Off-planOff-plan building · Nshama
Fiori, Al Yelayiss 2
Highlights
Fiori at a glance
About Fiori
Fiori is a residential building in Al Yelayiss 2, Dubai, developed by Nshama. It holds about 146 units: 1-bedroom apartments, 2-bedroom apartments, 3-bedroom apartments.
It is under construction, 0% complete, with handover planned for 2028. 96 units changed hands in the last 12 months, registered with the Dubai Land Department. Recent sales went through at a median of AED 1,651 per sq ft.
Fiori is one of 70 buildings in Al Yelayiss 2: 43 are complete and 25 are still being built.
In a nutshell
- A residential off-plan building
- Located in Al Yelayiss 2, Dubai
- Developed by Nshama
- Completed in Q2 2028
- Unit types: 1 Bed, 2 Beds, 3 Beds
- Sizes from 630 to 1,960 sq ft
- Features: Children's Play Area, Security
- Service charge from AED 0.88 per sq ft
- Status
- Off-plan
- Developer
- Nshama
- Location
- Al Yelayiss 2, Dubai
- Handover
- Q2 2028
- Construction
- 0%
- Unit types
- 1 Bed, 2 Beds, 3 Beds
- Prices from
- AED 1.0M
- Median price per sq ft
- AED 1,651
- Service charge
- AED 0.88 per sq ft (2026)
- Nearest metro
- Meydan Etihad Rail Interchange, 6.9 km
Building details
Inside Fiori
Facilities in Fiori
Fiori lists 2 features and facilities for its residents.
- Children's Play Area
- Security
Properties in Fiori
1-bedroom apartments in Fiori
There are about 60 of these in Fiori, from 630 to 780 sq ft. They have recently sold for a median of AED 1.1M, or AED 1,710 per sq ft.
2-bedroom apartments in Fiori
There are about 71 of these in Fiori, from 850 to 1,200 sq ft. They have recently sold for a median of AED 1.5M, or AED 1,640 per sq ft.
3-bedroom apartments in Fiori
There are about 15 of these in Fiori, from 1,430 to 1,960 sq ft. They have recently sold for a median of AED 2.4M, or AED 1,650 per sq ft.
| Unit type | Units | Size | Median price | Median rent |
|---|---|---|---|---|
| 1 Bed | 60 | 630 sqft58.5 sqmt – 780 sqft72.5 sqmt | AED 1.1M | – |
| 2 Beds | 71 | 850 sqft79 sqmt – 1,200 sqft111.5 sqmt | AED 1.5M | – |
| 3 Beds | 15 | 1,430 sqft132.9 sqmt – 1,960 sqft182.1 sqmt | AED 2.4M | – |
Sale trends in Fiori
Median sale price
AED 1.3M
Median per sq ft
AED 1,651
Price ranges from the most recent registered sales, by unit type:
- 1-bedroom apartments: AED 1.0M to AED 1.2M (634 to 773 sq ft), across 10 sales
- 2-bedroom apartments: AED 1.4M to AED 1.6M (848 to 936 sq ft), across 7 sales
- 3-bedroom apartments: AED 2.3M to AED 2.4M (1,432 sq ft), across 3 sales
Recent transactions in Fiori
| LocationStatus and unit | PricePer sqftPer sqmt | SpecsSize and bedrooms | DateSold by |
|---|---|---|---|
| Fiori, Town SquareOff-planApartment | AED 1,493,888AED 1,598 /sqftAED 17,201 /sqmt | 935 sqft86.9 sqmt2 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,175,888AED 1,849 /sqftAED 19,902 /sqmt | 636 sqft59.1 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,100,888AED 1,731 /sqftAED 18,632 /sqmt | 636 sqft59.1 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 2,300,888AED 1,607 /sqftAED 17,298 /sqmt | 1,432 sqft133 sqmt3 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,030,888AED 1,626 /sqftAED 17,502 /sqmt | 634 sqft58.9 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,046,888AED 1,651 /sqftAED 17,771 /sqmt | 634 sqft58.9 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,581,888AED 1,695 /sqftAED 18,245 /sqmt | 933 sqft86.7 sqmt2 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 2,365,888AED 1,652 /sqftAED 17,782 /sqmt | 1,432 sqft133 sqmt3 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,134,888AED 1,468 /sqftAED 15,801 /sqmt | 773 sqft71.8 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,122,888AED 1,757 /sqftAED 18,912 /sqmt | 639 sqft59.4 