Liva, Town Square: Prices, Rents and Service Charges

Updated 3 October 2026 · Source: Dubai Land Department records · All Dubai area guides

How much does it cost to buy or rent in Liva?

The most recent sale DLD has recorded in Liva was a 1-bedroom for AED 820,000 on 15 September 2026. Over the past 6 months, 29 sales had a median of AED 1,700 per sq ft, against AED 1,667 over 12 months (66 sales). Tenants paid a median of AED 56,000 a year over the past 6 months (300 Ejari contracts) and AED 57,000 over 12 months (367 contracts).

Source: DLD-recorded sales (transaction register, to 26 September 2026) and Ejari contracts for Liva, Al Yelayiss 2. "6 months" and "12 months" mean the 6 and 12 months to the latest data.

Liva at a glance

Developer, district and sales from Dubai Land Department records; status from registered Ejari leases; sizes are the typical registered unit size of each type.

Liva brochure and floor plans

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Recent sales in Liva

The latest DLD-recorded sales, newest first. Share transfers and data errors are filtered out by the DLD API.

Rents in Liva

Over the past 6 months, 300 rent contracts were registered here, with a median of AED 56,000 a year (about AED 4,667 a month) and half paying between AED 53,000 and AED 60,000. Over 12 months the median was AED 57,000 across 367 contracts. The range covers every unit size in the building, so a studio and a 3-bedroom sit in the same figures.

Source: DLD Ejari rent contracts (new and renewed) registered in the 6 and 12 months to 7 October 2026.

Prices and rents by bedroom in Liva

Over the past 6 months, a typical studio in Liva sold for AED 636,500 and rented for AED 56,000 a year. Over 12 months the figures were AED 605,000 to buy and AED 56,000 a year to rent.

Sale prices

Rents and gross yield

Sale prices: median of DLD-recorded sales of each type in the 6 and 12 months to 26 September 2026, from the DLD transaction register (at least 3 sales). Rents: median of Ejari contracts registered in each period (at least 5), matched to each type by the building's registered unit sizes. Gross yield is annual rent divided by the sale price for the same period, before service charges and other costs. – means too few records in that period, or a figure still being compiled.

Liva price per sq ft over time

The median price per sq ft in Liva went from AED 1,267 in Q1 2023 to AED 1,648 in Q3 2026, up 30.1%, and up 5.1% on the same quarter a year earlier.

Source: DLD-recorded sales in Liva (DLD transaction export, Jan 2023 to Sep 2026), quarters with at least 5 sales, off-plan and ready. Outliers (price per sq ft under a quarter or over 4 times the building median) removed.

Sale prices by bedroom in Liva, quarter by quarter

The median 1-bedroom price went from AED 600,888 in Q1 2023 to AED 810,000 in Q3 2026, up 34.8%, and up 8% on the same quarter a year earlier.

Source: DLD-recorded sales, median per bedroom type per quarter (at least 4 sales). Gaps mean too few sales that quarter.

Rents by bedroom in Liva, quarter by quarter

The median annual rent for a 1-bedroom went from AED 60,000 in Q2 2025 to AED 58,000 in Q4 2026, down 3.3%, and down 10.8% on the same quarter a year earlier.

Source: DLD Ejari contracts (new and renewed) starting in each quarter, at least 5 per type.

Service charges in Liva

The 2026 service charge for Liva is AED 19.36 per sq ft a year for residential units, according to the Dubai Land Department service charge index. A typical studio of about 350 sq ft pays about AED 6,776 a year, which takes the recent median rent of AED 56,000 down to AED 49,224, a net yield of 7.7%.

Source: Dubai Land Department service charge index, 2026 budget, residential rate (checked 3 October 2026). Annual charge is the rate times the typical registered unit size. Rents and prices are for the past 6 months where there is enough data, otherwise 12 months. Net yield is rent after service charge divided by the median sale price; it leaves out maintenance, vacancy, agency and financing costs.

Location: what's near Liva

• Metro: Jumeirah Golf Estates (13.6 km)
• Schools: Jebel Ali School (4.4 km), Gems Metropole School (4.4 km), Ranches Primary School (4.5 km)
• Hospitals: Kings Hospital (13.6 km), Mediclinic Springs (14.2 km)
• Malls: Arabian Ranches Community Center (7.3 km), Cityland Mall (7.9 km)
• Beach: Marina Beach Dubai (19.0 km)
• Park: Town Square Park (1.1 km)
• Airports: Dubai International Airport (29.4 km), Al Maktoum International Airport (15.8 km)

Straight-line distances from the centre of Town Square, not from the building itself; driving distances are longer. Map data © OpenStreetMap contributors.

How Liva compares with Town Square

Recent sales here ran 18.4% above the Town Square median of AED 1,403 per sq ft in September 2026. The district's gross rental yield was 5.7% in the same report. Liva is by Nshama Properties Owned By Nshmi Development One Person, and DLD recorded 121 sales in the project over the past 24 months.

Market reports

For the wider picture, read our monthly reports built from the same DLD records.

• Dubai market report, August 2026: Prices firm as volume slips in August. A pause, or a turn?

Before you buy in Liva

• Ask for the service charge per sq ft and the last two years of statements.
• Check whether the unit is ready or off-plan. For off-plan, get the handover date and payment plan in writing.
• Compare the asking price with recorded sales in the same building, not just the area median.
• Get mortgage pre-approval before you make an offer, so you know your real budget.

Questions buyers and owners ask

How much is an apartment in Liva?

Studios sold at a median of AED 636,500 over the past 6 months (AED 605,000 over 12 months); 1-bedrooms sold at a median of AED 820,000 over the past 6 months (AED 800,000 over 12 months), based on DLD-recorded sales.

What is the rent in Liva?

The median annual rent was AED 56,000 across 300 Ejari contracts in the past 6 months, and AED 57,000 across 367 contracts over 12 months. Half of those leases fell between AED 53,000 and AED 60,000.

What rental yield does Liva make?

Studios about 8.8% gross over the past 6 months (AED 56,000 a year on a AED 636,500 purchase); 1-bedrooms about 7% gross over the past 6 months (AED 57,526 a year on a AED 820,000 purchase). Gross yield is before service charges, maintenance and vacancy.

Are prices in Liva going up or down?

Sales over the past 6 months had a median of AED 1,700 per sq ft, against AED 1,667 across the past 12 months, about the same.

What is the service charge in Liva?

AED 19.36 per sq ft a year for residential units in the 2026 budget registered with the Dubai Land Department. For a typical studio of about 350 sq ft that is about AED 6,776 a year.

Who developed Liva?

Nshama Properties Owned By Nshmi Development One Person, according to the DLD project register.

Which area is Liva in?

DLD records it in Al Yelayiss 2, the district that covers Town Square.

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