Augusta Apartments Town Square Dubai

Augusta is an 18-floor apartment building by Nshama in Town Square Dubai, close to the community's central park. The source listing shows it from AED 1.51 M, about Rs 3.89 crore at Rs 25.75 per dirham, for 2 bedroom apartments, with possession in January 2028. Nshama's own list starts lower, at AED 950,888 for a 1 bedroom and AED 1,380,888 for a 2 bedroom.

So the first thing to settle is which 2 bedroom price applies. The AED 1,380,888 figure is the launch list; the source listing's AED 1.51 million is about 9 per cent higher and is either a later price list or a larger 2 bedroom layout. We list the listed figure per the rule for this section and print both. Handover is consistent across sources at January 2028 or Q1 2028, which is rarer in this batch than it should be.

At a glance

Price and unit pricing

At AED 1,400 to 1,750 per sq ft, Augusta's 2 bedrooms are priced above the JVC median of AED 1,347 and well above completed Town Square stock, where the Diplomat Residences list 1 bedrooms near AED 1,045 per sq ft. The 861 sq ft 2 bedroom is compact; Nshama's delivered 2 bedrooms in the community run to 908 sq ft and more, so check the floor plan for a real second bedroom rather than a study. The 1 bedroom at AED 950,888 is the unit that fits one person's LRS year with room to spare, if its size holds up.

Payment plan and total cost

On the Nshama list price of AED 1,380,888 the same plan totals about AED 1,436,100. Town Square service charges are not printed by the sources we checked; for an 18-floor block in a budget-tier community expect about AED 10 to 15 per sq ft a year, or AED 9,000 to 15,000 on a 900 sq ft 2 bedroom, from handover. Final plan and fees as per the SPA.

Location and connectivity

Town Square is on Al Qudra Road near Emirates Road, south of Arabian Ranches and Motor City. Dubai Hills Mall is about 15 to 20 minutes' drive, Motor City and Sports City about 15 minutes, Mall of the Emirates 25 minutes, Downtown and Dubai Marina 30 minutes, Al Maktoum International Airport 25 to 30 minutes and Dubai International Airport about 35 minutes. There is no metro; the community has its own bus loop and everything else is by car.

The community's centre is finished: the 538,000 sq ft park, the retail and cinema strip, a skate park, cycling trails, schools and clinics are all open. Augusta is marketed as parkside. The edges are still under construction and Al Qudra Road is busy at peak hours.

Amenities and specifications

Quoted: swimming pools, fitness centre, landscaped areas, children's play areas and walking trails, with the park and shops outside. 2 bedroom layouts are described with two bathrooms, a powder room, walk-in closets, a store and a balcony. Appliance brands and parking are not detailed; Nshama's completed blocks typically include one bay per unit. Final specification as per the SPA.

About the developer

Nshama is the master developer of Town Square and has been handing over there since 2017 across phases including Zahra, Safi, Hayat, Una and, in May 2025, The Regent with 238 units. Portal reviews put its delivered total at over 6,500 units in the community (one source says over 15,000 homes; the figures do not agree, so use the lower). They also report about 89 per cent on-time delivery, nine-month delays on the earliest phases, later phases within six months, and no cancelled phase. For a mid-market developer that is a solid record, and the finished blocks are a short walk from Augusta.

For overseas buyers

Any nationality. Dubai's designated freehold areas are open to buyers of every nationality, resident or not: no local partner, no residence visa needed in order to buy, and the Land Department issues the title deed in your own name. On the AED 1.51 million entry price the 4% Dubai Land Department transfer fee is about AED 60,400 (USD 16,400), and registration, trustee and agency charges take the all-in cost to roughly 6% to 7% over the price. UAE banks lend non-residents about 50% to 60% of the price, which is why the developer payment plan above carries most overseas purchases. The paragraphs below work the numbers for an Indian buyer, the largest single group buying in Dubai, but the ownership, visa and yield rules are the same whatever passport you hold.

Ownership. Town Square is freehold; a foreign buyer holds the title deed outright.

