Fiori by Nshama at Town Square Dubai

Nshama is a privately owned Dubai developer founded in 2014. It registered with the Dubai Land Department in February 2015 as developer number 1162 and is the master developer of Town Square, where it builds apartments, townhouses, retail space and parkland on a single master planned site. Its portfolio includes more than 50 building projects, delivered through its subsidiaries Nshama Properties and Nshmi Development.

Nshama's completed portfolio includes 19 apartment buildings and 11 townhouse clusters, together with Town Square Park itself. The company stays involved after handover through its own community platform, where residents register for services such as the Town Square shuttle buses.

Town Square is a master planned community by Nshama in Dubailand, covering more than 750 acres. It launched in February 2015 with the sale of 300 townhouses and now combines apartment buildings, townhouse clusters and a central park. Daily needs are handled inside the community, with Carrefour Market and Spinneys supermarkets, a Medcare medical centre, cafes and more than 250 retail outlets, and new Town Square Dubai off plan apartments continue to rise along the boulevard.

Leisure in Town Square goes beyond the central park. Residents have Battle Park for paintball, a trampoline park, a cinema and 16 community gardens, and early learning centres such as Numu, Maple Bear and Cherry Tree operate inside the community.

Town Square Park is within walking distance of Fiori
Restaurants such as Four Ounce Burger, Curb Side and Hall Shawarma are about 7 minutes away
Jogging, cycling and walking trails link the parks and gardens across the community
Community pools, gyms and children's playgrounds are spread through the residential clusters
A skate park and a wave rider surf machine are inside Town Square
Spinneys, Carrefour and Zoom stores are within a 10 minute drive
Mosques inside the community serve daily and Friday prayers

Town Square also has trade offs worth knowing before you buy.
The community is planned for about 18,000 apartments and 3,000 townhouses at completion, so density and traffic inside it will rise as the remaining buildings finish.
There is no full hospital inside Town Square, only clinics, so emergency care means a drive out of the community.
It is also an inland suburb, so the beach and the main business districts mean a daily commute by car.

Fiori Town Square Pros 

• Family friendly park: Town Square Park has a kids' train, carousel and splash pad for children of all ages.
• Space to train outdoors: The community has 13 km of cycling trails and a 10 km running track for daily exercise.
• A community already lived in: Fiori Residences by Nshama joins a neighbourhood where roads, shops and the park are already open before the building completes.
• Pet friendly setup: A pet wash in the building and a dog park in Town Square Park make daily life easier for pet owners.

Fiori Town Square Cons

• No metro in the community: Town Square has no metro or tram stop, so most residents rely on a car, the J05 bus or the resident shuttle.
• Resale purchases only: Buyers at Fiori Residences Town Square now negotiate with first owners rather than buying direct from the developer.
• Duplex details pending: Sizes and prices for the 3 bedroom duplexes are not published yet.
• Past timelines slipped: Safi 1 Apartments was estimated for December 2017 and completed in January 2019, and Hayat Boulevard 1 was estimated for May 2019 and completed in January 2020.
• Ongoing construction nearby: Many Town Square buildings are still being built, so expect site works and extra traffic around the community for several years.

Fiori Town Square price levels rise with bedroom count, and the 2 bedroom comes in 3 layouts. Sizes below are total built up area, which includes the balcony.

Families in Fiori apartments in Town Square have British and IB schools within a 15 minute drive. A clinic in Arabian Ranches and a hospital in Motor City are both close by. Green space starts at the building with the Promenade.

Schools

• Jebel Ali School, Damac Hills: 12 minutes
• Fairgreen International School, The Sustainable City: 13 minutes
• Ranches Primary School, Arabian Ranches: 13 minutes

Hospitals and Clinics

• Aster Clinic, Arabian Ranches: 10 minutes
• Emirates Hospital, Motor City: 14 minutes

Parks

• The Promenade: next to the building
• Dubai Miracle Garden: 15 minutes

Before keys are released, each buyer inspects the apartment and records any defects on a snagging list. Buyers check walls, paint, tiles, doors, windows, plumbing, air conditioning, electrical points and kitchen fittings, and the developer fixes the listed items as part of the handover. Many owners bring an independent snagging inspector to this visit.

Structural Maintenance: Under Dubai law, the developer is responsible for structural defects for 10 years from the building completion certificate.
Fixtures and fittings Maintenance: Defects in installations such as electrical, plumbing and mechanical works are covered for 1 year from the completion certificate.
How to raise a defect claim: Report the defect in writing to Nshama customer service with photos and the unit number inside the warranty period; residents can also log requests through the Nshama Connect portal.

Fiori Town Square Dubai will be a jointly owned building, so the owners association insures the structure and common areas, and the premium is shared through the annual service charge. This building policy protects the shell and shared spaces such as lobbies, corridors and the pool deck. It does not cover the contents of individual apartments.

End users living in their apartment can buy a contents policy for furniture, personal belongings and liability to neighbours. Investors who rent out a unit can take landlord insurance, which covers the owner's fittings and liability, with lost rent cover on some policies. UAE mortgage lenders require life insurance on the borrower and property cover on the home, and for an apartment the building policy paid through service charges normally meets the property part.

Fiori apartments in Town Square now change hands as off plan resales between the first buyer and a new buyer. The process below follows the standard Dubai route for transferring a unit that is still under construction.

1. Agree the deal: Select a unit, agree the price with the seller through a RERA registered broker, and sign the Form F memorandum of understanding with a security deposit cheque.
2. Get the developer's approval: Nshama reviews the seller's payment record and issues a no objection certificate for the transfer once its conditions are met.
3. Transfer at a Land Department trustee office: The buyer pays the seller the amount already paid to the developer plus any agreed premium, pays the transfer fee, and the off plan registration moves into the buyer's name.
4. Pay the remaining instalments: Under Dubai law, construction instalments go into the project's escrow account rather than to the developer directly, which protects the buyer's money during the build.
5. Prepare for handover: Arrange cash or a mortgage approval for the final balance ahead of completion, then attend the snagging visit and collect the keys.