ACTIVE

Fiori

Q: When will Fiori be handed over?

The developer's planned handover for Fiori is 2028-06-30; construction is currently 0% complete. Planned dates can move — track the project to be alerted the moment the official date changes.

Q: How far along is construction on Fiori?

Fiori is 0.0% complete according to the Dubai Land Department's inspection of 2026-03-23.

Q: What are real sale prices in Fiori?

Registered DLD sales in Fiori show a median of AED 1,683 per sqft across 30 transactions since 2026-01-06. These are actual registered sales, not asking prices.

Q: Can I see real construction photos of Fiori?

Yes — this page carries 4 official construction photos taken during Dubai Land Department inspections, newest from 2026-04-25, plus a time-lapse of the build.

Q: Where should payments for Fiori go?

Only into the project's DLD-registered escrow account (no. 4031224702173101). Under Law 8 of 2007 every off-plan payment must go to this account, where the developer can only draw funds as construction milestones are certified. Anyone directing payments elsewhere is a serious warning sign.

فيوري

by NSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C · Al Yelayiss 2

Get change alerts — free Watch it rise (2 inspections)

Latest DLD inspection photo of Fiori — Latest inspection · 2026-04-25 · DLD inspection

0%complete

Planned handover2028-06-30

SourceDLD · daily

The road to keys — registry facts, our forecast

Registered start

2026-03-16

in the DLD registry

Today

0.0%

last inspected 2026-03-23

Pace forecast

Day 7 of 7

unlocks as daily tracking accrues

Planned handover

2028-06-30

developer's official date

Investor snapshot — estimated yield

5.9%estimated gross rental yield

1,683/sqft median sale price (this project)

99/sqft/yr median rent in Al Yelayiss 2

Estimate: area-wide median rent ÷ this project’s median sale price, from Dubai Land Department records. Actual rent varies by unit, floor and finish.

How Fiori compares

Similar off-plan projects in Al Yelayiss 2 — compare progress, handover and developer.

ROSEWELLNSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C · Al Yelayiss 2Active0%Handover 2028-12 OlbiaNSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C · Al Yelayiss 2Active0%Handover 2028-05 Evelyn on the ParkNSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C · Al Yelayiss 2Active0%Handover 2029-02 OAKMONTNSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C · Al Yelayiss 2Active0%Handover 2029-04

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Building & unit mix — from DLD project records

Floors

146

Total units

Building

Usage	Unit type	Units
Residential	1 B/R	60
Residential	2 B/R	71
Residential	3 B/R	15

Source: DLD project register — floors, buildings and the developer's registered unit mix.

Real sale prices — 30 registered DLD sales since 2026-01-06

AED 1,683/sqft

Median sale price

Registered sales

Sales, last 12 months

Unit type	Sales	Median AED/sqft	Median price
1 B/R	15	1,714	AED 1.1M
2 B/R	12	1,660	AED 1.5M
3 B/R	3	1,640	AED 2.3M

Source: DLD registered sale transactions for this project.

Prices by unit size — vs the Al Yelayiss 2 average

Beds	Units sold	Size range	Median price	AED/sqft	Area avg	Premium vs area
1 B/R	15	634–773 sqft	AED 1.1M	1,714	1,784	-4%
2 B/R	12	848–936 sqft	AED 1.5M	1,660	1,621	+2%
3 B/R	3	1,432–1,432 sqft	AED 2.3M	1,640	1,538	+7%

Median AED/sqft of DLD-registered sales in this project vs all sales in Al Yelayiss 2 for the same unit type. “Premium vs area” is how much more (or less) buyers pay here than the neighbourhood average.

Sale price history — 109 sales, median AED/sqft by year

+0% median price growth from 2025 to 2026 · 100% of sales were off-plan

1,6851,685 AED/sqft2025 · 82 sales

1,6831,683 AED/sqft2026 · 27 sales

20252026

Year	Median AED/sqft	Sales	Year-on-year	Since launch
2025launch	1,685	82	—	—
2026	1,683	27	+0%	+0%

Median AED/sqft of DLD-registered sales each year (years with 3+ sales); the earliest year on record approximates launch pricing. “Year-on-year” compares each year to the one before it, “since launch” to the first year. Source: Dubai Land Department transaction records.

Available layouts — check current availability & price

Layouts registered in Fiori, grouped by size. We’ll confirm current availability, floor and price with a RERA-licensed agent — we don’t hold live developer inventory, so these are representative configurations, not a live unit list.