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,046,888AED 1,651 /sqftAED 17,771 /sqmt | 634 sqft58.9 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,380,888AED 1,628 /sqftAED 17,524 /sqmt | 848 sqft78.8 sqmt2 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,079,888AED 1,703 /sqftAED 18,331 /sqmt | 634 sqft58.9 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,104,888AED 1,737 /sqftAED 18,697 /sqmt | 636 sqft59.1 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,569,888AED 1,683 /sqftAED 18,116 /sqmt | 933 sqft86.7 sqmt2 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,505,888AED 1,609 /sqftAED 17,319 /sqmt | 936 sqft87 sqmt2 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 2,348,888AED 1,640 /sqftAED 17,653 /sqmt | 1,432 sqft133 sqmt3 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,527,888AED 1,634 /sqftAED 17,588 /sqmt | 935 sqft86.9 sqmt2 Beds | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,061,888AED 1,675 /sqftAED 18,030 /sqmt | 634 sqft58.9 sqmt1 Bed | Developer |
| Fiori, Town SquareOff-planApartment | AED 1,470,888AED 1,583 /sqftAED 17,039 /sqmt | 929 sqft86.3 sqmt2 Beds | Developer |
Fiori
Town Square
AED 1.5M
AED 1,598 /sqftAED 17,201 /sqmt
Off-planApartment935 sqft86.9 sqmt2 BedsDeveloper9 Oct 2026Fiori
Town Square
AED 1.2M
AED 1,849 /sqftAED 19,902 /sqmt
Off-planApartment636 sqft59.1 sqmt1 BedDeveloper18 Sept 2026Fiori
Town Square
AED 1.1M
AED 1,731 /sqftAED 18,632 /sqmt
Off-planApartment636 sqft59.1 sqmt1 BedDeveloper10 Sept 2026Fiori
Town Square
AED 2.3M
AED 1,607 /sqftAED 17,298 /sqmt
Off-planApartment1,432 sqft133 sqmt3 BedsDeveloper8 Sept 2026Fiori
Town Square
AED 1M
AED 1,626 /sqftAED 17,502 /sqmt
Off-planApartment634 sqft58.9 sqmt1 BedDeveloper12 Jun 2026Fiori
Town Square
AED 1M
AED 1,651 /sqftAED 17,771 /sqmt
Off-planApartment634 sqft58.9 sqmt1 BedDeveloper5 May 2026Fiori
Town Square
AED 1.6M
AED 1,695 /sqftAED 18,245 /sqmt
Off-planApartment933 sqft86.7 sqmt2 BedsDeveloper28 Apr 2026Fiori
Town Square
AED 2.4M
AED 1,652 /sqftAED 17,782 /sqmt
Off-planApartment1,432 sqft133 sqmt3 BedsDeveloper7 Apr 2026Fiori
Town Square
AED 1.1M
AED 1,468 /sqftAED 15,801 /sqmt
Off-planApartment773 sqft71.8 sqmt1 BedDeveloper6 Apr 2026Fiori
Town Square
AED 1.1M
AED 1,757 /sqftAED 18,912 /sqmt
Off-planApartment639 sqft59.4 sqmt1 BedDeveloper30 Mar 2026Fiori
Town Square
AED 1M
AED 1,651 /sqftAED 17,771 /sqmt
Off-planApartment634 sqft58.9 sqmt1 BedDeveloper24 Mar 2026Fiori
Town Square
AED 1.4M
AED 1,628 /sqftAED 17,524 /sqmt
Off-planApartment848 sqft78.8 sqmt2 BedsDeveloper16 Mar 2026Fiori
Town Square
AED 1.1M
AED 1,703 /sqftAED 18,331 /sqmt
Off-planApartment634 sqft58.9 sqmt1 BedDeveloper27 Feb 2026Fiori
Town Square
AED 1.1M
AED 1,737 /sqftAED 18,697 /sqmt
Off-planApartment636 sqft59.1 sqmt1 BedDeveloper10 Feb 2026Fiori
Town Square
AED 1.6M
AED 1,683 /sqftAED 18,116 /sqmt
Off-planApartment933 sqft86.7 sqmt2 BedsDeveloper4 Feb 2026Fiori
Town Square
AED 1.5M
AED 1,609 /sqftAED 17,319 /sqmt
Off-planApartment936 sqft87 sqmt2 BedsDeveloper2 Feb 2026Fiori
Town Square
AED 2.3M
AED 1,640 /sqftAED 17,653 /sqmt
Off-planApartment1,432 sqft133 sqmt3 BedsDeveloper2 Feb 2026Fiori
Town Square
AED 1.5M
AED 1,634 /sqftAED 17,588 /sqmt
Off-planApartment935 sqft86.9 sqmt2 BedsDeveloper30 Jan 2026Fiori
Town Square
AED 1.1M
AED 1,675 /sqftAED 18,030 /sqmt
Off-planApartment634 sqft58.9 sqmt1 BedDeveloper28 Jan 2026Fiori
Town Square
AED 1.5M
AED 1,583 /sqftAED 17,039 /sqmt
Off-planApartment929 sqft86.3 sqmt2 BedsDeveloper26 Jan 2026
Service charges in Fiori
The 2026 service charge in Fiori is AED 0.88 per sq ft for homes. It is paid yearly by the owner, covers upkeep, security and shared areas, and is set by the building’s owners association and registered with the Dubai Land Department.
