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Apartments for rent in Town Square: what tenants really pay
A 1-bed in Town Square rents for AED 63,000 a year. This is the median of 765 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 44,000. A 2-bed is AED 90,000. Adverts ask AED 65,000; renewing tenants pay AED 55,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Town Square: AED 63,000 a year (765 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Town Square: AED 44,000 a year (198 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Town Square: AED 90,000 a year (801 new leases, Ejari, 12 months to 15 Oct 2026).
Signed rents, not adverts: medians of new Ejari leases (new tenant, a lease of six months to a year, one home). How we count.
“In Town Square, renewal costs less. A new tenant pays 8% more for the same 1-bed. Already here? Renew. Moving in? Offer at the AED 105 a sq ft new tenants signed, not the AED 110 the adverts ask.”
Renting in Town Square? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Town Square by bedrooms
AED a year, medians. Signed: Ejari leases starting 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026.
| Home | Signed, new lease | Renewal | Asking now | Typical size, sq ft | AED / sq ft (new) | Leases, 12 months |
|---|---|---|---|---|---|---|
| Studio | 44,000 | 40,000 | 44,990 | 346 | 127 | 342 |
| 1 bed | 63,000 | 55,000 | 65,000 | 603 | 105 | 1,722 |
| 2 bed | 90,000 | 80,000 | 95,000 | 944 | 93 | 1,720 |
| 3 bed | 126,500 | 115,000 | 140,000 | 1,419 | 85 | 351 |
| Villa / townhouse | 153,000 | 145,000 | 170,000 | 2,034 | 72 | 2,095 |
| 3-bed villa | 150,000 | 140,000 | – | 2,024 | 74 | 1,628 |
| 4-bed villa | 180,000 | 168,000 | – | 2,922 | 60 | 466 |
What the leases say about Town Square
6,231 Ejari leases 16 Oct 2025–15 Oct 2026, and 900 adverts. Each finding has its chart below.
- New 1-bed rents fell 1.4% this year, like for like. Median new 1-bed: AED 58,000 in 2024, AED 60,000 in 2025, AED 63,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −5.4%.
- Renewing a 1-bed is cheaper than moving. We compare a 1-bed in the same building with a size within 15%. A new tenant pays a median 8% more than a tenant who renews. That is about AED 4,308 a year on a typical renewal rent of AED 56,000. The table above gives AED 63,000 new against AED 55,000 renewal. This is because the table mixes cheap and expensive buildings. The same-building figure is the fair test.
- Adverts ask 5% over signed. A 1-bed advert asks AED 110 a sq ft; the 765 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 105. Offer at the signed figure.
- Cheapest 1-bed for its size: Rawda Apartments, AED 88 a sq ft, the median of its 149 1-bed leases (typical rent AED 64,000). The median 1-bed lease in Town Square is AED 100 a sq ft.
- Same size for less nearby: a new 1-bed in Arabian Ranches II, 5 km away, costs AED 55,000 for 534 sq ft. That is AED 8,000 a year less than in Town Square.
Finding
New 1-bed rents fell 1.4% this year, like for like in Town Square.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- Studio: +2.8% like for like; median AED 42,000 → 43,000 (1 Jan–15 Oct)
- 1 bed: −1.4% like for like; median AED 60,000 → 63,000 (1 Jan–15 Oct)
- 2 bed: +1.0% like for like; median AED 87,000 → 90,000 (1 Jan–15 Oct)
- 3 bed: +0.1% like for like; median AED 125,000 → 125,000 (1 Jan–15 Oct)
- Villa / townhouse: −0.5% like for like; median AED 150,000 → 152,500 (1 Jan–15 Oct)
- All Dubai, 1-bed: −5.4% like for like
Same weeks each year so the season does not skew it. New leases only: renewals follow the market with a lag. The change compares the same building, bedrooms and size band in both years; the medians can move differently because the mix of homes changes.
Finding
In Town Square a new tenant pays 8% more than a renewing one for the same 1-bed.
