Shams Townhouses, Al Yelayiss 2

Shams Townhouses is a residential building in Al Yelayiss 2, Dubai, developed by Nshama. It holds about 212 units: 3-bedroom apartments, 4-bedroom apartments.

The building was completed in 2024 and has been in use for about 2 years. 13 units changed hands in the last 12 months, registered with the Dubai Land Department. Recent sales went through at a median of AED 1,483 per sq ft.

Shams Townhouses is one of 70 buildings in Al Yelayiss 2: 43 are complete and 25 are still being built.

• A residential ready building
• Located in Al Yelayiss 2, Dubai
• Developed by Nshama
• Completed in Q3 2024
• Unit types: 3 Beds, 4 Beds
• Sizes from 1,870 to 4,830 sq ft
• Features: Balcony, Built In Wardrobes, Children's Play Area, Maid Room, Security, Shared Gym, Shared Pool
• Service charge from AED 4.98 per sq ft

Status

Ready

Developer

Nshama

Location

Al Yelayiss 2, Dubai

Completed

Q3 2024

Unit types

3 Beds, 4 Beds

Prices from

AED 1.6M

Median price per sq ft

AED 1,483

Median gross yield

5.4%

Service charge

AED 4.98 per sq ft (2026)

Nearest metro

Meydan Etihad Rail Interchange, 6 km

Shams Townhouses lists 7 features and facilities for its residents.

• Balcony
• Built In Wardrobes
• Children's Play Area
• Maid Room
• Security
• Shared Gym
• Shared Pool

Price ranges from the most recent registered sales, by unit type:

• 3-bedroom apartments: AED 2.6M to AED 3.1M (1,873 to 1,929 sq ft), across 15 sales
• 4-bedroom apartments: AED 3.0M to AED 3.8M (2,786 to 2,992 sq ft), across 5 sales

Every sale in Shams TownhousesEvery rent contract in Shams Townhouses

The 2026 service charge in Shams Townhouses is AED 4.98 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.

Source: Dubai Land Department service charge index. Rates are reviewed each year.

How the developer's price is paid, in the order each instalment falls due.

1. 1.Down Payment10%
2. 2.During Construction40%
3. 3.On Handover50%

• 

  3 bedrooms, 3 Bedroom Townhouse

  2,120 sqft197 sqmt

• 

  4 bedrooms, 4 Bedroom Townhouse

  2,379 sqft221 sqmt

Stations planned on new lines nearby include Meydan Etihad Rail Interchange (golden line, 6 km, about 14 min drive) and Hadaeq Mohammed Bin Rashid (golden line, 6.3 km, about 15 min drive).

• Meydan Etihad Rail InterchangeGolden line · 6 km · about 14 min drive
• Hadaeq Mohammed Bin RashidGolden line · 6.3 km · about 15 min drive
• Dubai Miracle GardenGolden line · 6.6 km · about 15 min drive
• Global VillageGolden line · 7 km · about 16 min drive

The closest is Uptown Motor City, 5.4 km from Shams Townhouses (about 13 min drive).

• Uptown Motor CityShopping Mall · 5.4 km · about 13 min drive
• Arena MallShopping Mall · 7.3 km · about 17 min drive

The closest is Global Village, 6.8 km from Shams Townhouses (about 16 min drive).

• Global VillagePark · 6.8 km · about 16 min drive

The nearest is Horizon English School Town Square, 0.5 km away. Ratings are the KHDA's latest inspection grades.

• Horizon English School Town SquareUK · KHDA: Not inspected yet · 0.5 km
• Fairgreen International School L.L.CInternational Baccalaureate · KHDA: Good · 1.8 km
• Dubai International Academy Town SquareInternational Baccalaureate · KHDA: Not inspected yet · 2.1 km
• Ranches Primary SchoolUK · KHDA: Very good · 2.4 km
• Lycée français international (Branch)French · KHDA: Not inspected yet · 2.6 km
• South View School L.L.CUK · KHDA: Good · 4 km

Al Yelayiss 2 has 70 buildings. A few others to compare Shams Townhouses with:

• Off-plan

  Alton

  Al Yelayiss 2 · Nshama

  Handover 31 May 2028 · 5% built

• 

  Aria On The Park

  Al Yelayiss 2 · Nshama

• Ready

  Ascot Residences

  Al Yelayiss 2 · Nshama

  Completed 2024

• Off-plan

  Augusta

  Al Yelayiss 2 · Nshama

  Handover 14 Jan 2028 · 5% built

• 

  Ayala On The Park

  Al Yelayiss 2 · Nshama

• Off-plan

  Belmont

  Al Yelayiss 2 · Nshama

  Handover 30 Apr 2029 · 0% built