- Sold from54 sales, 12 months · DLD; cheapest: all 1-beds
- AED 1.01M≈ $275K
- Listed fromper propertyfinder.ae, 1 Oct 2026
- AED 956K
- Buyers paid vs DLD median
- +5%
Price, payment plan and homes
Price per DLD; listed price per propertyfinder.ae, 1 Oct 2026- Sold from
- AED 1.01M
- 54 sales, 12 months · DLD; cheapest: all 1-bedsListed from AED 956K
- Bedrooms
- 1 bed to 3 bed
- 587 – 2,175 sqft · 156 units
- Payment plan
- 10/30/60
- AED 95.6K to book
- Handover
- Q2 2028
- 0% built per the DLD · likely later
DLD registered sales
- Sold since launch
- 13 of 156 homes
- · Off-plan sales registered with the DLD, resales before handover included, from launch in January 2026 to 31 October 2026
Homes and floor plans
156 homes · FreeholdPick a home: the plan and the forecast follow it.
- 3 bedDuplexfrom 2,175 sqftNot listed
Paid: middle half of each type's off-plan sales, Nov 2025–Jul 2026 · DLD
Payment plan · 1-bed apartment
On AED 956K- 10% at bookingAED 95.6K
- 30% during construction, until handover (Q2 2028)AED 287K
- 60% on handover (Q2 2028)AED 574K
Before the keys: AED 382K, 40% of the price.
Nshama’s own file on propertyfinder.ae, checked 30 Sep 2026
Location · Town Square · Dubai
Affordable apartment and townhouse community on Al Qudra Road.
Forecast
What the 1-bed apartment could be worth
More in Town Square
Compare side by sideAll projects in Town Square
The in-depth review
Why it scores 80
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026+5% above what buyers paid nearby
30 off-plan sales, last 12 months · middle half AED 1,557 – AED 1,630
Off-plan sales, last 6 months, in the register's Al Yelayiss 2 district, 265 registered sales in the area · middle half AED 1,308 – AED 1,670
Our estimate from the listed prices and unit sizes
Off-plan sales pace
2.5 a month
30 off-plan sales, last 12 months
How this is measured
Buyers paid a median of AED 1,591/sqft in this project (off-plan sales, last 12 months, 30 registered sales, as of 10 Nov 2026) against the DLD median of AED 1,522/sqft for apartments in Town Square, as of 10 Nov 2026. DLD registers every sale in Dubai, and names the project on each. Both figures are sales of homes that were not built yet: this project's against its area's. Asking from AED 1,570/sqft (est.). Source: Dubai Land Department open data.
How the 80 was scored
8 of 8 factors · 100% of the weight · 10 Nov 2026- 01Price against what buyers actually paidAssessed · weight 25
- 02Developer track recordAssessed · weight 20
- 03Payment planAssessed · weight 10
- 04Location and infrastructureAssessed · weight 15
- 05How big the resale market isAssessed · weight 10
- 06Construction on scheduleAssessed · weight 15
- 07How much is still being built nearbyAssessed · weight 5
- 08The basics on fileAssessed · weight 0
How each factor was measured
Each factor with what it was measured on. Its score and the reasoning are in the full breakdown.
- Price against what buyers actually paid
- 30 registered off-plan sales here, against the median of 265 off-plan sales in Town Square · DLD
- Developer track record
- Our rating, 10 delivered projects, how its 14 finished buildings resell and who stands behind it
- Payment plan
- 10% down · 30% during construction · 60% on handover
- Location and infrastructure
- Our rating of Town Square, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- 570 resales of finished apartments in Town Square this year · DLD
- Construction on schedule
- 0% built on the DLD register, handover Q2 2028
- How much is still being built nearby
- 1,540 homes sold in Town Square this year, 50% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence medium: what buyers paid here is a median of 30 registered sales, against 265 in the area; the developer's record is not on either register under the names we hold, so its rating rests on its own pages and the press.
81 → 80 8 Oct 2026, price factorScored since 24 Sep 2026 · 7 score changes
The formula is public: how the Rendr Score works. Our opinion, not investment advice. A figure you believe is wrong: alexk.dxb02@gmail.com.
Share this score
Show this score on your site
Paste this where the badge should appear. It links back here and updates when the Rendr Score does.
Score card · Change card (1080 × 1350, for posting).
Free · 90 days · the whole site
The full breakdown behind the 80
Free for 90 days. One sign-up opens everything on the site: the breakdown behind all 1,673 scored projects, the figures and reasons behind the developers' ranking, and rent, a mortgage and fees in every forecast. Nothing to pay.
