Liva
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Liva is a completed apartment development by NSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C in Town Square, Al Yelayiss 2, comprising 484 registered units. 627 sales are registered with the Dubai Land Department, at a current PIX© price of AED 1,601 per sqft. At AED 1,601 per sqft, Liva prices 14% above the Town Square average of AED 1,409 per sqft on registered sales.
Units
Every unit type registered in this project. PIX© values are EMA-weighted current figures from registered records. Select a row for detail.
| Type | Units | PIX© Price | PIX© PSF | PSF YoY | Trend | PIX© Rent /yr | Yield |
|---|---|---|---|---|---|---|---|
PIX© Core Project-Wide 346 – 1,390 sqft | 484 | 746K | 1,601 | ↑6.7% | 56K | 7.5% | |
| Residential | |||||||
Studio · Apartment 346 – 538 sqft | 96 | ||||||
1 Bed · Apartment 477 – 785 sqft | 380 | ||||||
2 Bed · Apartment 1,083 sqft | 1 | — | — | — | |||
| Commercial | |||||||
Shop 1,105 – 1,390 sqft | 7 | — | — | — | — | — | — |
| Floors | Median PSF |
|---|---|
| All floors | 160 sales |
| Floors 1-3 | 36 sales |
| Floors 4-10 | 124 sales |
| Date | Unit | Position | Size | Price | PSF | vs Prior Sale | Tier | Type |
|---|---|---|---|---|---|---|---|---|
| 12 Aug 2026 | Studio | Floor 10 | 350 | 650,000 | 1,858 | +31.9% | Premium | Payment Plan Sale |
| 7 Aug 2026 | Studio | Floor 10 | 350 | 580,000 | 1,655 | +17.7% | Standard | Payment Plan Sale |
| 5 Aug 2026 | 1 Bed | Floor 7 | 480 | 760,000 | 1,583 | +21.4% | Standard | Payment Plan Sale |
| Floors | Median Rent / Yr |
|---|---|
| All floors | 611 rentals |
| Floors 1-2 | 97 rentals |
| Floors 3-9 | 447 rentals |
| Floors 10-12 | 67 rentals |
| Start Date | Unit | Size | Rent / Yr | Rent PSF | vs Prior Rent | Tier | Type |
|---|---|---|---|---|---|---|---|
| 1 Sep 2026 | 1 Bed | 478 | 65,000 | 136 | — | Premium | renewal |
| 30 Aug 2026 | 1 Bed | 683 | 73,000 | 107 | — | Premium | renewal |
| 27 Aug 2026 | Studio | 353 | 45,000 | 128 | — | Standard | renewal |
Comparables
How this project prices against its peers, ranked by PIX© price per square foot.
Comparable projects in Town Square
The closest-priced registered projects in Town Square.
- The BaltimoreAED 1,603/sqft
- OlbiaAED 1,569/sqft
- AugustaAED 1,568/sqft
- FioriAED 1,637/sqft
- AltonAED 1,664/sqft
- Maha TownhousesAED 1,537/sqft
Common questions about Liva
Answered from Dubai Land Department registered transactions.
How much does a property in Liva cost?
Property in Liva sells at a current PIX© price of AED 1,601 per sqft, or about AED 745,860 for a typical unit, based on 627 sales registered with the Dubai Land Department.
Is Liva completed?
Yes. Liva is recorded as completed in the Dubai Land Department project register (completed q3 2025).
Who is the developer of Liva?
Liva is developed by NSHAMA PROPERTIES OWNED BY NSHMI DEVELOPMENT ONE PERSON COMPANY L.L.C, the developer recorded against the project in the Dubai Land Department register.
What is the rental yield in Liva?
Liva yields 7.5% gross, calculated from current PIX© rent against current PIX© sale price, across 616 registered Ejari contracts.
How many units are in Liva?
Liva holds 484 registered units, per the Dubai Land Department unit register.
Have prices in Liva gone up or down?
Price per sqft has risen +6.7% over the last 12 months, to AED 1,601, across 627 registered sales.