Olbia by Nshama: Getting Into Town Square for 10%
Olbia is a residential project by Nshama in Town Square, Dubai. It offers apartments and duplexes across a price range from AED 955,888 to AED 2,200,000. The 10% down payment is the sharpest figure here and determines who the entry math works for.
Where Town Square Fits in Dubai
Town Square is in southern Dubai, roughly 25 to 30 minutes from Downtown Dubai by car and a comparable drive to Dubai Marina. The location sits outside the density of central Dubai. Residents trade a longer commute for more open space and a lower-density environment. That exchange, lower price per square foot and a quieter residential setting in return for added commute time, defines who this area suits. Buyers prioritising size, price, and residential comfort over urban proximity will find the case here straightforward.
What AED 955K to AED 2.2M Gets You
The price spread runs across three apartment configurations plus a duplex:
| Type | Bedrooms | Area | Starting Price |
|---|---|---|---|
| Apartment | 1 BR | 587 sq ft | AED 955,888 |
| Apartment | 2 BR | 940 sq ft | AED 1,385,888 |
| Apartment | 3 BR | 1,401 sq ft | AED 2,200,000 |
The one-bedroom at AED 955,888 is the entry point. At 587 sq ft it is compact, and with 10% down, the initial cash requirement is approximately AED 95,600. First-time buyers and investors targeting the smallest unit size sit here.
The two-bedroom at AED 1,385,888 is the most price-efficient format by square footage. At roughly AED 1,474 per sq ft, it undercuts the one-bedroom at AED 1,629 per sq ft. Buyers focused on space per dirham would favour the two-bedroom. It covers 940 sq ft and is a practical choice for a couple or a small family.
The three-bedroom apartment at AED 2,200,000 stretches to 1,401 sq ft. The duplex format at 2,175 sq ft is the largest configuration and the option for buyers who need the additional floor area over a standard apartment.
Amenities
| Category | Amenities |
|---|---|
| Fitness and Wellness | Indoor Swimming Pool, Gymnasium |
| Outdoor and Landscape | Landscaped Gardens, Children's Play Area |
| Dining | Restaurants |
| Security | CCTV Security |
The indoor pool stands out. Summer temperatures in Dubai limit outdoor pool use for several months of the year; a covered facility removes that constraint. The rest of the set is practical: gym, landscaped gardens, a play area for children, and on-site dining. The overall mix points at owner-occupiers and families. There is nothing here intended to justify a short-stay rental premium, which is consistent with the project's location and price positioning.
Off-Plan with May 2028 Handover
Construction started in January 2026. Expected completion is May 2028, roughly two years from now. Buyers entering today are committing to an off-plan position with a defined build timeline. The 30% due during construction spreads across that two-year window, while the larger balance falls due when the project completes.
Easy Entry, Concentrated at the End
| Stage | Percentage |
|---|---|
| Down payment | 10% |
| During construction | 30% |
| Handover | 60% |
On the one-bedroom at AED 955,888, the down payment is approximately AED 95,589. On the three-bedroom at AED 2,200,000, it is AED 220,000. Both are low barriers to enter an off-plan project.
The structure to understand is the 60% at handover. The majority of the purchase price does not distribute evenly across the timeline; it concentrates into a single payment in May 2028. Low initial commitment, significant capital requirement at the end.