What is the rental yield in LIV Waterside?

No gross yield is published for LIV Waterside as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 82 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Marina median is 5.8% gross.

How much does a 1 bedroom in LIV Waterside cost?

The median registered sale price is AED 2.54M (3,166 AED/sqft), from 82 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in LIV Waterside selling for right now?

Registered sales of ready units in LIV Waterside over the last 12 months have a median of 3,166 AED/sqft, across 82 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

Does LIV Waterside earn more short-term than long-let?

A night asks a median of AED 549, which models to 4.1% net at an assumed 70% occupancy for a self-managed unit, after platform fees, cleaning and utilities. Nightly rates are asking rates sampled across the next 12 months, not registered income.

How many apartments change hands in LIV Waterside?

82 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

LIV Waterside

A 1 bed in LIV Waterside costs a median AED 2.54M and returns 4.1% short-term at the assumed 70% occupancy.

Satellite view of the Dubai Marina district around LIV Waterside, with roads and landmarks named. Apple Maps.

Street map around LIV Waterside, Dubai Marina, centred on its registered pin. Apple Maps.

1 bed · typical price

2.54MAED

AED 3,166/sqft

vs Dubai Marina: 60% above the median

Cost to buy, all inAED 2.70M

Price: AED 2.54M
DLD fee 4%: AED 101,582
Agent 2% + VAT: AED 53,331
Trustee: AED 4,200

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Is LIV Waterside a good investment?Little new supply nearby, with nothing to watch; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
How fast do fees pay back?AED 159,113 in fees to buy a 1 bed: DLD 4%, agent 2% plus VAT, trusteeAED 159,113
Can I sell easily?126 sales in 12 months (0 the year before)126
Is a lot being built nearby?2,685 apartments are planned in Dubai Marina from 2026 to 2028, equal to 19% of the 14,287 homes let there today. A further 693 are past their planned date. Dubai Marina supply by year →19%Strength

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

LIV Waterside prices and rents by unit typeA one-bed costs about AED 2.54M

Type	Median price	New rent	12-month change	Sales
1 bed	AED 2.54M3,166/sqft	not yet let	not yet let	no prior year	82
2 bed	AED 3.99M3,250/sqft	not yet let	not yet let	no prior year	30
3 bed	AED 5.29M3,036/sqft	not yet let	not yet let	no prior year	11
4+ bed	AED 20.70M3,406/sqft	not yet let	not yet let	under 5 sales in a year	3

Appreciation, rental income and short-term detail, by unit type

Appreciation

1 bed · price per sqft · Dubai Marina · area median AED 1,982/sqft

vs area median: +59.8%
Rank by price per sqft: 8th of 84

Short-term income

1 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 4.1%
Median nightly rate: AED 549
Net revenue: AED 105,075/yr
Listings seen: 37+

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid by year, 1 bed, with fainter bars resting on fewer sales. Too few monthly records in LIV Waterside to draw an honest monthly line.

Date	Type	Sqft	Price
12 Oct 2026	1 bed	821	AED 2,927,400	3,567
8 Oct 2026	1 bed	759	AED 2,750,000	3,624
2 Oct 2026	2 bed	3,609	AED 11,734,548	3,251
30 Sept 2026	2 bed	1,219	AED 3,919,548	3,215
24 Sept 2026	1 bed	1,027	AED 3,419,548	3,329
24 Sept 2026	1 bed	755	AED 2,550,000	3,379
24 Sept 2026	3 bed	2,382	AED 8,334,548	3,499
24 Sept 2026	1 bed	925	AED 3,149,548	3,404
24 Sept 2026	2 bed	1,226	AED 3,919,548	3,197
21 Sept 2026	4+ bed	6,078	AED 20,699,548	3,406

Showing the 120 most recent of 126 resales in the last 12 months.

Short-term rates around LIV Waterside

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed500 m cluster · 37+ listings seen	5490.68/sqft	AED 105,075	—	—	4.1%
2 bed500 m cluster · 14+ listings seen	8100.66/sqft	AED 154,262	—	—	3.9%
3 bed500 m cluster · 5+ listings seen	1060.06/sqft	-AED 6,337	—	—	-0.1%
4+ bed500 m cluster · 4+ listings seen	1,5880.26/sqft	AED 240,901	—	—	1.2%

