FIA by Nshama: Getting In for 10% in Town Square
The headline figure here is the down payment: 10%. For buyers who want exposure to Town Square without committing a large sum upfront, FIA warrants a close look.
Nshama developed FIA within Town Square, offering 1, 2, and 3-bedroom apartments priced from AED 780,888 to AED 1,700,888.
What the AED 920K Price Spread Means
That gap between floor and ceiling is explained by the bedroom range, not by location or finish variation. A 1-bedroom at 631 sq ft starts at AED 780,888, which works out to roughly AED 1,238 per sq ft. At the top, a 3-bedroom at 1,523 sq ft starts at AED 1,700,888, coming in at around AED 1,117 per sq ft. Larger units carry a modestly better per-sq-ft rate.
The 1-bedroom suits a single professional or a buy-to-let investor targeting the rental market. The 2-bedroom, available in two layouts (Type A at 1,017 sq ft and Type B at 1,193 sq ft), both starting at AED 1,150,888, works for couples or small families wanting a spare room. The 3-bedroom is the family unit, and at under AED 1.8M in a master-planned community, it sits in mid-market territory.
Town Square: What the Address Delivers
Town Square is a master-planned community in the southern reaches of Dubai, developed and built out by Nshama. Residents trade proximity to the city centre for lower density and more green space.
Commutes to Downtown Dubai or Business Bay average 30 to 40 minutes. That is a real trade-off for daily commuters, but for residents who work closer to Expo City, Al Barsha, or the southern corridors, Town Square sits in a more convenient position.
For investors, the amenity set and family-oriented layout attract longer-stay tenants over short-term occupants.
The On-Site Amenity Set
| Category | Amenities |
|---|---|
| Fitness and wellness | Gymnasium, Indoor Swimming Pool |
| Outdoor and social | Landscaped Gardens, Barbecue Area, Children's Play Area |
| Dining | Restaurants |
| Safety | CCTV Security |
Seven amenities across a residential apartment project is a functional lineup, not a premium one. The indoor pool and gymnasium address fitness basics. The children's play area and barbecue space reinforce the family orientation of the building. Having restaurant access within the project adds convenience for daily life. The set is coherent with what Town Square targets as a community.
Five Months to Handover
Construction started in September 2024 with an expected completion of October 2026. That is approximately five months from now. Off-plan buyers entering at this stage are buying late in the construction cycle. The uncertainty typical of early-stage purchases is largely behind this project.
The flip side is that most of the during-construction installments are close to fully due. The October handover date is close, and the back-loaded payment schedule means the largest cash outflow arrives soon.
Getting In for 10%
| Stage | Percentage |
|---|---|
| Down payment | 10% |
| During construction | 40% |
| At handover | 50% |
The plan is back-loaded. Half the purchase price falls at handover, which is the largest single payment in the schedule. The low entry at 10% keeps initial outlay small, but the 50% due at handover is a substantial cash event arriving in October 2026. The full balance clears at handover.
For a 1-bedroom at AED 780,888, the handover payment comes to roughly AED 390,000. For the 3-bedroom, that number rises to approximately AED 850,000. The down payment for the same units is approximately AED 78,000 and AED 170,000 respectively, which illustrates how the 10% entry compresses the upfront commitment.