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Town Square

Residentialتاون سكوير
Dubai, Dubai
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AED / sqft
1,328
Rental Yield
5.59%
1Y Appreciation
+10.63%
3Y Appreciation
+45.90%
Occupancy
—
Score
5.3/10
Emerging OpportunityLimited data or below-average signal — see history below.

At a glance

Avg Price
AED 1,349/sqft
Based on 281 sales
Rental Yield
5.59% gross
≈ AED 55,900/yr on AED 1M
5Y Growth
+62% since 2021
AED 1,931 → AED 1,370/sqft
Avg Rent
AED 116,148/yr
≈ AED 9,679/month
Active Supply
0 buildings
Low — limited new supply
Ownership
See land registry
Foreign-ownership status

Source: Dubai Land Department · live snapshot

Is this area right for you?

Income InvestorLower fit

Yield 5.59% — Dubai avg is 6.98%. Great for monthly cash-flow focus.

Calculate my ROI
Growth InvestorGood fit

+62% over 5 years. 281 sales/yr means good exit liquidity.

See price history
End User / FamilyGood fit

Rent ~AED 9,679/month here. +3.1% YoY rent.

Find a broker
Foreign InvestorLimited data

Land-registry coverage incomplete for this area.

Learn about visas

What can you buy here?

Per-bedroom benchmarks · 544 DLD transactions

BedroomAvg priceSales
StudioAED 583.9K25
1BRAED 1.14M199
2BRMost popularAED 1.63M282
3BRAED 2.57M38
Source: DLD bedroom benchmarks. Sale prices are averaged at the (bedroom, year) level across registered transactions.

Community Profile

Sector 9 · Digital Dubai Official Statistics 2024

Low Density (Spacious)
Population
11,184
Residents living here
Area size
14.3 km²
Community footprint
Density
779 / km²
People per square km
Density rank
#114 of 126
Across Dubai communities

Spacious — typically larger plots / villa-led, slower turnover.

Population, area size, and density are official Digital Dubai 2024 community-level figures. Joined to Floxcy via DLD community code 922.

AI InsightsChartsOverviewFactsMap

Floxcy Insight

DLD-derived
Investment grade
A
Strong yield + growth profile (69/100)

Best for

Capital growthFamilies (villa-leaning area)

Market timing

Town Square is mid-cyclelow confidence

Areas like Town Square

vs 5.59% yield · 1,328 AED/sqft
Dubai Sports City98% match
5.68% yield · 1,343 AED/sqft
Near-identical yield (5.68% vs 5.59%) and price
Al Yufrah 197% match
5.66% yield · 1,273 AED/sqft
Near-identical yield (5.66% vs 5.59%) and price
Mudon94% match
5.72% yield · 1,439 AED/sqft
Near-identical yield (5.72% vs 5.59%) and price
Lifestyle proximity scoring (metro / retail / landmarks) isn't currently sourced — we'll add it once integrated with public POI data, rather than fabricate it from coordinates alone.
Dubai Land Department · live benchmark281 sales · 1,495 rents · confidence high
Median price / sqft
AED 1,328
DLD 2026 YTD
Median annual rent
AED 125,000
DLD 2026 YTD
Rental yield
5.59%
Capped at 25%
YoY rent growth
+3.1%
vs 2025
Source: Dubai Land Department Open Data. Updated 2026-06-01. Mapped DLD area: Town Square.
14-Year Price History · Al Yelayiss 2 · 2013–202613 years · DLD Sales-of-Unit
10-year growth
+64.0%
2016 → 2026 · cumulative
Annual growth rate
+5.07%
10y CAGR
5-year growth
+61.5%
2021 → 2026
Last year
+10.6%
2025 → 2026

Series: average AED/sqft per year, ready stock preferred (off-plan launches blended only when no ready trades cleared). Source: DLD registered Sales-of-Unit transactions 2013–2026.

True Returns — Net yield

estimate
Gross yield5.6%
− Service charge (est. AED 14/sqft)−1.1%
− Vacancy (5%)−0.3%
✅ Net yield4.3%

What actually hits your account after costs.

⚙️ Adjust service chargeAED/sqft

Estimated — service charges vary by building. Verify exact figures via the DLD Service Charge Index / Mollak. Gross is advertised; net is your real return (typically 1.5–2.5 points lower).

Residence visa eligibility

How it works →
🔵Investor Visa Eligible (2-yr)on the median sale (AED 1.22M)
84.3%
qualify for investor visa (≥750K)
14.4%
qualify for Golden Visa (≥2M)

Share of 11,728 residential sales in this area. Indicative — verify current visa rules with DLD / ICP / GDRFA.

