Liva
- Completed 2025
- 12 floors
- 6 lifts
- 1,000 parking bays
- 1 pool
- Master developer Nshama
A 1 bed in Liva costs a median AED 800,000, rents long-let for AED 60,000/yr (7.5% gross), and returns 16.2% short-term at the assumed 70% occupancy.
1 bed · typical price
800,000AED
AED 1,667/sqft · +10.0% on a year
- Rent a year
- AED 60,000
- Gross yield
- 7.5%
- vs Town Square
- 17% above the median
Cost to buy, all inAED 853,000
- Price
- AED 800,000
- DLD fee 4%
- AED 32,000
- Agent 2% + VAT
- AED 16,800
- Trustee
- AED 4,200
Fees repaid by rent11 months
Is Liva a good investment?Easy to let, prices rising and easy to sell; lots of new supply is coming
- Does it pay a good rent?7.5% gross, before the service charge (not on file) (Dubai median 6.8%)7.5%Fair
- Is it easy to let?81% of units signed a yearly lease in 12 months; the typical Town Square building manages 0%81%Strength
Town Square median 0% · top tenth from 64%Liva · 81% Across 25 Town Square buildings with 40 or more units, the median signed annual leases on 0% of units in 12 months and the top tenth on 64% or more; Liva is at 81%.
- Are rents going up?New 1 bed leases: AED 60,000 a year ago, AED 60,000 now0.0%Fair
- Are prices going up?1 bed: AED 1,515/sqft a year ago, 1,667 now+10.0%Strength
- How fast do fees pay back?AED 53,000 in fees to buy a 1 bed; rent covers it in 0.9 years0.9 yrs
- Can I sell easily?66 sales in 12 months, 14% of the tower (97 the year before)66Strength
- Is a lot being built nearby?2,058 apartments are planned in Town Square from 2026 to 2028, equal to 51% of the 4,024 homes let there today. A further 576 are past their planned date. Town Square supply by year →51%Watch
- Did earlier buyers gain?Up 32% for launch buyers, before fees+31.6%Context
Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026
Liva prices and rents by unit typeA one-bed costs about AED 800,000 and rents for about AED 60,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
1 bed · price per sqft · Town Square · area median AED 1,419/sqft
- 12-month change
- +10.0%
- 3 years
- +33.7% · +10.2%/yr
- vs area median
- +17.5%
- Rank by price per sqft
- 8th of 40
- Off-plan price gain, 2022–2025
- +33.6% · +12.3%/yr
Rental income
1 bed · Town Square
- Gross yield
- 7.5%
- Median new rent
- AED 60,000/yr
- Yield vs area median
- -0.0 pts
- Yield vs Dubai (6.8%)
- +0.7 pts
- Yield rank
- 11th of 19
- Renewal rent
- AED 58,000/yr
- New tenants pay vs sitting (151 renewals)
- +3.5%
Short-term income
1 bed · 70% occupancy · 7-night stays
- Median nightly rate
- AED 637
- Net revenue
- AED 129,368/yr
- vs long-let rent
- 2.2×
- Listings seen
- 1+
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Sale price, AED (right axis) Rent on new leases, AED a year (left axis)
Chart data, 1 bed: Dec 2022, AED 588,388; latest, Oct 2026, AED 810,000; peak, Feb 2026, AED 820,000. Rent on new leases: Mar 2025, AED 61,250 a year; latest, Oct 2026, AED 57,500.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,668 · before fees
- Launch, 2022–25
- 1,267
- +32%
- 463 sales
- 3 years ago
- 1,267
- +32%
- 462 sales
- Previous 12 months
- 1,542
- +8%
- 97 sales
- Last 12 months
- 1,668
- today
- 66 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
66 resales in the last 12 months, against 196 a year on average over 2023–2025.
66 resales in the last 12 months.
Short-term rates around Liva
Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.
Nightly rate through the yearNightly rate through the year
Comparables in Town Square
Every Town Square building with a page, ranked by price per sqft over the same 12 months, all unit types. Liva places 7th of 56; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Liva (AED 1,668/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 1 bed, Liva has registered sale prices 17% above the Town Square median price per square foot of 1,419 AED, across 40 eligible buildings. It ranks 8th of 40 by price per square foot and 11th of 19 by gross yield in Town Square.