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

Nightly rate through the year

Comparables in Dubai Marina

Every Dubai Marina building with a page, ranked by price per sqft over the same 12 months, all unit types. LIV Waterside places 12th of 134; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
8	LIV MarinaCompleted 2025 · off-plan 2,452/sqft	AED 3.00M	3,304+3.6%	5.5%	+6.4%	41
9	52\|42 Tower 1Completed 2020 · off-plan 1,930/sqft	AED 3.80M	3,255+2.0%	4.2%	+4.6%	15
10	Six Senses Residences Dubai Marina21% · off-plan 3,263/sqft	AED 15.14M	3,246+1.7%	—	+3.0%	17
11	Al Majara 471% · Q2 2026 · off-plan 3,216/sqft	AED 5.43M	3,216+0.8%	—	-0.1%	15
12	LIV Waterside · this building	AED 2.73M	3,190	—	—	126
13	VIDA Residences Dubai MarinaCompleted 2022 · off-plan 1,895/sqft	AED 3.30M	3,126-2.0%	5.8%	-9.6%	26
14	Marina StarCompleted 2023 · off-plan 1,255/sqft	AED 2.20M	3,000-6.0%	4.3%	+8.5%	29
15	52\|42 Tower 2Completed 2020 · off-plan 1,847/sqft	AED 2.45M	2,979-6.6%	6.5%	+13.6%	8
16	Jumeirah Living Marina GateCompleted 2020 · off-plan 2,201/sqft	AED 3.49M	2,971-6.9%	4.9%	-7.0%	40

Rank 1 is the dearest per square foot. Differences are against LIV Waterside (AED 3,190/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, LIV Waterside has registered sale prices 60% above the Dubai Marina median price per square foot of 1,982 AED, across 84 eligible buildings. It ranks 8th of 84 by price per square foot in Dubai Marina.

Market context in Dubai Marina

Registered sales activity

2,029 ready apartment sales in the 12 months to 2026-10-12.

+14.7% in median AED/sqft versus the preceding year, supported by 2,029 current and 2,897 prior price observations.

Explore sales activity

Planned apartment projects

2,006 known registered units across 4 pending projects planned within one year of the 2026-07-06 register.

4 projects had already passed their planned date; 3 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

2,685 apartments are planned in Dubai Marina from 2026 to 2028, equal to 19% of the 14,287 homes let there today.

Ready prices per sqft fell in 37% of 122 buildings (counted once per bedroom type) in Dubai Marina with sales in both years; the typical one moved +2.4%.

The pooled median moved +14.7%: 12.4 points more than the typical building, because different buildings traded in each year.

New-lease rents fell in 88% of 84 buildings (counted once per bedroom type) with leases in both years; the typical one moved −8.3%.

How these are counted

Find service-charge budget evidence for LIV Waterside

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About LIV Waterside

LIV Waterside is an apartment building in Dubai Marina. 126 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

Drive times · typical

Downtown: 21 min · 21 km
DXB Airport: 25 min · 34 km
DIFC: 17 min · 23 km
Dubai Marina: 5 min · 1.3 km
Palm Jumeirah: 17 min · 11 km

Nearest, as registered

Metro: Dubai Marina
Mall: Marina Mall
Landmark: Burj Al Arab

LIV Waterside: AED 3,190 per sq ft, 68% above the median Dubai Marina building

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

LIV WatersideAED 3,190
Dubai Marina, readyAED 2,011
Dubai Marina, off-planAED 3,049
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Upcoming supply in Dubai Marina, by handover quarter

Nearby in Dubai Marina

Every building in Dubai Marina →

Prices per sq ft around LIV Waterside, on the map

Pills show median sale price, AED. 177 buildings pinned from Google place records and Apple geocoding · LIV Waterside is the inverted pinOpen in Apple Maps

DAMAC Heights

Dubai Marina · 44 sales, 12 months

2.86M

AED, resale median · 2,048/sqft

Torch Tower

Dubai Marina · 44 sales, 12 months

1.82M

AED, resale median · 1,488/sqft

Elite Residence

Dubai Marina · 43 sales, 12 months

1.80M

AED, resale median · 1,406/sqft

LIV Marina

Dubai Marina · 41 sales, 12 months

3.00M

AED, resale median · 3,304/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 1 bed
82 registered sales in 12 months
On record
Rental evidence · 1 bed
No Ejari contract registered: not yet let
Read with care
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
No project number on this building's record, so completion status and developer cannot be joined.
Not on record
Short-term assumption
Modelled at the published 70% occupancy on 37 listings seen; the dial above changes every short-term figure on this page
Read with care
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 1 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from LIV Waterside’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: —; 4.5% over 25 years
Monthly rent: —
Cash needed at purchase: —

Enter a price, a rent, a rate, a term and a horizon to model the comparison.

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Common questions

What is the rental yield in LIV Waterside?: No gross yield is published for LIV Waterside as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 82 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Marina median is 5.8% gross.
How much does a 1 bedroom in LIV Waterside cost?: The median registered sale price is AED 2.54M (3,166 AED/sqft), from 82 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in LIV Waterside selling for right now?: Registered sales of ready units in LIV Waterside over the last 12 months have a median of 3,166 AED/sqft, across 82 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.
Does LIV Waterside earn more short-term than long-let?: A night asks a median of AED 549, which models to 4.1% net at an assumed 70% occupancy for a self-managed unit, after platform fees, cleaning and utilities. Nightly rates are asking rates sampled across the next 12 months, not registered income.
How many apartments change hands in LIV Waterside?: 82 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

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LIV Waterside sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 82 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-term rates
Canonical record: /sale/apartments/dubai/dubai-marina/liv-waterside
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “LIV Waterside sale prices and yield.” Dubai Marina, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/dubai-marina/liv-waterside

Stable dataJSON