ORA By Nshama Properties
- Under construction · 14% built
- 17 floors
- 2 lifts
- 178 parking bays
- 1 pool
- Master developer Nshama
A 2 bed in ORA By Nshama Properties costs a median AED 1.43M.
2 bed · typical price
1.43MAED
AED 1,208/sqft · +5.2% on a year
- vs Town Square
- 11% below the median
Cost to buy, all inAED 1.52M
- Price
- AED 1.43M
- DLD fee 4%
- AED 57,316
- Agent 2% + VAT
- AED 30,091
- Trustee
- AED 4,200
Is ORA By Nshama Properties a good investment?Prices rising; lots of new supply is coming; no record of the yield and the rent trend
- Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
- Is it easy to let?None of the 156 units signed an annual lease in 12 months: owner-occupied, holiday homes or a hotel pool0%
- Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
- Are prices going up?2 bed: AED 1,148/sqft a year ago, 1,208 now+5.2%Strength
- How fast do fees pay back?AED 91,607 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 91,607
- Can I sell easily?13 sales in 12 months, 8% of the tower (27 the year before)13Fair
- Is a lot being built nearby?2,058 apartments are planned in Town Square from 2026 to 2028, equal to 51% of the 4,024 homes let there today. A further 576 are past their planned date. Town Square supply by year →51%Watch
- Did earlier buyers gain?Up 3% for launch buyers, before fees+3.0%Context
Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026
ORA By Nshama Properties prices and rents by unit typeA two-bed costs about AED 1.43M
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
2 bed · price per sqft · Town Square · area median AED 1,350/sqft
- 12-month change
- +5.2%
- vs area median
- -10.5%
- Rank by price per sqft
- 44th of 53
Read with care
- No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Chart data, 2 bed: May 2024, AED 1,307,388; latest, Jul 2026, AED 1,432,888; peak, May 2025, AED 1,470,888.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,228 · before fees
- Launch, 2024–26
- 1,192
- +3%
- 140 sales
- Previous 12 months
- 1,148
- +7%
- 27 sales
- Last 12 months
- 1,228
- today
- 13 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
No resales match the last 12 months. Try another transaction type, bedroom type or period.
Comparables in Town Square
Every Town Square building with a page, ranked by price per sqft over the same 12 months, all unit types. ORA By Nshama Properties places 48th of 56; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against ORA By Nshama Properties (AED 1,228/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 2 bed, ORA By Nshama Properties has registered sale prices 11% below the Town Square median price per square foot of 1,350 AED, across 53 eligible buildings. It ranks 44th of 53 by price per square foot in Town Square.
Market context in Town Square
Registered sales activity
702 ready apartment sales in the 12 months to 2026-10-12.
+8.5% in median AED/sqft versus the preceding year, supported by 702 current and 796 prior price observations.
Explore sales activityPlanned apartment projects
662 known registered units across 4 pending projects planned within one year of the 2026-07-06 register.
1 projects had already passed their planned date; 6 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
2,058 apartments are planned in Town Square from 2026 to 2028, equal to 51% of the 4,024 homes let there today.
Ready prices per sqft fell in 11% of 38 buildings (counted once per bedroom type) in Town Square with sales in both years; the typical one moved +6.7%.
New-lease rents fell in 0% of 10 buildings (counted once per bedroom type) with leases in both years; the typical one moved +3.3%.
How these are countedDirect locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.
About ORA By Nshama Properties
ORA By Nshama Properties is an under-construction (14% built) apartment building by Nshama in Town Square. 165 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 17
- Lifts
- 2
- Parking bays
- 178
- Pools
- 1
- Master developer
- Nshama
Drive times · typical
- Downtown
- 29 min · 32 km
- DXB Airport
- 31 min · 40 km
- DIFC
- 26 min · 35 km
- Dubai Marina
- 26 min · 28 km
- Palm Jumeirah
- 32 min · 32 km
Nearest, as registered
ORA By Nshama Properties: AED 1,228 per sq ft, 10% below the median Town Square building
The building's own figures against its area's registered market, last twelve months.
Price per sq ft
Median registered sale price, AED per sq ft, last 12 months
- ORA By Nshama PropertiesAED 1,228
- Town Square, readyAED 1,352
- Town Square, off-planAED 1,683
- Dubai, readyAED 1,421
More from Nshama
Fiori
Town Square · 112 sales, 12 months
1.36M
AED, resale median · 1,684/sqft
Nshama Camden
Town Square · 100 sales, 12 months
1.60M
AED, resale median · 1,729/sqft
The Hamilton
Town Square · 86 sales, 12 months
1.46M
AED, resale median · 1,366/sqft
Olbia
Town Square · 85 sales, 12 months
1.42M
AED, resale median · 1,592/sqft
Nearby in Town Square
Prices per sq ft around ORA By Nshama Properties, on the mapPrices per sq ft around ORA By Nshama Properties, on the map
The Hamilton
Town Square · 86 sales, 12 months
1.46M
AED, resale median · 1,366/sqft
Holland Gardens
Town Square · 83 sales, 12 months
1.45M
AED, resale median · 1,410/sqft
Liva
Town Square · 66 sales, 12 months
777,500
AED, resale median · 1,668/sqft
The Mayfair
Town Square · 61 sales, 12 months
1.26M
AED, resale median · 1,296/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · 2 bedOn record
- Rental evidence · 2 bedRead with care
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- DeveloperOn record
- Building recordOn record
- Costs not includedNot in the yield
Rent or buy
What owning a 2 bed here costs against renting it, at stated assumptions you can change.
Monthly cost of owning against renting, with your own deposit and rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from ORA By Nshama Properties’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.
- Monthly mortgage
- —
- 4.5% over 25 years
- Monthly rent
- —
- Cash needed at purchase
- —
Enter a price, a rent, a rate, a term and a horizon to model the comparison.
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Common questions
- What is the rental yield in ORA By Nshama Properties?
- No gross yield is published for ORA By Nshama Properties as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 8 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Town Square median is 7.2% gross.
- How much does a 2 bedroom in ORA By Nshama Properties cost?
- The median registered sale price is AED 1.43M (1,208 AED/sqft), from 8 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- Have prices in ORA By Nshama Properties risen or fallen?
- Median price per square foot moved +5.2% over the last 12 months against the 12 before it, on 8 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How many apartments change hands in ORA By Nshama Properties?
- 8 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.
For agents
Send this page to a client as a branded report
ORA By Nshama Properties sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 8 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts
- Canonical record
- /sale/apartments/dubai/town-square/ora
Cite as: Dubai Wealth Index. “ORA By Nshama Properties sale prices and yield.” Town Square, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/town-square/ora
Stable dataJSON