Liva
ليفاNshama Properties Owned By Nshmi Development One Person Company L.L.C · Home sales since 2022 · mostly resales in the 12 months to 15 Sep 2026
Dubai Land Department data shows the typical sale price (the median, ready and off-plan homes together) in Liva was AED 1,528/sqft in Jul 2026, from 6 home sales recorded.
The Land Department’s record
completed per the Land Department · 100% complete · buildings · 484 units · 1 building · DLD target completion September 2025
Registered developer: Nshama Properties Owned By Nshmi Development One Person Company L.L.C (DLD no. 1162)
Escrow account with First Abu Dhabi Bank · Zoned by Dubai Development Authority (DDA)
From the Land Department’s projects file, file dated 15 June 2026.
Rents recorded under TOWN SQUARE
Typical yearly rent of AED 90,000 across 6,223 tenancies recorded in the community over the last 12 months.
This is the community’s figure, not this project’s.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
AED 1,528/sqft
Jul 2026 · 6 home sales
—
No two months with 5+ resales 3 or more years apart.
19 months
Recorded home resales here fall in 19 months, Mar 2025 to Sep 2026. The growth beside this is drawn from the months with 5 or more of them; a figure for what they will do next is a scenario you set on the returns page.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually sold for in Liva — not an asking price, and not this project’s overall typical price, which mixes every size together.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Price per sqft trend
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What it returns
A year of rent compared with what completed homes of that size actually sold for in Liva over the same twelve months. Prices are this project’s own recorded ready-home sales. Off-plan sales are left out because rent is paid on built homes. Rents marked this building are new rent contracts recorded in Liva itself. The rest are homes of the same size in Town Square, used where Ejari did not name the building.
| Size | Price now, ready homes | Rents for | Yield before costs | Ready sales, 12 months |
|---|---|---|---|---|
| Studio | AED 615K | AED 50,000/yrthis building · 61 new lets | 8.1% | 16 |
| 1 bed | AED 800K | AED 60,000/yrthis building · 158 new lets | 7.5% | 49 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price. In a market that has risen as far as Dubai’s, the average is a historical price. Worked out with the typical price across every sale on record (AED 492.89K), a studio here reads 10.1% instead of 8.1%. The yield in the table above uses the AED 615K a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from the typical owners’ association budget in this area — AED 15/sqft across 9 projects, recorded for 2021–2026 (5 for 2026). Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Yield before costs | Yield after service charge |
|---|---|---|---|---|
| Studio | AED 5,098 | AED 44,902 | 8.1% | 7.3% |
| 1 bed | AED 7,004 | AED 52,996 | 7.5% | 6.6% |
Only the service charge is taken off.
A separate reserve-fund line appears in 9 of the 9 project budgets counted together here; the middle of those is AED 0.7/sqft.
Yield before costs: a year of rent as a share of the price.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Common questions about Liva
How much does a home in Liva cost?
Over the last twelve months, the typical price (the median: half sold for more than this, half for less) of a completed home in Liva was AED 615K for a studio (16 ready sales) and AED 800K for a 1-bedroom (49 ready sales). These come from sales recorded by the Dubai Land Department. They are what buyers paid, not asking prices. Only completed homes are counted: off-plan sales are left out, because they sell at a premium and are not the same purchase.
How much is rent in Liva?
The typical rent (the median: half of the rent contracts were above this, half below) in Liva is AED 50,000/yr for a studio (61 new tenancies recorded in Liva itself) and AED 60,000/yr for a 1-bedroom (158 new tenancies recorded in Liva itself). These rents come from the new rent contracts recorded in Ejari (Dubai's rent registration system) over the last twelve months. They are what tenants agreed to pay, not advertised asking rents. Ejari names the building on these contracts, so every figure above is a tenancy recorded in Liva itself.
What rental yield does Liva give?
The yield before costs on completed homes in Liva is about 8.1% on a studio and 7.5% on a 1-bedroom. That is a year of rent divided by what completed homes of that size sold for over the same twelve months. Rent and price both come from the same period, which is why these read lower than yields quoted against an all-time average price. Service charges, agency commission and empty periods are not taken off, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Liva selling off-plan or as resales?
0% of the 76 home sales recorded in Liva in the 12 months to 15 Sep 2026 were off-plan, and the rest were recorded as existing property rather than off-plan. That period ends at this project's own newest recorded home sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Liva start selling?
The Land Department's register holds 630 home sales in Liva. The earliest was recorded in Dec 2022 and the newest in Sep 2026. That is when a home sale here was first recorded. It is not the same as when the project launched or completed: the register of sales carries no build date, so we do not publish one.
Due diligence
Price vs. Town Square typical price
+12.0%
Priced above the area's typical price — ask why. Jul 2026: 6 sales here against 142 in the area.
Developer track record
10,438 recorded sales
Matched to Nshama Properties Owned By Nshmi Development One Person Company L.L.C, across the 2 companies Keyva groups under that name, Jul 2017 to 7 Oct 2026.
13 completed · 21 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free checks you can run yourself.
Verification guide →Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Handover competition
Moderate competitionWhen Liva handed over in September 2025, 4 other projects in Town Square had a handover date on record within six months either side — a reference point for how crowded that period was. The Land Department's projects file of 15 Jun 2026 lists 23 other projects in Town Square as not yet finished, including 2 of the 4 listed below.
The Regent
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Maha Townhouses
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Holland Gardens
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
The Hamilton
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
782 m
Spinneys
Supermarkets
- Spinneys782 m
- Carrefour1.4 km
- Spinneys1.5 km
- Spinneys1.5 km
Parks
- Town Square Park1.1 km
- Mira Oasis 3 Park1.2 km
- Central Park (under construction)1.4 km
Straight-line distances — actual walking or driving routes will be longer. Measured from the centre of Town Square — we couldn't pin this project's exact address, so treat these as area-level, not door-to-door. Places data from OpenStreetMap.
Building in this project
Priced from each tower’s own recorded sales, rather than the project’s typical price above.
Dubai Land Department · building register The Land Department's building register. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Other projects in Town Square
Each price is the project’s newest month with 5 or more recorded home sales, from Oct 2025 to 7 Oct 2026. Priced projects first, then the most home sales from Nov 2025 to 7 Oct 2026, then A–Z. Where a project has no month with that many, its newest month with any sale is shown instead, with a red (i) and its count.
Unknown developer
Mar 2026 · 8 home sales
Unknown developer
Aug 2026 · 7 home sales
NSHMI DEVELOPMENT L.L.C
Sep 2026 · 8 home sales
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Feb 2026 · 5 home sales
Nshama Properties Owned By Nshmi Development One Person Company L.L.C
Jul 2026 · 5 home sales
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Seen a listing for this?
Put the asking price beside what comparable homes actually sold for, and check the agent against the Land Department’s register of licensed brokers. Free, no sign-in.
Buying in Liva?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the typical price here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to look things up in the Land Department's own systems on the day: the agent's licence, the project's escrow, and its registered status.