Ellison at Town Square: Nshama's New Community Project in Southern Dubai
Getting In for 10%
Nshama is asking 10% down to secure a unit at Ellison. The remaining 90% splits across construction milestones and final handover. For off-plan in Dubai, a 10% entry sits at the lower end of what developers ask.
| Milestone | Payment |
|---|---|
| Down payment | 10% |
| During construction | 35% |
| Handover | 55% |
The structure back-loads most of the cost to completion. The majority of the purchase price comes due at handover, not spread evenly across the build period. If you are buying for rental, the unit can only begin earning once that final payment clears in late 2027.
What AED 960K to 1.9M Covers
The range nearly doubles from floor to ceiling. That gap reflects two distinct products, not price variation within a single unit type. Apartments start at AED 960,000. Duplexes reach AED 1,900,000.
An apartment at AED 960K in a community with a full amenity package offers a freehold entry point below AED 1M. The duplex at AED 1.9M competes on a different basis: usable floor area and internal level separation that a standard apartment layout cannot match.
At the lower end, apartments suit buyers looking for an entry freehold in a master-planned setting. At the upper end, a duplex makes more sense for a family that needs multiple levels rather than just additional rooms. These are two different products under one address.
For investors focused on rental yield, apartments carry broader tenant demand. Duplexes attract a smaller pool and suit an owner-occupier with specific space requirements.
Town Square: Southern Dubai on Al Qudra Road
Town Square is a planned residential district in southern Dubai. Al Qudra Road is the main access route, placing the area roughly 25 to 30 minutes from Downtown Dubai and the main business corridors under typical traffic conditions.
This is a community-oriented address. For buyers whose priority is amenity access, green space, and a neighbourhood feel rather than a short commute, the southern Dubai location fits the brief. For those who need to be in the Marina or Business Bay daily, the drive is real and worth accounting for.
Eight Amenities, Led by an Indoor Pool
| Category | Facilities |
|---|---|
| Recreation | Indoor Swimming Pool, Gymnasium, Barbecue Area |
| Green Space | Landscaped Parks |
| Family | Children's Play Area |
| On-Site Services | Retail Facilities, Dining in building, Security |
The indoor pool is the most notable item in this set. A covered facility remains usable year-round, including the summer months when outdoor temperatures limit how often an open-air pool gets used. The gymnasium and barbecue area round out the recreation offering.
The broader mix points clearly toward families and long-term residents. A children's play area, landscaped parks, and barbecue space do not serve a short-term rental profile. On-site retail and dining reduce everyday friction without requiring residents to leave the community for routine needs. Eight amenities for a development at this price point is a solid package.
Completion Set for November 2027
Construction at Ellison broke ground in June 2025. Handover is scheduled for November 2027, a build window of roughly two and a half years.
For a buyer entering now, that places handover approximately 16 months away. The 35% construction-phase payment distributes across that period in stages. Once those milestones clear, the 55% handover balance comes due before keys transfer. That payment is the largest single cash event in this structure. It is more than half the total purchase price, and it falls at the end.