Town Square or Villanova?
Side by side on published prices, yields, new developments and drive times.
Illustrative image
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Villanova averages AED 1,462 per sq ft against AED 1,502 in Town Square, about 3% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Town Square shows a gross yield of 7.19% against 5.56% in Villanova (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges and empty months.
Higher average rent
New tenancy contracts in Villanova average AED 163,621 a year against AED 104,095 in Town Square (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Side by side
| Measure | Town Square | Villanova |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 1,502Property Finder, 12 months to 12 November 2026, 1,973 sales | AED 1,462Property Finder, 12 months to 12 November 2026, 381 sales |
| Gross rental yield | 7.19%Property Finder, 12 months to 12 November 2026, 1,973 sales | 5.56%Property Finder, 12 months to 12 November 2026, 381 sales |
| Average annual rent | AED 104,095Property Finder, 12 months to 12 November 2026, 6,505 contracts | AED 163,621Property Finder, 12 months to 12 November 2026, 1,836 contracts |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure. Property Finder’s figures are averages across home types, so they mix studios and large homes. Read 12 November 2026.
New developments in each
Town Square
We do not list a development in Town Square yet.
Villanova
We do not list a development in Villanova yet.
What each area is like
Town Square
Nshama's large mid-market community on Al Qudra Road: park-facing apartment blocks and townhouses, well-stocked with shops, and still launching new buildings every few months.
Who it suits
- Families on a mid-market budget
- First-time buyers who will live in the home
- Investors targeting family tenants
- Buyers who want an established community
In its favour
- Established community with supermarkets, around 90 shops and restaurants and a large central park
- One master developer controls design, phasing and community management
- Active resale market: 1,973 sale transactions in 12 months (Property Finder, checked 12 November 2026)
Worth weighing
- A steady pipeline: buildings are due for handover every few months from late 2026 to 2029, all with similar 1 to 3 bedroom layouts that will compete for the same tenants and resale buyers
- No metro; about 25 minutes to Downtown Dubai and 31 to Dubai International Airport by car, longer at peak times on Al Qudra Road
Villanova
Dubai Properties' Mediterranean-style townhouse and villa community on Emirates Road in Dubailand: mostly complete, family-oriented and priced below the better-known villa suburbs.
Who it suits
- Families wanting a townhouse under about AED 3.5 million
- Owner-occupiers more than short-term investors
- Buyers who want to inspect a finished community first
- Residents working in Academic City or Silicon Oasis
In its favour
- Largely complete: finished clusters, parks and pools can be inspected before buying
- Backed by Dubai Properties, part of Dubai Holding
- Townhouses from AED 2.69 million in the current phase (Property Finder, November 2026)
Worth weighing
- Outer location: no metro, limited buses and few restaurants or cafes close by
- La Tilia is the only phase with developer stock, so choice of new homes is narrow and other purchases are resale
Town Square or Villanova: quick answers
Is Town Square or Villanova cheaper per square foot?
Villanova is cheaper on the published figures: AED 1,462 per sq ft against AED 1,502 in Town Square (Property Finder, from registered transactions, 12 months to 12 November 2026). Averages move with the mix of homes sold, so compare like with like before relying on the gap.
Which has the higher rental yield, Town Square or Villanova?
Town Square, on the published figures: a gross yield of 7.19% against 5.56% in Villanova (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges, empty months and fees, so the net return is lower.
What is the average rent in Town Square and Villanova?
New tenancy contracts average AED 104,095 a year in Town Square and AED 163,621 in Villanova (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026). Both averages mix small and large homes.
Can foreigners buy property in Town Square and Villanova?
Town Square is a designated freehold area, open to buyers of any nationality. Villanova is a designated freehold area, open to buyers of any nationality. Sales in Dubai are registered with the DLD.
More area comparisons
- DAMAC Lagoons vs Town Square
- Dubai Hills Estate vs Town Square
- Dubai Production City vs Town Square
- Dubai Sports City vs Town Square
- The Valley by Emaar vs Town Square
- DAMAC Islands vs Town Square
- Ghaf Woods vs Town Square
- Downtown Jebel Ali vs Town Square
- Dubailand Residence Complex vs Town Square
- Jumeirah Lake Towers vs Town Square
- Jumeirah Village Circle vs Town Square
- Town Square vs Wasl Gate
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
