Nshama: one community, built to be lived in
A developer that put nearly everything into a single town — Town Square. What a single-project company means for a buyer, and how to judge a community that is still filling up.
OLBIA
Town Square · Nshama
Project factsheet
Developer Nshama
Status Under construction
District Town Square
Layouts 1, 2 and 3 bedrooms
Handover Q2 2028
Photos and renders of the building and grounds — not of this particular unit.
1 / 16
Layouts and the handover date come from the developer's brochure in our archive. Prices and payment plans from the same source are deliberately not published: they are dated to when the brochure was issued and do not match today's prices. I will send the current ones over WhatsApp.
Floor plans
Floor plans from the developer's own materials. The areas and the unit split on them were correct when the drawing was issued — check them against the plan attached to the contract before the deal.
About the building
A residential building in Town Square, currently under construction. Developer — Nshama.
Specifications for OLBIA per Propsearch and the Dubai Land Department. They describe the whole building, not the individual unit.
About the project
OLBIA is a residential building in Town Square, handover is due Q2 2028.
The developer is Nshama.
Layouts, according to the developer's brochure — 1, 2 and 3 bedrooms.
No lots from this project are in our database today. It is topped up every night, so listings for the building can turn up on any day.
A ten-storey Nshama building in Town Square near the boulevard. One-bedrooms from 54 square metres start at $260,000 — one of the most affordable entry points into an already-running family community.
Prices
One-bedrooms from 54 sq m start at $260,000, two-bedrooms from 85 sq m start at just over $370,000. Duplexes come separately.
Price per square metre: around $4,800 for one-bedrooms and $4,400 for two-bedrooms. Kitchens are fitted, and every apartment has built-in wardrobes and a balcony or terrace.
The developer's third building in one district
Nshama is building several complexes at once in Town Square, and their community infrastructure doesn't differ: 260,000 square metres of greenery, a surf wave, fountains, carousels, sports facilities.
So choosing between them comes down to three things: position relative to the boulevard, the building's height, and handover date. Ten storeys here means fewer neighbours and a shorter wait for the lift than in the 19-storey building next door.
Payments
Sixty percent falls due on handover. Less than half is committed before completion — a plan that suits an exit during construction.
Sales-side materials from the sales launch: areas, prices, specification and the handover payment share. Price per square metre is our own calculation.
Where it is
The pin is placed by district — I send the exact address on request.
Nothing in the stock for this project right now
Listings for OLBIA do not turn up every day. Message me — I will check the closed bases and suggest similar options nearby, in Town Square.
Ask about this project Handover payment
A mortgage covers the final instalment
The final payment on this building falls in 2028 — under off-plan plans that is 40–60% of the price in one go. A UAE bank closes it: the flat becomes the security, and nothing is added on top of what the developer has already been paid.
- Up to 80% of the appraised value, no extra down payment
- 3.99% fixed for three years, up to 25 years in term
- 6–12 months before the keys — the bank wants six months of income history
Already been invoiced, or missed the date? That is not a dead end either — write and we will look at what the developer will accept.
Ask on WhatsAppFrequently asked about OLBIA
Who is the developer of OLBIA?
Nshama.
When is OLBIA handed over?
The developer's brochure says Q2 2028. The date in the contract for a particular unit can differ — I check it before the deal.
What layouts are there in OLBIA?
1-bedroom, 2-bedroom and 3-bedroom, according to the developer's brochure. Which sizes are actually free right now depends on what is on the market; I will send the current list.
Where is OLBIA?
Town Square. Nshama’s large affordable community around a central park: townhouses and apartments, all from one developer.
How much does an apartment in OLBIA cost?
Our database has no open listings for OLBIA at the moment. I will check the price of the layout you want against the closed databases and send it together with the deal costs.
In the news
What has been written about the building, its developer and Town Square
Town Square service charge: who pays for the park and public spaces
The central park, paths and plazas are the community’s main selling point. They come with an annual budget, and it is split among the owners.
Town Square area profile: how to judge a Dubai community that is still filling up
A self-contained town with a park, schools and its own retail street. There is a simple way to tell whether a place like this is lived in, or so far only built.
Where this project stands today
I will tell you which layouts are available now, what entry really costs and what the people who live in or let the building think of it — no marketing language.
Ask a question
Telegram is the fastest way — I answer personally.
Message on Telegram