Two Mid-Market Master Plans Side by Side
Town Square and Damac Hills 2 are both Tier A master plans south-west of Downtown targeting mid-market apartment and townhouse buyers at AED 850 to 1,250 per square foot. Both deliver 5 to 7% gross yields. Differences lie in master plan maturity, developer concentration, and amenity anchor.
Pricing Comparison
Apartments: Town Square Zahra one-beds AED 600K to 760K. Damac Hills 2 (formerly Akoya Oxygen) apartments AED 580K to 740K. Roughly tied.
3-bed townhouses: Town Square Safi AED 1.95M to 2.5M. Damac Hills 2 (Vardon, Aknan, etc.) AED 1.8M to 2.4M. Damac Hills 2 slightly cheaper.
4-bed townhouses: Town Square Warda AED 2.8M to 3.5M. Damac Hills 2 4-bed AED 2.6M to 3.3M. Damac Hills 2 slightly cheaper.
Yield Comparison
Apartments: Town Square Zahra one-beds 6.5 to 7.5%. Damac Hills 2 apartments 6.5 to 7.5%. Tied.
Townhouses: Town Square 5.0 to 5.8%. Damac Hills 2 5.2 to 6.0%. Damac Hills 2 slightly higher because of lower entry pricing.
Net yields favour Damac Hills 2 by around 0.2 percentage points on townhouses.
Master Plan Maturity
Town Square is approximately 60 to 70% complete with operating town centre retail, 2 schools, multiple supermarkets, and the central park. Most sub-communities are handed over and occupied.
Damac Hills 2 is approximately 45 to 55% complete with smaller retail footprint, 1 international school (more under construction), and themed amenity zones (waterway, sports facilities, drive-in cinema). Several sub-communities still in handover 2025 to 2027.
Town Square wins on current amenity maturity. Damac Hills 2 has stronger thematic differentiation.
Developer Concentration
Town Square: single developer (Nshama). Concentration risk if Nshama runs into financial difficulty. Mitigated by strong delivery record since 2017.
Damac Hills 2: single master developer (Damac) but multiple sub-cluster brand collaborations (Akoya, Trump, Aknan, Vardon, etc.) which create internal price discovery and brand-driven micro-markets.
Damac Hills 2 wins on master developer scale and balance sheet; Town Square wins on Nshama execution focus.
Which to Choose
Choose Town Square if you want operating amenities today, single-developer master plan execution, and mid-market apartment yields of 7 to 8% on Zahra studios.
Choose Damac Hills 2 if you want thematic differentiation, larger master developer, and slightly cheaper townhouse pricing.
Diversify across both for AED 3M+ portfolios: one Town Square Zahra one-bed for yield, one Damac Hills 2 3-bed townhouse for capital growth.
Frequently Asked Questions
Which is cheaper, Town Square or Damac Hills 2?
Damac Hills 2 by around 5 to 8% on townhouses and roughly tied on apartments. Both clusters trade in the AED 850 to 1,250 per sqft range.
Which has better yields?
Tied on apartments (6.5 to 7.5%). Damac Hills 2 has a slight edge on townhouses (5.2 to 6.0% versus Town Square 5.0 to 5.8%) due to lower entry pricing.
Which has better current amenities?
Town Square by a clear margin. Operating town centre retail, 2 schools, central park, multiple supermarkets. Damac Hills 2 has smaller retail footprint and 1 operating international school.
Is single-developer concentration a risk in Town Square?
Yes but mitigated. Nshama has delivered consistently since 2017. Verify Nshama's escrow balance and current sales velocity before buying off-plan in newer phases. Existing ready stock is fine to buy on resale market.
Can I diversify across both?
Yes for AED 3M+ portfolios. One Town Square Zahra one-bed (AED 700K) for yield plus one Damac Hills 2 3-bed townhouse (AED 2.1M) for capital growth balances mid-market exposure across two adjacent master plans.
Explore further
The project, area, and developer this post covers, with live Dubai Land Department data.
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