- The 54 registered sales here: date, size and price paid
- All 8 factor scores, with the figure and source behind each
- Score history since 24 Sep 2026 and why each move happened
- Rent, a mortgage and fees in the forecast, year by year
See what buyers paid at Olbia, and everything behind the 80.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q2 2028
Under construction · 0% built, the DLD's project register, 24 Sep 2026
What this means
Also due in 2028 in Town Square: 5 more projects we list
Nshama: 10 projects delivered in the last ten years, typically 6 months late, none cancelled.
Olbia is due to hand over in Q2 2028. Construction is 0% complete according to the DLD's project register (24 Sep 2026). At that progress it cannot hand over by Q2 2028 at any usual building pace. Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
DLD registration status
Verified 1 Oct 2026- Project registration3749
- Escrow account4031224702173094
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from propertyfinder.ae, read 1 Oct 2026, last verified 1 Oct 2026. Construction figure from the DLD's project register, 24 Sep 2026. Launch date from the DLD's project register.
Before you pay: four things to check
1The escrow account
Pay only into escrow account 4031224702173094, and check it on dubailand.gov.ae first.2The handover date
The listed date is Q2 2028. The DLD shows 0% built on 24 Sep 2026, a pace that points to later. Ask for the date in the sales agreement.3Today's price list
AED 956,000 is a starting price from propertyfinder.ae, 1 Oct 2026. Ask for the unit's own price.4The instalment dates
10% at booking, 30% during construction, 60% at handover. Ask for each payment's date and amount.
About
Olbia is Nshama's 11-storey apartment tower of 156 homes in Town Square, Dubai, with three-bedroom duplexes from about 2,175 sq ft and one to three-bedroom apartments from about 587 to 1,401 sq ft.
Read more
The project is registered in Dubai as 3749, escrow account 4031224702173094, and stood at 0% built at the register's last reading (2026-09-24).
- Developer
- Nshama
- Area
- Town Square
- Status
- Under construction
- Sales launch
- 30 Jan 2026
- Total units
- 156
- Storeys
- 11
- Ownership
- Freehold
Amenities
- Indoor Swimming Pool
- Landscaped Gardens
- CCTV Security
- Gymnasium
- Restaurants
- Children's Play Area
What’s nearby
straight-line distance- Supermarket or mall240 m
- School3.5 km
- Hospital or clinic3.6 km
- Metro or tram stop13 km
- Beach14 km
The nearest of each on OpenStreetMap, Sep 2026.
Rental yield nearby
gross, apartments7.7% in Town Square. A median rent of AED 99 per sqft a year on 1,381 new tenancy contracts, last 6 months, against AED 1,279 per sqft paid across 190 finished sales, last 6 months.
Before service charges, fees and empty periods; our arithmetic on Dubai Land Department open data figures, Nov 2026. The working
Olbia: questions buyers ask
How much does Olbia cost?
Registered sales at Olbia start from AED 1,009,000 (about $275K): the cheapest tenth of 54 off-plan sales (all 1-beds), Nov 2025–Oct 2026, per DLD. It is listed from AED 956,000, per propertyfinder.ae on 1 Oct 2026.
What is the price per sqft at Olbia?
Buyers paid a median of AED 1,591 per sqft at Olbia (off-plan sales, last 12 months, 30 registered sales).
When is the Olbia handover date?
Olbia is expected to hand over in Q2 2028. The project is under construction, 0% built according to the DLD's project register.
What is the Olbia payment plan?
Olbia is offered on a 10/30/60 plan: 10% on booking, 30% during construction and 60% at handover.
Is Olbia priced above or below what buyers paid nearby?
Buyers paid a median of AED 1,591 per sqft in Olbia (off-plan sales, last 12 months, 30 registered sales), which is 5% above the median of AED 1,522 per sqft that buyers actually paid for apartments in Town Square, across 265 sales registered with DLD.
What is the Rendr Score of Olbia?
Olbia scores 80 of 100 on the Rendr Score, strong, as of 10 Nov 2026; 8 of its 8 factors are assessed, 100% of the weight.
What rental yield do apartments in Town Square make?
About 7.7% gross for apartments in Town Square, worked out from DLD's own figures: new tenancy contracts, last 6 months, against finished sales, last 6 months, before service charges and fees.
Who is the developer of Olbia?
Olbia is being developed by Nshama. It sits in Town Square, Dubai.
Is Olbia registered with DLD?
Olbia is registered with the Dubai Land Department (DLD) under number 3749. Buyer payments go to escrow account 4031224702173094. Check it at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 1 change since, last 24 Sep 2026
Payment plan stated: 10/30/60
Source: propertyfinder.ae, read 24 Sep 2026
Listed on the site
Source: propertyfinder.ae, read 24 Sep 2026