Augusta by Nshama: Apartments and Duplexes in Town Square
Augusta is a residential development by Nshama in Town Square, one of Dubai's larger master-planned communities in the southern corridor. Construction started in October 2025 with handover targeted for January 2028.
Town Square: What the Location Means in Practice
Town Square sits roughly 30 kilometres south of Downtown Dubai, off Al Qudra Road. The commute to the DIFC or Business Bay runs 35 to 45 minutes in normal traffic. It is not a central location. What it offers is a large, established community setting. The distance from the centre keeps price points lower across the board, which is reflected in the AED 951,000 entry price here.
What AED 951,000 to AED 2,000,000 Buys Here
The price range is wide: AED 951,000 at the low end, AED 2,000,000 at the top. That gap reflects two fundamentally different products under the same roof.
At the lower end, you are looking at 1-bedroom apartments starting from 561 sq ft. These are compact units suited to single occupants or couples, or investors targeting the rental market.
The upper end, at AED 2,000,000, corresponds to 3-bedroom apartments at around 1,346 sq ft. Between these two poles sit a range of 2-bedroom apartments running from 861 to 983 sq ft.
The duplexes represent a distinct category: 3-bedroom units at 2,123 sq ft. These are larger, two-floor layouts suited to families who want house-like space within a managed community setting.
Property Mix
| Type | Bedrooms | Size Range (sq ft) |
|---|---|---|
| Apartment | 1BR | 561 – 645 |
| Apartment | 2BR | 861 – 983 |
| Apartment | 3BR | 1,346 |
| Duplex | 3BR | 2,123 |
The 1-bedroom apartments attract first-time buyers and buy-to-let investors. The 2-bedroom units suit couples and young families. The duplexes appeal to families who want more floor area and a two-storey layout without moving into a villa community.
Amenities
| Category | Facilities |
|---|---|
| Fitness & Wellness | Gymnasium, Indoor Swimming Pool |
| Outdoor & Leisure | Landscaped Gardens, Children's Play Area |
| F&B | Restaurants |
| Security | CCTV |
The indoor swimming pool provides year-round use, not limited to the cooler season. Combined with a gymnasium, landscaped gardens, and an on-site restaurant, the amenity set is oriented toward families who intend to live in the building rather than hold it purely as an investment.
Construction Timeline
Construction started October 2025. The expected completion date is January 2028, giving a build period of roughly 27 months. For a buyer entering now, that means approximately 18 months of construction remaining. Off-plan buyers in this window have a defined timeline and a clear exit from the off-plan waiting period.
Getting In for 10%
| Stage | Payment |
|---|---|
| Down payment | 10% |
| During construction | 40% |
| On handover | 50% |
The 10% down payment reduces the cash required upfront and spreads the bulk of the commitment across the construction period. The 50% due at handover falls due at the January 2028 completion date, with no further instalment plan beyond that point.