Beds	Size	Typical price	AED/sqft	Registered
1 B/R	634 sqft	AED 1.1M	1,714	13
1 B/R	639 sqft	AED 1.1M	1,756	1
1 B/R	773 sqft	AED 1.1M	1,467	1
2 B/R	848 sqft	AED 1.4M	1,632	2
2 B/R	933 sqft	AED 1.6M	1,683	10
3 B/R	1,432 sqft	AED 2.3M	1,640	3

Recent registered sales — individual DLD transactions, newest first

Date	Beds	Size	Price	AED/sqft	Type
2026-09-18	1 B/R	636 sqft	AED 1.2M	1,849	Off-plan
2026-09-10	1 B/R	636 sqft	AED 1.1M	1,731	Off-plan
2026-09-08	3 B/R	1,432 sqft	AED 2.3M	1,607	Off-plan
2026-06-12	1 B/R	634 sqft	AED 1.0M	1,627	Off-plan
2026-05-05	1 B/R	634 sqft	AED 1.0M	1,652	Off-plan
2026-04-28	2 B/R	933 sqft	AED 1.6M	1,696	Off-plan
2026-04-07	3 B/R	1,432 sqft	AED 2.4M	1,652	Off-plan
2026-04-06	1 B/R	773 sqft	AED 1.1M	1,467	Off-plan
2026-03-30	1 B/R	639 sqft	AED 1.1M	1,756	Off-plan
2026-03-24	1 B/R	634 sqft	AED 1.0M	1,652	Off-plan
2026-03-16	2 B/R	848 sqft	AED 1.4M	1,628	Off-plan
2026-02-27	1 B/R	634 sqft	AED 1.1M	1,704	Off-plan
2026-02-10	1 B/R	636 sqft	AED 1.1M	1,737	Off-plan
2026-02-04	2 B/R	933 sqft	AED 1.6M	1,683	Off-plan
2026-02-02	2 B/R	936 sqft	AED 1.5M	1,609	Off-plan
2026-02-02	3 B/R	1,432 sqft	AED 2.3M	1,640	Off-plan
2026-01-30	2 B/R	935 sqft	AED 1.5M	1,634	Off-plan
2026-01-28	1 B/R	634 sqft	AED 1.1M	1,676	Off-plan
2026-01-26	2 B/R	929 sqft	AED 1.5M	1,583	Off-plan
2026-01-24	2 B/R	933 sqft	AED 1.6M	1,687	Off-plan
2026-01-22	1 B/R	634 sqft	AED 1.1M	1,720	Off-plan
2026-01-22	2 B/R	848 sqft	AED 1.4M	1,636	Off-plan
2026-01-19	1 B/R	636 sqft	AED 1.1M	1,723	Off-plan
2026-01-19	1 B/R	637 sqft	AED 1.1M	1,714	Off-plan
2026-01-18	2 B/R	933 sqft	AED 1.6M	1,683	Off-plan
2026-01-13	1 B/R	637 sqft	AED 1.1M	1,737	Off-plan
2026-01-12	1 B/R	634 sqft	AED 1.1M	1,712	Off-plan
2026-01-12	2 B/R	933 sqft	AED 1.6M	1,715	Off-plan
2026-01-07	2 B/R	932 sqft	AED 1.6M	1,684	Off-plan
2026-01-06	2 B/R	935 sqft	AED 1.5M	1,621	Off-plan

Source: DLD registered sale transactions. Floor and unit numbers aren’t published in the public transaction feed, so they’re not shown.

Construction photos — official DLD inspection uploads, newest first

2026-04-250.0% at inspection· 2 photos

2025-08-140.0% at inspection· 2 photos

Project facts

Developer

NSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C

Area

Al Yelayiss 2

Master project

—

Project type

Normal

Start date

2026-03-16

Planned handover

2028-06-30

Last inspection

2026-03-23

Project value

AED 124.9M

Units

146

Villas

Buildings

DLD project number

4028

Registration & escrow — verify before you pay anyone

DLD / RERA project no.

4028

Registered with DLD

2025-09-18

Regulator

Dubai Development Authority (DDA)

Escrow account no.

4031224702173101

Under Law 8 of 2007, off-plan payments for this project belong only in the escrow account above — a developer or agent directing your money anywhere else is a serious red flag. How escrow protects you →

Location — official site coordinates from DLD inspection records

Loading map…

Al Yelayiss 2 · See every project on the construction map →

Fiori: frequently asked questions — answers update daily from registry data

When will Fiori be handed over?

The developer's planned handover for Fiori is 2028-06-30; construction is currently 0% complete. Planned dates can move — track the project to be alerted the moment the official date changes.

How far along is construction on Fiori?

Fiori is 0.0% complete according to the Dubai Land Department's inspection of 2026-03-23.

Is Fiori delayed?

As of today, Fiori has not passed its planned handover date of 2028-06-30. We compare the official date against the calendar daily and record every change on this page.

Who is the developer of Fiori, and do they deliver on time?