Market context in Town Square
Registered sales activity
702 ready apartment sales in the 12 months to 2026-10-12.
+8.5% in median AED/sqft versus the preceding year, supported by 702 current and 796 prior price observations.
Explore sales activityPlanned apartment projects
662 known registered units across 4 pending projects planned within one year of the 2026-07-06 register.
1 projects had already passed their planned date; 6 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
2,058 apartments are planned in Town Square from 2026 to 2028, equal to 51% of the 4,024 homes let there today.
Ready prices per sqft fell in 11% of 38 buildings (counted once per bedroom type) in Town Square with sales in both years; the typical one moved +6.7%.
New-lease rents fell in 0% of 10 buildings (counted once per bedroom type) with leases in both years; the typical one moved +3.3%.
How these are countedDirect 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 Liva
Liva is an apartment building completed in 2025 by Nshama in Town Square. 631 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 12
- Lifts
- 6
- Parking bays
- 1,000
- Pools
- 1
- Master developer
- Nshama
Drive times · typical
- Downtown
- 29 min · 32 km
- DXB Airport
- 30 min · 42 km
- DIFC
- 26 min · 35 km
- Dubai Marina
- 25 min · 28 km
- Palm Jumeirah
- 31 min · 32 km
Nearest, as registered
- Landmark
- Dubai Cycling Course
Liva: AED 1,668 per sq ft, 22% above the median Town Square building, and a 7.2% gross yield, above the area's median 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
- LivaAED 1,668
- Town Square, readyAED 1,352
- Town Square, off-planAED 1,683
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
LivaTown Square median building
- Town Square7.2% vs 7.0%
More from Nshama
Fiori
Town Square · 112 sales, 12 months
1.36M
AED, resale median · 1,684/sqft
Nshama Camden
Town Square · 100 sales, 12 months
1.60M
AED, resale median · 1,729/sqft
The Hamilton
Town Square · 86 sales, 12 months
1.46M
AED, resale median · 1,366/sqft
Olbia
Town Square · 85 sales, 12 months
1.42M
AED, resale median · 1,592/sqft
Nearby in Town Square
Prices per sq ft around Liva, on the mapPrices per sq ft around Liva, on the map
The Hamilton
Town Square · 86 sales, 12 months
1.46M
AED, resale median · 1,366/sqft
Holland Gardens
Town Square · 83 sales, 12 months
1.45M
AED, resale median · 1,410/sqft
The Mayfair
Town Square · 61 sales, 12 months
1.26M
AED, resale median · 1,296/sqft
The Regent
Town Square · 41 sales, 12 months
1.42M
AED, resale median · 1,447/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · 1 bedOn record
- Rental evidence · 1 bedOn record
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- DeveloperOn record
- Short-term assumptionRead with care
- Building recordOn record
- Costs not includedNot 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 rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from Liva’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
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
- 3,557AED
- 4.5% over 25 years
- Monthly rent
- 5,000AED
- AED 60,000 a year
- Cash needed at purchase
- 224,000AED
- 20% down plus AED 64,000 in fees
Owning costs AED 227,686 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 2.
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Common questions
- What is the rental yield in Liva?
- Liva returns 7.5% gross: a median new-contract rent of AED 60,000 a year (146 Ejari contracts in 12 months) over a price benchmark of AED 800,000 (median of 50 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.
- How much does a 1 bedroom in Liva cost?
- The median registered sale price is AED 800,000 (1,667 AED/sqft), from 50 Dubai Land Department sales in the last 12 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 12 months have a median of 1,667 AED/sqft, across 50 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.
- Have prices in Liva risen or fallen?
- Median price per square foot moved +10.0% over the last 12 months against the 12 before it, on 50 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- What is the registered annual rent for a 1 bedroom in Liva?
- The median new annual rent is AED 60,000, from 146 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.
For agents
Send this page to a client as a branded report
Liva sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 50 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/town-square/liva
Cite as: Dubai Wealth Index. “Liva sale prices and yield.” Town Square, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/town-square/liva
Stable dataJSON