Nshama Properties Owned By Nshmi Development One Person Company L.L.C · Selling since 2023 · recent sales mostly resales
AED 1,131/sqft
+2.6%
AED 2,371,369
AED 1,055,447 to AED 3,910,376, from 3.2 years of this project's own history. A trend, not a forecast.
Wide range
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Holland Gardens — not an asking price, and not this project’s overall median, which mixes every unit size together.
A year’s rent against what that size actually sold for in Holland Gardens over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in Holland Gardens itself; the rest are homes of the same size in Town Square, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| 1 bed | AED 920K | AED 75,000/yrthis building · 53 new lets | 8.2% | 25 |
| 2 beds | AED 1.5M | AED 120,000/yrthis building · 61 new lets | 8.0% | 49 |
| 3 beds | AED 2.7M | AED 145,000/yrsame size in Town Square | 5.4% | 11 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 1 bed here reads 10.0% instead of 8.2%, because it prices the home at AED 750.89K — the median across every sale on record — rather than the AED 920K it costs today. Every figure above uses the same twelve months on both sides.
Price vs. Town Square median
-17.7%
Priced at or below the area's real median.
Developer track record
10,099 real transactions
12 completed · 20 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →Lana On The Park
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Rosewell
Unknown developer
Camden
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Fiori
Unknown developer
Alton
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 1 bed | AED 9,544 | AED 65,456 | 8.2% | 7.1% |
| 2 beds | AED 16,186 | AED 103,814 | 8.0% | 6.9% |
| 3 beds | AED 34,943 | AED 110,057 | 5.4% | 4.1% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.