New lease over renewal, same building, bedrooms and size band, 16 Oct 2025–15 Oct 2026
- Studio: new tenants pay 11% more (AED 4,000 a year)
- 1 bed: new tenants pay 8% more (AED 4,308 a year)
- 2 bed: new tenants pay 7% more (AED 5,333 a year)
- 3 bed: new tenants pay 9% more (AED 10,170 a year)
- Villa / townhouse: new tenants pay 3% more (AED 4,667 a year)
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
79 matched groups, 2,907 renewals. Each group is one named building with 5+ new and 5+ renewed leases. The bedroom table above mixes buildings, so it can point the other way.
Finding
Town Square adverts ask 5% more per sq ft than new 1-bed tenants signed in the last 12 months.
Asking rent per sq ft (adverts 16 Oct 2026) against new leases signed 16 Oct 2025–15 Oct 2026
- Studio: asking AED 128, signed AED 127 a sq ft (+0.8%)
- 1 bed: asking AED 110, signed AED 105 a sq ft (+4.8%)
- 2 bed: asking AED 99, signed AED 93 a sq ft (+6.5%)
- 3 bed: asking AED 89, signed AED 85 a sq ft (+4.7%)
- For rent now: about 900 homes, against 595 new flat leases in 90 days
Per sq ft, so bigger adverts do not skew it. Adverts are one day's snapshot; duplicates removed by building, bedrooms, size and price, so the count is approximate.
Finding
The cheapest 1-beds for their size are in Rawda Apartments, Town Square Jenna And Warda and Hayat Boulevard.
1 bed flats: median rent per sq ft by building, buildings with 10+ 1-bed leases, 16 Oct 2025–15 Oct 2026
- Rawda Apartments: AED 64,000 for 687 sq ft
- Town Square Jenna And Warda: AED 60,000 for 642 sq ft
- Hayat Boulevard: AED 58,000 for 656 sq ft
- Dearest per sq ft: Liva, AED 121 for a 1-bed
- Buildings compared: every building with 10+ 1-bed leases
Cheap per sq ft can mean an older building, fewer amenities or a worse view: none of these is in the lease record.
Every villa and townhouse community in Town Square with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026. A bedroom figure needs 10 or more leases. Size is the Ejari unit size.
| Community | Leases | 2 bed | 3 bed | 4 bed | 5+ bed | All villas | Typical size, sq ft | For rent now |
|---|---|---|---|---|---|---|---|---|
| Noor Townhouses | 431 | – | 145,000 | 170,388 | – | 145,000 | 2,031 | 66 |
| Town Square Hayat | 389 | – | 140,000 | 165,000 | – | 140,000 | 2,149 | – |
| Maha Townhouses | 311 | – | 155,000 | 185,000 | – | 155,000 | 1,873 | 62 |
| Reem Townhouses | 202 | – | 150,000 | 178,673 | – | 150,000 | 2,023 | 18 |
| Naseem Townhouses | 174 | – | 145,000 | 170,000 | – | 150,000 | 2,030 | 14 |
| Safi Townhouses | 160 | – | 145,000 | 167,500 | – | 150,000 | 2,102 | 19 |
| Sama Townhouses | 152 | – | 145,000 | 180,000 | – | 147,500 | 2,039 | 14 |
| Town Square Zahra | 143 | – | 140,000 | 168,000 | – | 140,000 | 2,179 | – |
| Shams Townhouses | 133 | – | 155,000 | 190,000 | – | 160,000 | 1,873 | 11 |
Every building in Town Square with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026 (a bed figure needs 10+ leases). For rent now: adverts on 16 Oct 2026 matched to the building by name, duplicates removed, so it is approximate. 3% of leases here carry no building name and are not in this table.
