Dubai Land Department register
Olbia
156 homes on the DLD register in Al Yelayiss 2, filed by NSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C. 96 sales have been registered against it between 28 Apr 2025 and 6 Aug 2026.
Construction completeRegistered, not started
As recorded by DLD's project register at 15 Jun 2026. An inspector's last visit, so it lags the site.
WHAT DLD HAS ON RECORD
| Registered developer entity | NSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C |
| Area (DLD) | Al Yelayiss 2 |
| Master community | TOWN SQUARE |
| Project status | Registered, not started |
| Construction progress | 0.00% complete |
| Homes registered | 156 |
| Buildings | 1 |
| Registered start | 30 Jan 2026 |
| Registered completion date | 31 May 2028 |
| DLD project number | 3749 |
G+2P+10+Parking in ground floor & Podium Floors
Reproduced from the register verbatim, including its own abbreviations. It is the developer’s filed description, not our assessment of the project.
Source: Dubai Land Department project register, as recorded at 15 Jun 2026. “Registered completion date” is the completion date on file at DLD; it is a date on record, not a guarantee of handover, and where that date has already passed it means only that the register has not been updated, not that the project handed over. DLD does not publish a cancelled status for projects. Homes counted as registered apartments plus registered villas. Figures on this panel are the registry’s, and are stated as at a different date from the transaction figures elsewhere on the page. Registered completion: May 2028.
WHAT HAS ACTUALLY BEEN PAID HERE
96 sales were registered against Olbia between 12 Sep 2025 and 9 Jul 2026 — a span of 10 months. Those are completed registrations at the Dubai Land Department, not asking prices or listings.
The two figures behind that percentage are not drawn on the same population. This project’s median covers every registration type across the whole register we hold (28 Apr 2025 to 6 Aug 2026). The area figure covers off-plan only in Al Yelayiss 2 over the 12 months to 6 Aug 2026, pooled on the transaction register’s own area name, which does not always match the project register’s name shown above. Unit mix, floor level, view and use class are not controlled for on either side. Read it as an indication of where this project sits in its area, not as a like-for-like comparison.
Q3 2025 median 1,618 AED/sqft over 28 sales; Q4 2025 median 1,609 AED/sqft over 43 sales — a change of -0.6% between those two quarters. Unit mix, floor level and view are not controlled for, so this is not a like-for-like comparison of the same unit.
Only quarters that reached 20 registered sales are plotted, and points are spaced evenly rather than by date. A quarter that fell below the floor is absent from the line rather than drawn as a gap, so the line is not a continuous record of every quarter in the window. Where it stops short of 6 Aug 2026, no later quarter cleared the floor.
| Type | Sales | Median size | Median AED/sqft |
|---|---|---|---|
| 1 bedroom | 47 | 634 sqft | 1,627 |
| 2 bedrooms | 44 | 950 sqft | 1,578 |
| 3 bedrooms | 5 | 1,401 sqft | 1,626 |
A median is shown only where the band reached 5 registered sales and the project itself cleared the 10-sale floor; otherwise the count stands on its own and the median is left blank. Where a project is below that floor, a band median would be the project median under a different heading.
| Registration type | Sales | Median AED/sqft |
|---|---|---|
| Off-plan (first sale from developer) | 96 | 1,603 |
| Existing (resale) | 0 | — |
DLD splits registrations into off-plan and existing. The two are not directly comparable: an off-plan registration is a launch-price contract, an existing registration is a completed unit changing hands. Where both appear, the gap between them reflects that difference as much as any movement in value. A median is shown on each side only where the band reached 5 registered sales and the project itself cleared the 10-sale floor — below that floor the counts stand alone, because where every sale falls on one side its median is the project median restated.
| Building | Sales |
|---|---|
| OLBIA | 85 |
| Date | Type | Unit | Size | Price | AED/sqft |
|---|---|---|---|---|---|
| 9 Jul 2026 | Off-plan | 1 bedroom | 634 sqft | AED 1,001,888 | 1,581 |
| 1 Jul 2026 | Off-plan | 2 bedrooms | 942 sqft | AED 1,505,888 | 1,598 |
| 30 Jun 2026 | Off-plan | 1 bedroom | 634 sqft | AED 1,030,888 | 1,627 |
| 2 Jun 2026 | Off-plan | 2 bedrooms | 1,163 sqft | AED 1,667,888 | 1,435 |
| 28 Apr 2026 | Off-plan | 2 bedrooms | 955 sqft | AED 1,503,888 | 1,575 |
| 23 Apr 2026 | Off-plan | 2 bedrooms | 916 sqft | AED 1,407,888 | 1,537 |
| 24 Mar 2026 | Off-plan | 3 bedrooms | 1,401 sqft | AED 2,245,888 | 1,603 |
| 18 Feb 2026 | Off-plan | 2 bedrooms | 953 sqft | AED 1,454,888 | 1,527 |
| 18 Feb 2026 | Off-plan | 1 bedroom | 773 sqft | AED 1,095,888 | 1,417 |
| 12 Feb 2026 | Off-plan | 1 bedroom | 711 sqft | AED 1,075,888 | 1,513 |
| 28 Jan 2026 | Off-plan | 1 bedroom | 769 sqft | AED 1,095,888 | 1,426 |
| 27 Jan 2026 | Off-plan | 2 bedrooms | 1,037 sqft | AED 1,586,888 | 1,530 |
Basis: Dubai Land Department transaction register, arm’s-length sales of units and villas only. Gifts, mortgage registrations, zero-price rows, land plots and whole-building transfers are excluded, as are AED/sqft values outside 100–20,000. Figures are medians, not averages. The register we hold runs from 28 Apr 2025 to 6 Aug 2026; 28 Apr 2025 is the earliest date in our copy of the register, not the date this project started selling, so the counts above are of sales registered in that window rather than since launch. This page is a dated extract taken on 7 Aug 2026, not a live query. Past registered prices are evidence of what has been paid, not a forecast of future value.
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This page is the public register. What it cannot tell you is what is available now, at what price, on what payment terms, and how the specific unit compares with the ones already registered. Tell us your budget and objective and we will come back with the current position.
