Liva

1. Does it pay a good rent?7.5% gross, before the service charge (not on file) (Dubai median 6.8%)7.5%Fair
2. Is it easy to let?81% of units signed a yearly lease in 12 months; the typical Town Square building manages 0%81%Strength

   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%.

3. Are rents going up?New 1 bed leases: AED 60,000 a year ago, AED 60,000 now0.0%Fair
4. Are prices going up?1 bed: AED 1,515/sqft a year ago, 1,667 now+10.0%Strength
5. 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
6. Can I sell easily?66 sales in 12 months, 14% of the tower (97 the year before)66Strength
7. 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
8. Did earlier buyers gain?Up 32% for launch buyers, before fees+31.6%Context

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

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.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 1 bed
  50 registered sales in 12 months
  On record
• Rental evidence · 1 bed
  146 new and 151 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.
  Not on record
• 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 70% 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 2026-10-13
  On record
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

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.