| Building | Leases | Studio | 1 bed | 2 bed | 3 bed | AED / sq ft, all homes | For rent now | 1-bed asking |
|---|---|---|---|---|---|---|---|---|
| Town Square Zahra | 797 | 85 | – | – | ||||
| Rawda Apartments | 478 | 88 | – | – | ||||
| Town Square Jenna And Warda | 463 | 86 | – | – | ||||
| Hayat Boulevard | 421 | 87 | – | – | ||||
| Liva | 389 | 124 | 41 | 64,999 | ||||
| Town Square Safi | 383 | 86 | – | – | ||||
| Una | 375 | 114 | 59 | 62,250 | ||||
| Holland Gardens | 144 | 110 | 19 | – | ||||
| The Hamilton | 143 | 98 | – | – | ||||
| The Regent | 139 | 109 | 39 | – | ||||
| The Diplomat Residences | 90 | 103 | 10 | – | ||||
| Ascot Residences | 90 | 102 | 22 | 64,500 | ||||
| The Mayfair | 32 | 97 | – | – |
Cheaper areas near Town Square, same size of home
Communities within 10 km (centre to centre) where the median new lease is lower and the median size within 15% of Town Square's. New leases 16 Oct 2025–15 Oct 2026, 30+ of the home type. Every community on the heat map →
| Community | Home | Median new lease | Median sq ft | Km away | AED a year less than Town Square | New leases |
|---|---|---|---|---|---|---|
| Arabian Ranches II | 1 bed | 55,000 | 534 | 5 | 8,000 | 119 |
| Remraam | 1 bed | 58,000 | 689 | 5 | 5,000 | 496 |
| Remraam | 2 bed | 82,000 | 1,009 | 5 | 8,000 | 256 |
Rent in this area by home and by building
Studios1-bed2-bed3-bedVillas3-bed villas4-bed villasWhere to negotiate
Ascot Residences
Hayat Boulevard
Holland Gardens
Liva
Maha Townhouses
Naseem Townhouses
Noor Townhouses
Rawda Apartments
Reem Townhouses
Safi Townhouses
Sama Townhouses
Shams Townhouses
The Diplomat Residences
The Hamilton
The Mayfair
The Regent
Town Square Hayat
Town Square Jenna And Warda
Town Square Safi
Town Square Zahra
Una
Thinking of buying? Sale prices for every Dubai tower: BUY DUBAI →
Commercial rent in Town Square
Questions
What is the average rent in Town Square?
Median rent a year for a new lease in Town Square: studio AED 44,000, 1-bed AED 63,000, 2-bed AED 90,000, 3-bed AED 126,500, villa AED 153,000. This is from 2,795 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in Town Square?
A new studio lease costs AED 44,000 a year (AED 3,667 a month). This is the median of 198 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 40,000.
How much is a 1-bed in Town Square?
A new 1-bed lease costs AED 63,000 a year (AED 5,250 a month). This is the median of 765 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 55,000.
How much is a 2-bed in Town Square?
A new 2-bed lease costs AED 90,000 a year (AED 7,500 a month). This is the median of 801 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 80,000.
Which is the cheapest building in Town Square?
For a 1-bed, it is Rawda Apartments: AED 88 a sq ft. This is the median of 149 leases, 16 Oct 2025–15 Oct 2026. The typical rent is AED 64,000. Next is Town Square Jenna And Warda at AED 88.
Is rent going up in Town Square?
New 1-bed leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: −1.4% on 2025. Dubai: −5.4%. The median new 1-bed was AED 60,000 in 2025 and AED 63,000 in 2026.
Do landlords in Town Square accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 110 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 105 a sq ft. Adverts ask 5% more.
How we worked it out, and the limits
Updated 21 Oct 2026. Leases to 15 Oct 2026; adverts of 16 Oct 2026.
Leases. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. There are 6,231 in Town Square, and 2,795 of them are new. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it.
New and renewal. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Renewals are often registered weeks late. Thus the latest month shows too few renewals. Like for like means the same building, the same bedrooms and a size band 15% wide. Leases with no building name are left out of this test. A group needs 5 or more of each: new leases and renewals.
Adverts. We use active yearly rent adverts from listing sites on 16 Oct 2026. We put each advert in Town Square by the building or community name in the advert. There are 900 adverts after we remove repeats. A repeat has the same building, bedrooms, size and price. One home can still show more than once. Thus "for rent now" is approximate. Adverts are matched to a building by name.
Not used. The Ejari nearest-metro field names a station but no distance, so we do not compare metro and non-metro homes here. Floor, view, parking and furnishing are not in the lease record.
The full method, and twenty Dubai-wide comparisons: What the leases say →. Checking a rent rise? Rent increase calculator →
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.