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Liva

A 1 bed in Liva costs a median AED 760,000, rents long-let for AED 60,000/yr (7.41% gross), and returns 19.59% short-let at the assumed 80% occupancy — -0.1 pts vs Town Square's 7.53% and +0.4 pts vs Dubai's 6.97% — from 121 sales and 402 rental contracts registered in the last 24 months through 26 Aug 2026.

Registered data
Sales · 1 bed
60 in 12 months
Rental contracts · 1 bed
196 in 12 months
Buy
760,000AED
AED 1,576/sqft
Long-let
7.41%
AED 60,000/yr
Short-let
19.59%
AED 637/night · 1.31/sqft

Price per sqft: Median of 10 registered sales of ready units in the last 3 months, most recent August 2026.

Priced off 10 sales in the last 3 months.

Yield spread
-0.1 pts
vs the Town Square median for this unit type
Turnover upside
+3.5%
new tenants pay more than sitting ones — 117 renewals
AED/yr/sqft
AED 121
Sales
121
Rental contracts
402
Renewal rent
AED 58,000/yr
12 months
+7.7%
3 years
+29.8%+9.1%/yr

Based on 121 sales and 402 rental contracts in the last 24 months.

Liva is an apartment building in Town Square, Dubai. The nearest landmark Dubai Cycling Course. Land Department records for it run from 2022 to 2026, 1,256 registered sales in all — the 121 in the last 24 months are what every median above is computed from.

Yield by bedroom type

TypeMedian priceAED/sqftYield12moSales
StudioAED 570,00015908.00%
+0.1 pts
+5.4%39
1 bedAED 760,00015637.41%
-0.1 pts
+7.7%121
2 bedAED 1.30M1201——1

Deltas compare each yield with the Town Square median for the same unit type. How these yields are computed

How these yields are computed
Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

Short-let rates around Liva

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

How short-let rates are measured
Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.
TypeNightly (AED)AED/night/sqftNet revenue at 80%Long-let rentUpliftShort-let yieldListings seen
1 bed6371.31AED 148,896AED 60,0002.5×19.59%1+

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts
Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing.

Off-plan vs resale

Units sold off-plan in Liva between 2022 and 2025 went for a median of AED 1,269/sqft (AED 595,888). The same building resells today at AED 1,573/sqft (AED 740,000) — an uplift of +25.9%.

Based on 484 off-plan sales across the building's full history.

Why this uses the full history
This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

84 resales in the last 12 months, against 196 a year on average over 2023–2025.

Sales

DateTypeSqftPriceAED/sqft
17 Aug 20261 bed480AED 800,0001,668
12 Aug 2026Studio350AED 650,0001,858
7 Aug 2026Studio350AED 580,0001,655
5 Aug 20261 bed480AED 760,0001,583
29 Jul 20261 bed690AED 880,0001,276
28 Jul 20261 bed478AED 820,0001,716
24 Jul 20261 bed478AED 650,0001,361
24 Jul 2026Studio347AED 570,0001,641
16 Jul 20261 bed480AED 753,0001,570
6 Jul 2026Studio350AED 520,0001,487
19 Jun 20261 bed479AED 740,0001,545
18 Jun 20261 bed687AED 900,0001,310
9 Jun 20261 bed480AED 880,8881,834
3 Jun 20261 bed480AED 840,0001,750

14 resales in the last 3 months.

