Liva

Liva is an apartment building in Town Square, Dubai. The nearest landmark Dubai Cycling Course. Land Department records from 2022 to 2026 contain 629 registered sales across all bedroom types. Current sale figures use the last 12 months; rental medians use new Ejari contracts from the same period.

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

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At 80% occupancy.

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

Units sold off-plan in Liva between 2022 and 2025 went for a median of AED 1,269/sqft. The same building resells today at AED 1,643/sqft, an uplift of +28.8%.

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

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

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76 resales in the last 12 months.

At 1 bed, Liva has registered sale prices 14% above the Town Square median price per square foot of 1,431 AED, across 41 eligible buildings. It ranks 10th of 41 by price per square foot and 9th of 18 by gross yield in Town Square.

Landmark

Dubai Cycling Course

Floors

12

Lifts

6

Parking bays

1,000

Swimming pools

1

• Sales and rents to
  2026-09-11 — Dubai Land Department and Ejari, trailing 12 months (on record)
• Sales evidence · 1 bed
  55 registered sales in 12 months (on record)
• Rental evidence · 1 bed
  164 new and 133 renewal contracts in 12 months · rent source: this building (on record)
• Service charge
  Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project. (dubailand.gov.ae) (known gap)
• Project register
  Liva: recorded complete 2025-09-30 · register data to 2026-07-06 (on record)
• Developer
  Nshama · delivery record (on record)
• Short-term assumption
  Modelled at the published 80% occupancy on 1 listings seen; the dial above changes every short-term figure on this page (read with care)
• Building record
  DLD building record · data to 2026-09-14 (on record)
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross. (known gap)

Filled dot: on record. Hollow: read with care. Dashed: a gap the site cannot close from public data.

What is the rental yield in Liva?

Liva returns 7.59% gross: a median new-contract rent of AED 60,000 a year (164 Ejari contracts in 12 months) over a price benchmark of AED 790,000 (median of 55 sales in the last 12 months, latest Sept 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 790,000 (1,627 AED/sqft), from 55 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 1,627 AED/sqft, across 55 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 +7.8% over the last 12 months against the 12 before it, on 55 registered sales. 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 164 Ejari contracts in the trailing 12 months to 2026-09-11. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.