Fiori is developed by NSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C. On our Developer Reliability Index they score 94/100 (A — On schedule), based on how much of their active portfolio is past its planned handover in the official registry.

What are real sale prices in Fiori?

Registered DLD sales in Fiori show a median of AED 1,683/sqft across 30 transactions since 2026-01-06. These are actual registered sales, not asking prices — the full breakdown is on this page.

Where is Fiori located?

Fiori is located in Al Yelayiss 2, Dubai. See every project in the area, plus prices and rents, on the area page.

How many homes are in Fiori?

Fiori comprises 146 units (normal), per the DLD registry.

Can I see real construction photos of Fiori?

Yes — this page carries 4 official construction photos taken during Dubai Land Department inspections, newest from 2026-04-25, plus a time-lapse of the build. These are government inspection uploads, not marketing renders.

Is my money safe if I buy in Fiori?

Payments for registered Dubai off-plan projects go into a project-specific escrow account under Law No. 8 of 2007; the developer can only draw funds against certified construction milestones.

Where should payments for Fiori go?

Only into the project's DLD-registered escrow account (no. 4031224702173101). Under Law 8 of 2007 every off-plan payment must go to this account, where the developer can only draw funds as construction milestones are certified. Anyone directing payments elsewhere is a serious warning sign.

How do I get alerts when something changes on Fiori?

Use the free Track this project form on this page. We check the official registry every day and email you the moment Fiori's progress, status, or planned handover date changes.

Progress history — one row per official DLD snapshot

Snapshot date	Status	Complete	Planned handover
2026-08-04	ACTIVE	0.0%	2028-06-30
2026-08-05	ACTIVE	0.0%	2028-06-30
2026-08-06	ACTIVE	0.0%	2028-06-30
2026-08-08	ACTIVE	0.0%	2028-06-30
2026-08-09	ACTIVE	0.0%	2028-06-30
2026-08-10	ACTIVE	0.0%	2028-06-30
2026-08-11	ACTIVE	0.0%	2028-06-30
2026-08-12	ACTIVE	0.0%	2028-06-30
2026-08-13	ACTIVE	0.0%	2028-06-30
2026-08-14	ACTIVE	0.0%	2028-06-30
2026-08-15	ACTIVE	0.0%	2028-06-30
2026-08-16	ACTIVE	0.0%	2028-06-30
2026-08-17	ACTIVE	0.0%	2028-06-30
2026-08-18	ACTIVE	0.0%	2028-06-30
2026-08-19	ACTIVE	0.0%	2028-06-30
2026-08-20	ACTIVE	0.0%	2028-06-30
2026-08-21	ACTIVE	0.0%	2028-06-30
2026-08-22	ACTIVE	0.0%	2028-06-30
2026-08-23	ACTIVE	0.0%	2028-06-30
2026-08-24	ACTIVE	0.0%	2028-06-30
2026-08-25	ACTIVE	0.0%	2028-06-30
2026-08-26	ACTIVE	0.0%	2028-06-30
2026-08-27	ACTIVE	0.0%	2028-06-30
2026-08-28	ACTIVE	0.0%	2028-06-30
2026-08-29	ACTIVE	0.0%	2028-06-30
2026-08-30	ACTIVE	0.0%	2028-06-30
2026-08-31	ACTIVE	0.0%	2028-06-30
2026-09-01	ACTIVE	0.0%	2028-06-30
2026-09-02	ACTIVE	0.0%	2028-06-30
2026-09-03	ACTIVE	0.0%	2028-06-30
2026-09-04	ACTIVE	0.0%	2028-06-30
2026-09-05	ACTIVE	0.0%	2028-06-30
2026-09-06	ACTIVE	0.0%	2028-06-30
2026-09-07	ACTIVE	0.0%	2028-06-30
2026-09-08	ACTIVE	0.0%	2028-06-30
2026-09-09	ACTIVE	0.0%	2028-06-30
2026-09-10	ACTIVE	0.0%	2028-06-30
2026-09-11	ACTIVE	0.0%	2028-06-30
2026-09-12	ACTIVE	0.0%	2028-06-30
2026-09-13	ACTIVE	0.0%	2028-06-30
2026-09-14	ACTIVE	0.0%	2028-06-30
2026-09-15	ACTIVE	0.0%	2028-06-30
2026-09-16	ACTIVE	0.0%	2028-06-30
2026-09-17	ACTIVE	0.0%	2028-06-30
2026-09-18	ACTIVE	0.0%	2028-06-30
2026-09-19	ACTIVE	0.0%	2028-06-30
2026-09-20	ACTIVE	0.0%	2028-06-30

Don't check back — we'll tell you.Progress moves, dates slip, statuses change. One email the moment it happens.

Track Fiori