Rent & Yield History · Al Yelayiss 2 · 2021–2026Yield Rising
Latest gross yield
5.43%
2026 · sample 836
Yield change since 2021
+0.59pp
rising
Latest avg rent/sqft
AED 85
DLD Ejari
Latest avg annual rent
AED 103,469
1,173 contracts

Yields expanded 0.59pp since 2021 — rents outran prices.

Series: gross yield = avg rent/sqft ÷ avg sale PPSF × 100, display-capped at 20%. Source: DLD Ejari rents (2021–2026) + registered Sales-of-Unit (2009–2026).

Property Breakdown20 properties total
12
Buildings
8
Villas
→
Communities
Rolled up from the synthetic building dim (dld_buildings_derived) built from DLD Ejari rent contracts 2021–2026. Click any tile to filter Property Intelligence by this area.
Lifestyle scoresOverall: 1.7/10
🚇 Metro access
0.0/10
—
🛒 Retail
0.0/10
—
📍 Landmarks
5.0/10
Dubai Cycling Course
Derived from the most-frequent nearest_* values in DLD Ejari contracts for this area. Metro score uses distinct stations (≥10 contracts each).
🏗️ Active development in this areaSee all
1 projects with at least one under-construction building under their master plan.
Upcoming availability · 90 dayshorizon: 2026-08
1,120 Person residential contracts expire by 2026-08 — roughly 435 units likely to come back on the market (39% non-renewal blend).
TypeExpiringEst. availableAvg last rentRenewal prob.
3BR366143AED 134,18853%
1BR314125AED 57,07951%
2BR293112AED 82,71451%
4BR7730AED 174,85154%
Studio7025AED 40,02750%
Source: DLD Ejari lease end dates. Estimated availability uses a blended 39% non-renewal rate; per-row renewal probability blends historical Person+Renew (61%) vs Person+New (45%).
Top buildings in Town Square · DLD EjariSee all →
TOWN SQUARE ZAHRA
318 active rents · Building
Income: AED 10M – 50M/year
TOWN SQUARE JENNA AND WARDA
171 active rents · Building
Income: AED 10M – 50M/year
RAWDA APARTMENTS
156 active rents · Building
Income: AED 10M – 50M/year
HAYAT BOULEVARD
137 active rents · Building
Income: AED 10M – 50M/year
NOOR TOWNHOUSES
130 active rents · Building
Income: AED 10M – 50M/year
UNA
111 active rents · Building
Income: AED 1M – 10M/year
Source: Dubai Land Department · Ejari rent contract registry.
Generating AI insight…
Opportunity classificationvs all 70 areas →
50/100
Value OpportunityConfidence: 86%
Why
  • AED/sqft trades at a 21% discount to the cohort median.
Risks
  • Standard market risk applies. Supply pipeline and macro liquidity remain monitor-worthy.
Best for

Value investors seeking discounted entry with margin of safety.

Strategy

Wait for clear catalyst (infrastructure, supply absorption) before scaling exposure.

Nearby — 3 closest

No comparable areas with coordinates yet.

See methodology for the full scoring formula. Not investment advice.
AI Investment AnalysisGenerated · 2026-06-15
Strong opportunity

Town Square offers a strong growth-led setup

The combination of 5.59% yield and 10.63% 1Y appreciation lands above the UAE benchmark on at least one axis. Position sizing reflects moderate risk.

  • Yield 5.59% -0.9pp vs UAE benchmark (6.5%)
  • 1Y appreciation 10.63% +4.6pp vs benchmark
  • 3Y appreciation 45.90% — multi-year price trend
  • Moderate risk · risk score 4.0/10
Risk Interpretation
Moderate risk4.0/10

Mainstream investor demand with stable fundamentals. Suitable for core allocations.

Opportunity Drivers

Drivers: yield trails the benchmark by 0.9pp; capital appreciation outpaces the market by 4.6pp YoY.

Analysis is rules-derived from latest market snapshot. Not investment advice. Methodology v0.1.
Price & Yield · 12-month history13 snapshots
About this area

Nshama affordable apartment and townhouse community. Strong yields from a young-professional and small-family tenant base.

Avg sale price
AED 84
Annual rent
AED 125K
Occupancy
—
Demand score
3.9/10
Risk score
4.0/10
Transaction volume
281
Quick facts
Type
Residential
City
Dubai
Emirate
Dubai
Arabic
تاون سكوير
Coordinates
25.0103, 55.2772
Open in Google Maps

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