHAMA payment plans: 10/40/50, 10/35/55 and 10/30/60
Most of the projects in this guide use a 10/40/50 plan: 10% on booking, 40% during construction and 50% on handover. For a property priced at AED 1,000,000, that means AED 100,000 on booking, AED 400,000 across construction and AED 500,000 due at handover, before DLD fees, registration costs, mortgage costs or any other purchase expenses.
Fiori and Olbia use 10/30/60, which is lighter during construction but leaves a larger balance to settle at completion. Ellison sits between the two at 10/35/55.
| Payment-plan type | How it feels during construction | What to check before reserving |
|---|---|---|
| 10/40/50 | More paid before handover, lower final balance than 10/30/60 | Whether the construction instalments match your savings schedule |
| 10/35/55 | Slightly lighter before handover, slightly larger final balance | Whether your handover funds or mortgage approval can cover 55% |
| 10/30/60 | Easier during the build, heavier at completion | Whether the 60% handover amount is realistic for your financing plan |
An off-plan apartment earns no rent while it is under construction, so the plan you choose is a cash-flow decision. If you plan to finance the handover amount, confirm how much the bank may lend, when valuation is likely to happen and what cash you need to have paid before the mortgage can complete.
For yield, resale and exit-cost logic, read the ROI on off-plan property in Dubai guide.
Which NSHAMA project suits you
All ten projects sit at similar price points, so the right project for you comes down to timing, preferred unit type and comfort with the handover balance.
- If you want the lowest starting price: Berkshire Park has the lowest entry point in the group.
- If you want an earlier handover: Hillcrest, Berkshire Park, Baltimore and Ellison all target 2027.
- If you can carry a larger handover balance: Fiori and Olbia keep construction-stage payments lower, with the larger share due at completion.
- If you want apartments only: Baltimore, Hillcrest, Fiori, Rosewell and Alton are apartment-only.
- If you want the option of a duplex: Camden, Ellison, Berkshire Park, Olbia and Augusta offer 3-bedroom duplexes alongside their apartments.
Use this list to narrow your shortlist, then open the live project listing to check the current unit, floor plan, payment schedule and handover date.
What to verify before reserving
Before paying any booking amount on an NSHAMA project, confirm that the project’s official status and payment instructions match what you have been given. This matters most when the plan leaves a large amount due at handover.
Before you reserve an NSHAMA unit, confirm:
- The project is registered and has a current RERA permit through the DLD Project Status Enquiry tool or Dubai REST.
- The project has an escrow account and all payments go into that project-specific account.
- The current starting price and unit availability match the live project listing and the reservation form.
- The SPA payment schedule matches the plan you expect: 10/40/50, 10/35/55 or 10/30/60.
- The handover instalment fits your cash position or mortgage timing.
- The expected service charge per square foot and what it covers.
- The SPA explains delay clauses, cancellation terms and any fees clearly.
Check the fit directly: match the project to your cash flow, view a completed Town Square building or show home where possible, and cross-check the project through DLD before reserving. The complete off-plan buying guide explains the wider buying process from reservation to SPA and handover.
The bottom line
NSHAMA has a focused current portfolio and a recently completed project you can visit. The ten projects in this guide sit in a narrow mid-market band, so choosing between them usually comes down to handover date, unit type and how comfortable you are with the final payment.
Start with the handover year and the payment-plan shape, then check registration, escrow, the service charge and the SPA before you reserve.
Frequently asked questions
Is NSHAMA only building in Town Square Dubai?
Yes. Every current NSHAMA off-plan project is in Town Square Dubai, so the buildings differ on price, handover date, unit size and unit mix rather than on neighbourhood. If the community itself is the question, weigh Town Square before comparing individual buildings.
Is NSHAMA a good developer?
NSHAMA has been delivering Town Square in phases since 2014; the most recent completion, Maha Townhouses, was handed over in Q3 2025. Whether it suits you depends on the specific project: check the handover record of recent phases, verify registration and escrow through the DLD Project Status Enquiry tool, and walk a completed building yourself.
What payment plans do current NSHAMA off-plan projects use?
Most of the projects in this guide use a 10/40/50 plan: 10% on booking, 40% during construction and 50% on handover. Ellison by Nshama uses 10/35/55, while Fiori by Nshama and Olbia by Nshama use 10/30/60, which moves more of the cost to completion.
Which NSHAMA projects start below AED 1 million?
Six of the ten projects in this guide start below AED 1 million: Berkshire Park from AED 925,000, Augusta from AED 950,000, Olbia from AED 955,888, Ellison from AED 960,000, Baltimore from AED 970,000 and Hillcrest from AED 980,888. The other four start at AED 1 million or more.
When do current NSHAMA projects hand over?
The projects in this guide have handover dates between June 2027 and December 2028, as announced by the developer. Hillcrest by Nshama has the earliest at June 2027 and Rosewell by Nshama the latest at December 2028. Construction progress can move those dates, so the year is a window rather than a fixed day.
Can I buy a duplex in an NSHAMA off-plan project?
Yes. Camden, Ellison, Berkshire Park, Olbia and Augusta all offer 3-bedroom duplexes alongside their apartments. The other five in this guide, Baltimore, Hillcrest, Fiori, Rosewell and Alton, are apartment-only, so a Town Square duplex shortlist starts with those five buildings rather than the whole group.
How should I verify an NSHAMA project before paying a booking amount?
Check the project’s registration and RERA permit through the DLD Project Status Enquiry tool or Dubai REST, confirm payments go into the project-specific escrow account, and read the SPA’s payment, delay and cancellation clauses. Confirm the current starting price and unit availability on the live listing before you rely on marketing material.
Is NSHAMA suitable for Dubai property investors?
If you are investing, NSHAMA offers mid-market apartments with clear payment plans and announced handover windows. The fit depends on the specific unit, the handover balance, the service charge, the likely rent after completion and your exit plan. Off-plan property earns no rent during construction, so the cash-flow plan matters as much as the entry price.
Sources and useful references
- NSHAMA. About Us
- NSHAMA. Town Square Dubai project page
- NSHAMA. Maha Townhouses project page
- ECC. Completion of 212 townhouses for Nshama in Town Square
- DLD. Real Estate Project Status Enquiry
Explore NSHAMA off-plan launches on Projectory to review current prices, handover dates and payment-plan details across the Town Square portfolio →
Also read: Binghatti: Dubai Off-Plan Projects, Prices & Payment Plans