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Fiori Residences by Nshama, developer's renderOff-plan · Freehold
Town Square · Dubai

Fiori Residences

by Nshama · handover Q2 2028

AED 1.18Mstarting price today
AED 1,684registered per sq ft
112sales in 12 months
146units
Get the brochure & planWhatsApp Atif
Q2 2028Planned handover
NshamaDeveloper
146Units registered
Registered, not startedConstruction
FreeholdOwnership
4028DLD project number
About the project

Fiori Residences, in plain numbers.

Fiori Residences is an off-plan residential project by Nshama in Town Square (Al Yelayiss 2), Dubai. It is registered with the Dubai Land Department as project 4028, a g+2p+10+parking in ground floor & podium floors scheme, with works dated from March 2026. Handover is planned for Q2 2028. 146 units are registered, mostly 2-bedroom homes of about 936 sq ft and one-bedroom homes of about 646 sq ft. The register shows 112 sales since October 2025, 112 of them in the last twelve months, at a median of AED 1,684 per sq ft.

Our view
  • Entry price under AED 1.2M
  • 25% above ready resales in Al Yelayiss 2 per sq ft
  • 112 registered sales in 12 months

Registered projects only. Every project we show is registered with the Dubai Land Department; payments go into a RERA-supervised escrow account in the developer's name.

Prices and units

What is in Fiori Residences.

Units by type from the Land Department's register, the prices they have sold at, and the developer’s price list on request.

TypeUnits in the projectTypical sizeRegistered sales, 2 yearsMedian priceAED / sq ft
1 bedroom60646 sq ft54AED 1,093,8881,713
2 bedrooms71936 sq ft54AED 1,544,3881,645
3 bedrooms151,636 sq ft4AED 2,357,3881,646

Matched to the Land Department project Fiori (project no. 4028).

Payment plan

How you pay.

The developer's payment plan is in the brochure pack.

Ask us and you receive the current plan, the price list and the floor plans on WhatsApp, usually the same day.

Send me the payment plan
From the Land Department register

What Fiori Residences actually sells for.

Registered sale prices, not the developer's list prices.

AED 1,684median per sq ft, last 12 months
112sales registered in 12 months
112sales registered in total, since October 2025
+25%against ready homes in Al Yelayiss 2 (AED 1,351 per sq ft)
1,5001,5501,6001,6501,7001,7501,8001,850 2025 Q4: AED 1,686 per sq ft, 82 sales2026 Q1: AED 1,684 per sq ft, 22 sales2026 Q2: AED 1,652 per sq ft, 5 sales2026 Q3: AED 1,731 per sq ft, 3 sales Q4 ’24Q1 ’25Q2 ’25Q3 ’25Q4 ’25Q1 ’26Q2 ’26Q3 ’26 0000822253 sales
1,5001,5501,6001,6501,7001,7501,8001,850 2025 Q4: AED 1,686 per sq ft, 82 sales2026 Q1: AED 1,684 per sq ft, 22 sales2026 Q2: AED 1,652 per sq ft, 5 sales2026 Q3: AED 1,731 per sq ft, 3 sales Q4 ’24Q1 ’25Q2 ’25Q3 ’25Q4 ’25Q1 ’26Q2 ’26Q3 ’26 0000822253 sales
Median registered price per square foot each quarter; the bars below count the sales. The shaded band holds the middle 60% of sales over the last 12 months.
Most recent registered sales
DateBedroomsSq ftPriceAED / sq ftStage
21 Sept 20261 B/R636AED 1,175,8881,849Off-plan
11 Sept 20261 B/R636AED 1,100,8881,731Off-plan
8 Sept 20263 B/R1,432AED 2,300,8881,607Off-plan
15 Jun 20261 B/R634AED 1,030,8881,627Off-plan
5 May 20261 B/R634AED 1,046,8881,652Off-plan
28 Apr 20262 B/R933AED 1,581,8881,696Off-plan
7 Apr 20263 B/R1,432AED 2,365,8881,652Off-plan
6 Apr 20261 B/R773AED 1,134,8881,467Off-plan

Source: Dubai Land Department open data, matched by the registered project name. Unit numbers are never shown.

Location

Where it is.

Town Square, Dubai.

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Buying off-plan in Dubai

What it costs beyond the price.

  • Land Department registration (Oqood): 4% of the price, usually paid with the booking instalment, plus the developer's small registration fee.
  • No agency fee to you when you buy from the developer: the developer pays our commission.
  • Your payments go into the project's escrow account, released to the developer as construction is certified.
  • At handover: service charges start, and a mortgage can finance the final payment if the plan allows it.

General guidance; we confirm every fee for this project in writing before you reserve.

Good to know

Questions people ask.

When is Fiori Residences handed over?

The developer plans handover for Q2 2028. Launch dates can move, and we track the registered progress for you.

Who is the developer of Fiori Residences?

Nshama (registered as Nshama Properties Owned By Nshmi Development One Person Company L.L.C). The project is registered with the Dubai Land Department as number 4028.

What is the payment plan for Fiori Residences?

The developer shares the current plan with the price list; message us and we send both, usually the same day.

What is the price per square foot in Fiori Residences?

Registered sales over the last 12 months have a median of AED 1,684 per sq ft, against about AED 1,351 for ready homes in Al Yelayiss 2.

Can foreigners buy in Fiori Residences?

Yes. Fiori Residences is freehold, so buyers of any nationality can own the property outright, registered in their own name with the Land Department.

Is buying off-plan safe?

Payments for a registered off-plan project go into a RERA-supervised escrow account, and your purchase is registered with the Land Department (Oqood). We check the developer's completed projects and the registered sales before we recommend a project.

Continue discovering

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From AED 1.18MNshama · Q2 2028