- From
- AED 956K
- ≈ $260K
- Handover
- Q2 2028
- 0% built
- Homes
- 1 bed to 3 bed
- 587 – 2,175 sqft · 156 units
Price per sqft vs registered sales
Dubai Land Department open dataAED 1,474/sqft (est.)
The DLD median for apartments in Town Square is AED 1,429/sqft (as of 24 Sep 2026). This project's figure is our estimate from the starting price and the smallest unit, so it is not compared: the gap appears once the register shows this project's own sales or the developer states a price per sqft.
How the 61 was scored
6 of 7 factors · 95% of the weight · 24 Sep 2026- Price against what buyers actually paidAssessed · weight 25
- Developer track recordAssessed · weight 20
- Payment planAssessed · weight 15
- Location and infrastructureAssessed · weight 15
- How easy it is to sell laterAssessed · weight 10
- Construction on scheduleAssessed · weight 10
- The basics on fileNot assessed · weight 5
Unchanged since the first scoreScored since 24 Sep 2026 · 0 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.
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The full working behind the 61
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- Projects covered
- 1,540
- projects covered
- Factors
- 7
- 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
Olbia is due to hand over in Q2 2028. Construction is 0% complete according to the DLD's project register (24 Sep 2026). Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
Payment plan
10/30/60
- Down payment
- 10%
- During construction
- 30%
- On handover
- 60%
What you’d pay and when
On the starting price of AED 956,000, as the plan splits it.
- 10% at bookingAED 95,600≈ $26K
- 30% during construction, until handover (Q2 2028)AED 286,800≈ $78.1K
- 60% on handover (Q2 2028)AED 573,600≈ $156K
A unit’s own price, its instalment dates and any fees are in the developer’s sales agreement; confirm them there before paying anything.
Unit types
from AED 956K1 bed
from 587 sqft
2 bed
from 940 sqft
3 bed
1,401 – 2,175 sqft
Duplex, Apartment · 156 homes · Freehold
Full table
| Type | Bedrooms | Size (sqft) | Price | Per sqft |
|---|---|---|---|---|
| Apartment | 1 bed | from 587 | AED 956K | AED 1,628 |
| Apartment | 2 bed | from 940 | AED 1.39M | AED 1,474 |
| Apartment | 3 bed | from 1,401 | AED 2.2M | AED 1,570 |
| Duplex | 3 bed | from 2,175 | — | — |
DLD registration status
- Project registration3749
- Escrow account4031224702173094
- Developer licenceNot published yet
Where the figures come from, and what escrow means
Olbia is registered with the Dubai Land Department (DLD) under project number 3749. Buyer payments go to escrow account 4031224702173094. An escrow account is a regulated account the developer cannot draw on freely: your payments go in and are released as building progresses. Escrow accounts and project registrations are published by the Dubai Land Department (DLD) on dubailand.gov.ae. Always check them, and pay into the escrow account only, before handing over a deposit. How to read the DLD register.
Figures from propertyfinder.ae (propertyfinder.ae/en/new-projects/nshama/olbia), read 2026-09-24; found in the Dubai web sweep; 23 off-plan sales registered with the DLD in 2026 under "Olbia". Construction figure from the DLD's project register, 24 Sep 2026. Launch date from the DLD's project register.
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
Prices start at AED 956,000 on a 10% booking, 30% during construction and 60% on handover plan, with handover listed for the second quarter of 2028. 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).
The figures here are the starting price and plan as published for the project. Confirm the price, unit availability and service charge with the developer before committing.
- Nshama apartment tower in Town Square
- Three-bedroom duplexes from 2,175 sq ft and apartments
- 10/30/60 payment plan
- Handover Q2 2028
- 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
Town Square · Dubai
Affordable apartment and townhouse community on Al Qudra Road.
More in Town Square
Compare side by sideAll projects in Town SquareOlbia: questions buyers ask
How much does Olbia cost?
Prices at Olbia start from AED 956,000 and reach AED 2,200,000 (about $260K) for 1-bedroom, 2-bedroom and 3-bedroom homes. Asking prices come from the developer and change without notice.
What is the price per sqft at Olbia?
The asking price is around AED 1,474 per sqft, our estimate from the starting price and the unit sizes rather than a figure the developer has stated. Per-sqft prices vary by floor, view and finish within one building.
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. Handover dates are the developer's own estimate and off-plan projects can move, so confirm the current date in writing before you pay anything.
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. Developers change plans between phases, so confirm yours before signing.
What is the Rendr Score of Olbia?
Olbia scores 61 of 100 on the Rendr Score, fair, as of 24 Sep 2026. The score weighs seven factors: the price against what buyers paid in Town Square according to DLD, the developer's record, the payment plan, location, resale, construction progress and the paperwork on file; 6 of the 7 are assessed here, 95% of the weight. Our opinion, not investment advice; every input is on this page.
Who is the developer of Olbia?
Olbia is being developed by Nshama. It sits in Town Square, Dubai. You can see every project by Nshama we list, and how their asking prices compare with registered sales, on their page.
Can foreigners buy at Olbia?
Olbia is in a freehold area, so buyers of any nationality can own a home here outright rather than on a lease. Dubai sets which zones are freehold; confirm the title type on your own unit's contract before paying.
Is Olbia registered with DLD?
Olbia is registered with the Dubai Land Department (DLD) under number 3749. Buyer payments go to escrow account 4031224702173094. Every off-plan project must be registered and sell through an escrow account, where the money is released as building progresses. Check both at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 1 change since, last 24 Sep 2026
Payment plan changed to 10/30/60
Source: propertyfinder.ae (propertyfinder.ae/en/new-projects/nshama/olbia), read 2026-09-24; found in the Dubai web sweep; 23 off-plan sales registered with the DLD in 2026 under "Olbia"
Listed on the site
Source: propertyfinder.ae (propertyfinder.ae/en/new-projects/nshama/olbia), read 2026-09-24; found in the Dubai web sweep; 23 off-plan sales registered with the DLD in 2026 under "Olbia"
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