New homes in Shamsa Townhouses start at AED 3,900,000; the keys were due Jan 2026; you pay 20% to book, 25% while it is built and 55% at the keys.
In the 12 months to Oct 19, 2026, Dubai Land Department recorded 68 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 sq ft in Madinat Al Mataar. Their median price is AED 1,635 per sq ft (about AED 4,340,000 at 2,655 sq ft). This project's from price is AED 1,469 per sq ft (AED 3,900,000 for its smallest home, 2,655 sq ft), 10% less.
Keys
Jan 2026
The developer's handover date. It has passed and may be out of date, so ask us for the current one.
Payment plan
20 / 25 / 55
20% to book, 25% while it is built, 55% at the keys
Bedrooms
3 to 4 beds
Sizes
2,655 to 3,284 sq ft
Property types
Townhouse
Registration fee
4% of the price
Paid to the Dubai Land Department
Details from the developer, as of Nov 1, 2026. They can change; ask us to confirm before you book.
Dubai Land Department register
From price per sq ft
AED 1,469 per sq ft
Similar off-plan homes: AED 1,635 per sq ft
We couldn't match this project to the Dubai Land Department project register yet. Ask us for its RERA project number.
Paying for it
You pay 20% when you book, 25% as the building goes up, and 55% when you get the keys.
AED
When
Stage
Share
Amount
When you book
Booking
20%
AED 780,000
As it is built
While it is built
25%
AED 975,000
At the keys (Jan 2026)
Keys
55%
AED 2,145,000
Booking payment, 20%
AED 780,000
Dubai Land Department fee (Oqood), 4%
AED 156,000
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 936,000
The handover date (Jan 2026) is too close or already past to estimate the dates. Ask us for the developer's current schedule.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
Before you buy
Pay into the project's escrow account only.
Every off-plan project in Dubai must have an escrow account at a bank, watched by RERA. Pay into that account, never to a person. Ask for the account number.
Budget for the service charge.
Buildings in this area paid a median of AED 14 per sq ft a year in 2023, from 9 buildings on the Dubai Land Department register. For the smallest home (2,655 sq ft) that is about AED 37,000 a year.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 68 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 sq ft in Madinat Al Mataar, from Oct 20, 2025 to Oct 19, 2026. Here is what they sold for, and where this project's from price sits.
We compare with off-plan sales across Madinat Al Mataar, as this project isn't on the Dubai Land Department register yet or has too few sales.
Dubai Land Department recorded 68 off-plan sales of 3-bed villas of 2,095 sq ft to 3,142 sq ft in Madinat Al Mataar, from Oct 20, 2025 to Oct 19, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,635 per sq ft
AED 1,161 to AED 1,237 per sq ft
2 sales
AED 1,237 to AED 1,312 per sq ft
4 sales
AED 1,312 to AED 1,388 per sq ft
17 sales
AED 1,388 to AED 1,463 per sq ft
1 sale
AED 1,463 to AED 1,539 per sq ft
2 sales
This project's from price is in this band.
AED 1,539 to AED 1,614 per sq ft
2 sales
AED 1,614 to AED 1,690 per sq ft
8 sales
AED 1,690 to AED 1,765 per sq ft
32 sales
AED 1,161 per sq ftAED 1,765 per sq ft
This project AED 1,469 per sq ft
Half of the sales sold for AED 1,363 to AED 1,764 per sq ft
The median is the middle sale: half sold for less, half for more.
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Price per sq ft
Sales
AED 1,161 to AED 1,237 per sq ft
2
AED 1,237 to AED 1,312 per sq ft
4
AED 1,312 to AED 1,388 per sq ft
17
AED 1,388 to AED 1,463 per sq ft
1
AED 1,463 to AED 1,539 per sq ft
2
AED 1,539 to AED 1,614 per sq ft
2
AED 1,614 to AED 1,690 per sq ft
8
AED 1,690 to AED 1,765 per sq ft
32
The 3 closest sales
Picked from the 68 similar sales above, closest in size to this project's smallest home.