| Unit type | Rate per sq ft | Size | Yearly charge |
|---|---|---|---|
| 1 Bed Apartment (2026) | AED 0.88 | 630 sqft58.5 sqmt – 780 sqft72.5 sqmt | AED 554 – AED 686 |
| 2 Beds Apartment (2026) | AED 0.88 | 850 sqft79 sqmt – 1,200 sqft111.5 sqmt | AED 748 – AED 1,056 |
| 3 Beds Apartment (2026) | AED 0.88 | 1,430 sqft132.9 sqmt – 1,960 sqft182.1 sqmt | AED 1,258 – AED 1,725 |
Source: Dubai Land Department service charge index. Rates are reviewed each year.
Fiori payment plan
How the developer's price is paid, in the order each instalment falls due.
- 1.Down Payment10%
- 2.During Construction30%
- 3.On Handover60%
- 4.Down Payment10%
- 5.During Construction10%
- 6.During Construction10%
- 7.During Construction5%
- 8.During Construction5%
- 9.On Handover60%
Fiori floor plans
1 bedroom, Type A
635 sqft59 sqmt
2 bedrooms, Type A
936 sqft87 sqmt
2 bedrooms, Type B
926 sqft86 sqmt
2 bedrooms, Type C
850 sqft79 sqmt
3 bedrooms, Type A
1,432 sqft133 sqmt
Nearby amenities
Around Fiori
Transportation near Fiori
Stations planned on new lines nearby include Meydan Etihad Rail Interchange (golden line, 6.9 km, about 16 min drive) and Hadaeq Mohammed Bin Rashid (golden line, 7.4 km, about 17 min drive).
- Meydan Etihad Rail InterchangeGolden line · 6.9 km · about 16 min drive
- Hadaeq Mohammed Bin RashidGolden line · 7.4 km · about 17 min drive
- Dubai Miracle GardenGolden line · 7.6 km · about 17 min drive
- Global VillageGolden line · 7.7 km · about 17 min drive
Shopping and groceries near Fiori
The closest is Uptown Motor City, 6.4 km from Fiori (about 15 min drive).
- Uptown Motor CityShopping Mall · 6.4 km · about 15 min drive
Parks and leisure near Fiori
The closest is Global Village, 7.5 km from Fiori (about 17 min drive).
- Global VillagePark · 7.5 km · about 17 min drive
Schools near Fiori
The nearest is Horizon English School Town Square, 1.5 km away. Ratings are the KHDA's latest inspection grades.
- Horizon English School Town SquareUK · KHDA: Not inspected yet · 1.5 km
- Dubai International Academy Town SquareInternational Baccalaureate · KHDA: Not inspected yet · 2.7 km
- Fairgreen International School L.L.CInternational Baccalaureate · KHDA: Good · 2.9 km
- Lycée français international (Branch)French · KHDA: Not inspected yet · 3.3 km
- Ranches Primary SchoolUK · KHDA: Very good · 3.5 km
- South View School L.L.CUK · KHDA: Good · 4.5 km
Other buildings in Al Yelayiss 2
Al Yelayiss 2 has 70 buildings. A few others to compare Fiori with:
- Off-plan
Aria On The Park
Al Yelayiss 2 · Nshama
Ready
Off-plan
Ayala On The Park
Al Yelayiss 2 · Nshama
Off-plan
Things to consider about Fiori
In its favour
- An active resale market: 96 sales in the last year make it easier to price and to sell.
- Several schools within 3 km.
Worth checking
- Still being built: the handover date can move, and the price is paid in stages before you get the keys.
FAQs
Fiori: questions answered
Buying, selling or renting in Fiori?
A broker who works Al Yelayiss 2 will tell you what is available and what comparable homes went for.