Remittance. The 2 bedroom total of about AED 1.57 million is about 1.7 times one person's USD 250,000 per financial year LRS limit (about AED 918,000); the plan runs to 2028, so a single buyer needs two financial years and a couple can do it in one. The 1 bedroom at AED 950,888 plus fees is just over one year's limit for one person. TCS applies above the annual threshold and is claimable in your Indian return.

Golden Visa. The 3 bedroom at AED 2,300,888 clears the AED 2 million threshold on its own; the 1 and 2 bedrooms do not.

Yield and tax. No property or rental income tax in Dubai. Town Square 2 bedrooms are quoted at 7.2 per cent gross in 2026 on completed stock; at AED 1.51 million for 861 to 983 sq ft plan on 5 to 6 per cent gross and 4 to 5 per cent net. Rent is taxable in India after the 30 per cent standard deduction.

Exit. Deep resale market, many similar units. A parkside 2 bedroom on a high floor of an 18-storey block will stand out more than most Town Square stock, which is mid-rise.

Pros

• Handover date consistent across sources at January 2028
• 50 per cent of the price due at completion
• Master developer with eight years of handovers in the community to inspect
• 18 floors is tall for Town Square, so upper floors get park and desert views
• 3 BHK clears the Golden Visa threshold

Cons

• Two 2 BHK prices in print, AED 1,380,888 and AED 1.51 million
• About AED 1,400 to 1,750 per sq ft, well above completed Town Square stock
• 861 sq ft is compact for a 2 BHK; check the floor plan
• 1 and 3 BHK sizes not published; no DLD project number or unit count found
• No metro, and thousands of similar apartments compete at resale

Who this is for

• Families who want a new 2 or 3 BHK in a finished community with schools open
• Buyers who value a fixed 2028 date and a checkable developer over the lowest rate
• Indian couples who can fund a 2 BHK inside one LRS year

Who should look elsewhere

• Yield investors, who will do better on completed Town Square resales
• Anyone who needs keys before 2028
• Buyers who need a metro-served address

Our verdict

Augusta is the most predictable off-plan buy in Town Square in this batch: one handover date, a standard 50/50 plan and a developer with finished blocks next door. The price is the question, with two 2 bedroom figures in print and a rate well above the community's completed stock. Get Nshama's current list, compare with Alton and Berkshire Park, its sibling releases on our Dubai section, and then decide whether new and parkside is worth about 50 per cent over a resale. All projects are listed here.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Augusta in Town Square?

The source listing shows it from AED 1.51 M, about Rs 3.89 crore, for a 2 bedroom. Nshama's launch list starts at AED 950,888 for a 1 bedroom, AED 1,380,888 for a 2 bedroom and AED 2,300,888 for a 3 bedroom.

What is the payment plan?

10 per cent on booking, 40 per cent during construction, 50 per cent on completion. Add the 4 per cent DLD fee. Final as per the SPA.

When is handover?

January 2028 (Q1 2028) on every source we checked.

Is Augusta registered with RERA?

Nshama sells under DLD registration and escrow. The project number is not printed by the sources we checked; verify on the Dubai REST app.

Does it qualify for the Golden Visa?

Only the 3 bedroom at AED 2,300,888 does on its own.

What are the sizes?

2 bedrooms are about 861 to 983 sq ft. 1 and 3 bedroom sizes are not published; ask for the floor plans.

What rental yield can I expect?

About 5 to 6 per cent gross and 4 to 5 per cent net at this price; the community's 7.2 per cent 2 bedroom figure is on cheaper completed stock.

Can a foreign national buy, and how do Indian buyers fund it?

Yes, Town Square is freehold. The 2 bedroom total of about AED 1.57 million needs two financial years for one person or one year for a couple under the USD 250,000 per person limit.

What has Nshama delivered?

Over 6,500 units in Town Square since 2017, including The Regent's 238 units in May 2025, with about 89 per cent on-time delivery and no cancelled phase per portal reviews.

Talk to Realty Hunting for Nshama's current Augusta price list with floor plans, the SPA handover date and a Town Square visit.