Rental contracts

StartTypeSqftAnnual rentAED/sqftContract
1 Oct 20261 bed481AED 68,000141Renewal
8 Sept 20261 bed479AED 54,000113Renewal
5 Sept 20261 bed479AED 56,000117Renewal
1 Sept 20261 bed480AED 60,000125Renewal
1 Sept 20261 bed478AED 65,000136Renewal
1 Sept 20261 bed480AED 50,000104New
1 Sept 2026Studio347AED 45,000130New
1 Sept 20261 bed478AED 55,000115New
1 Sept 2026Studio347AED 42,000121Renewal
1 Sept 20261 bed480AED 68,000142Renewal
1 Sept 20261 bed692AED 65,00094New
1 Sept 20261 bed480AED 66,000137Renewal
1 Sept 20261 bed481AED 60,000125Renewal
1 Sept 2026Studio347AED 45,000130Renewal
1 Sept 20261 bed478AED 60,000126Renewal
30 Aug 20261 bed683AED 73,000107Renewal
28 Aug 20261 bed477AED 5,53812Renewal
28 Aug 20261 bed480AED 63,500132New
27 Aug 2026Studio353AED 45,000128Renewal
26 Aug 20261 bed480AED 58,000121New
26 Aug 20261 bed478AED 56,000117New
26 Aug 20261 bed478AED 52,000109Renewal
25 Aug 20261 bed480AED 55,000115Renewal
25 Aug 20261 bed478AED 50,000105New
25 Aug 2026Studio350AED 43,000123New
25 Aug 20261 bed481AED 58,000121Renewal
25 Aug 20261 bed479AED 60,000125New
25 Aug 20261 bed479AED 55,000115New
24 Aug 20261 bed481AED 60,000125Renewal
24 Aug 20261 bed480AED 55,000115New
24 Aug 20261 bed480AED 62,000129New
22 Aug 2026Studio350AED 43,000123New
22 Aug 20261 bed480AED 60,000125Renewal
21 Aug 20261 bed699AED 71,500102Renewal
20 Aug 20261 bed477AED 55,000115New
20 Aug 20261 bed484AED 55,000114New
20 Aug 20261 bed479AED 55,000115Renewal
18 Aug 20261 bed478AED 55,000115Renewal
18 Aug 20261 bed479AED 65,000136New
18 Aug 2026Studio349AED 42,996123Renewal
17 Aug 20261 bed480AED 58,000121Renewal
16 Aug 20261 bed480AED 56,000117New
16 Aug 20261 bed480AED 60,000125Renewal
15 Aug 20261 bed480AED 60,000125New
15 Aug 20261 bed480AED 57,000119Renewal
15 Aug 20261 bed480AED 60,000125Renewal
15 Aug 20261 bed480AED 55,000115New
14 Aug 2026Studio353AED 42,000119Renewal
14 Aug 20261 bed484AED 57,000118New
14 Aug 20261 bed480AED 55,000115Renewal
12 Aug 20261 bed479AED 54,000113Renewal
12 Aug 20261 bed479AED 52,500110New
12 Aug 20261 bed480AED 60,000125New
11 Aug 20261 bed483AED 53,000110New
10 Aug 20261 bed477AED 60,000126Renewal
10 Aug 20261 bed480AED 55,000115Renewal
10 Aug 20261 bed478AED 53,000111Renewal
10 Aug 2026Studio346AED 40,000116New
10 Aug 2026Studio346AED 43,000124Renewal
9 Aug 20261 bed481AED 52,500109Renewal

Showing the 60 most recent of 214 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors
12
Lifts
6
Parking bays
1,000
Swimming pools
1

Nearby

Landmark
Dubai Cycling Course

Compare with nearby buildings

The most-traded buildings in Town Square, on the same figures over the same window.

Common questions

What is the rental yield in Liva?
Liva returns 7.41% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 402 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Liva cost?
The median registered sale price is AED 760,000 (1,563 AED/sqft), from 121 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Liva selling for right now?
Registered sales of ready units in Liva over the last 3 months have a median of 1,576 AED/sqft, across 10 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Liva risen or fallen?
Median price per square foot moved +7.7% over the last 12 months against the 12 before it, on 121 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Liva compare with Town Square?
Its 7.41% gross yield sits -0.1 pts against the Town Square median of 7.53%, computed at the same bedroom grain over the same 24-month window.

Source: Dubai Land Department open data — sale transactions and Ejari rental contracts. Data as of 2026-08-26. Short-let rates are collected separately from public Airbnb search results.

Gross yield divides median annual rent from new contracts by the median resale price for the same bedroom type over the last 24 months. Off-plan sales are included in price and trend figures but excluded from the yield denominator.

Liva sale record

Record type
Building-level property market record
Data date
Evidence base
121 registered sales in the trailing 24 months for the default unit type
Sources
Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-let rates
Canonical record
/sale/apartments/dubai/town-square/liva
Method
Definitions and calculations

Cite as: Dubai Wealth Index. “Liva sale prices and yield.” Town Square, Dubai. Data to 2026-08-26. https://dubaiwealthindex.com/sale/apartments/dubai/town-square/liva.

Stable dataJSON

Where this data stops

Service charges are not in DLD's open data, so the yield above is gross. Net return needs this building's charge per sqft.