Apr 2026AED 3,464,888AED 1,259 per sq ftGreenville 2, 2,753 sq ft
Aug 2026AED 3,350,000AED 1,161 per sq ftSouth Bay 5 Premium, 2,885 sq ft
May 2026AED 3,500,000AED 1,193 per sq ftSouth Bay 3 Premium, 2,933 sq ft
Sale prices from Dubai Land Department, Oct 20, 2025 to Oct 19, 2026. Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Expo City in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
3-bed villaFrom AED 3,900,000 here
Off-plan medianAED 3,519,000AED 1,621 per sq ft
Sales152
10% below 68 similar sales
4-bed villa
Off-plan medianAED 4,550,000AED 1,293 per sq ft
Sales361
Sale prices from Dubai Land Department, Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from price
2.9%
Typical for similar ready homes
4.8%
Median rent of 3-bed villas in Expo City
AED 115,000 a year
Rent contracts counted
822
Rented between
Apr 1, 2025 and Mar 31, 2026
3-bed villa
AED 115,000 a year
4-bed villa
AED 175,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 115,000 ÷ AED 3,900,000 = 2.9%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
Expo 2020 Metro Station2.7 km, 5 min driveMetro station
Greenfield International School2.3 km, 10 min driveSchool
The Arbor School7.6 km, 16 min driveBritish school
Shamsa Townhouses is an Expo City Dubai project of 3- and 4-bedroom townhouses in Expo City, from AED 3,900,000. The listed handover of January 2026 has passed, so it may be out of date; ask the developer whether the homes are complete before you pay.
The listed handover was January 2026, which has passed, so it may be out of date; ask the developer whether the homes are complete and for the completion certificate. A second phase was launched in November 2023, so check which phase your unit is in. The listing does not state the ownership type and names the developer in two different ways, so confirm the ownership terms and the seller on the sale agreement.
On price, the Dubai Land Department recorded 68 three-bedroom off-plan sales in Madinat Al Mataar in the 12 months to October 2026. The price check puts the from price per square foot about 10% below their median. The sales were across the area, not only in this project.
The listing gives the plan as 20% on booking, 25% during construction and 55% at handover, which at the from price is AED 780,000, AED 975,000 and AED 2,145,000. Elsewhere the listing shows 20 / 25 / 5 / 50, so get the plan in writing and ask when the 25% construction payment falls due. Separately, the 4% DLD fee comes to AED 156,000; ask when it is due.
Homes run from about 2,655 to 3,284 sq ft, though the listing also gives 3,300 sq ft elsewhere, so check your unit's floor plan. Kitchens are open with an island, and each home has balconies, a maid's room and two parking spaces. Residents can use the Expo Valley facilities, among them pools, gyms, three clubhouses and a skate park. Care One Poly Clinic is about 720 m away, Expo 2020 Metro Station about 2.7 km (around 5 minutes by car) and Greenfield International School about 2.3 km.
The developer's plans. Sizes and layouts can change; ask us for the plan of the exact unit you're looking at.
3 BR
4 BR
How prices moved
Median price of 3-bed villas in Expo City, over the 12 months to each dateDown 1% from Dec 2024 to Sep 2026.
Dec 2024AED 1,635 per sq ft
Sep 2026AED 1,621 per sq ft
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12 months to
Median price
Sales
Sep 2026
AED 1,621 per sq ft
152 sales
Jun 2026
AED 1,621 per sq ft
311 sales
Mar 2026
AED 1,762 per sq ft
398 sales
Dec 2025
AED 1,810 per sq ft
524 sales
Sep 2025
AED 1,685 per sq ft
800 sales
Jun 2025
AED 1,643 per sq ft
949 sales
Mar 2025
AED 1,643 per sq ft
922 sales
Dec 2024
AED 1,635 per sq ft
836 sales
Off-plan sales registered with the Dubai Land Department.
Questions about this project
Which company is behind Shamsa Townhouses?
The listing names Expo City Dubai. It uses a different name in one place, so confirm the seller on your sale agreement.
When is handover?
The listed date was January 2026, so it may be out of date. Ask the developer whether the townhouses are complete and for the completion certificate.
How does the price compare with recent sales?
The price check puts the from price per square foot about 10% below the median of 68 three-bedroom off-plan sales in Madinat Al Mataar over the 12 months to October 2026.
How much do I pay up front?
20% on booking, which is AED 780,000 at the from price. Separately, the 4% DLD fee comes to AED 156,000; ask when it is due.
Can foreigners buy here?
The listing does not state the ownership type, so confirm the ownership terms with the developer before you book.
How far is the metro?
Expo 2020 Metro Station is about 2.7 km away, around 5 minutes by car.
