Ready building · Nshama

Liva, Al Yelayiss 2

Name: Registered property sales in Liva
Creator: Dubai Land Department

Highlights

Liva at a glance

About Liva

Liva is a mixed-use building in Al Yelayiss 2, Dubai, developed by Nshama. It holds about 487 units: studios, 1-bedroom apartments, 2-bedroom apartments, commercial units.

The building was completed in 2025 and has been in use for about 1 years. 64 units changed hands in the last 12 months, registered with the Dubai Land Department. Recent sales went through at a median of AED 1,613 per sq ft.

Liva is one of 70 buildings in Al Yelayiss 2: 43 are complete and 25 are still being built.

In a nutshell

A mixed-use ready building
Located in Al Yelayiss 2, Dubai
Developed by Nshama
Completed in Q1 2025
Unit types: Studio, 1 Bed, 2 Beds, Commercial
Sizes from 110 to 3,930 sq ft
Features: Barbeque Area, Children's Play Area, Pets Allowed, Security, Shared Pool
Service charge from AED 16.9 per sq ft

Status: Ready
Developer: Nshama
Location: Al Yelayiss 2, Dubai
Completed: Q1 2025
Unit types: Studio, 1 Bed, 2 Beds, Commercial
Prices from: AED 441.0K
Median price per sq ft: AED 1,613
Median gross yield: 8.0%
Service charge: AED 19.36 per sq ft (2026)
Nearest metro: Meydan Etihad Rail Interchange, 6.8 km

Building details

Inside Liva

Facilities in Liva

Liva lists 5 features and facilities for its residents.

Barbeque Area
Children's Play Area
Pets Allowed
Security
Shared Pool

Properties in Liva

Studios in Liva

There are about 96 of these in Liva, from 350 to 540 sq ft. They have recently sold for a median of AED 627.0K, or AED 1,720 per sq ft. Owners who resold made a median 14% over what they paid.

1-bedroom apartments in Liva

There are about 380 of these in Liva, from 480 to 780 sq ft. They have recently sold for a median of AED 800.0K, or AED 1,670 per sq ft. Owners who resold made a median 10% over what they paid.

2-bedroom apartments in Liva

There are about 1 of these in Liva, from 1,080 sq ft. None has sold recently enough to quote a price.

Commercial units in Liva

There are about 10 of these in Liva, from 110 to 3,930 sq ft. None has sold recently enough to quote a price.

Unit types in Liva with sizes, median prices and rents
Unit type	Units	Size	Median price	Median rent
Studio	96	350 sqft32.5 sqmt – 540 sqft50.2 sqmt	AED 627K	AED 48K
1 Bed	380	480 sqft44.6 sqmt – 780 sqft72.5 sqmt	AED 800K	AED 60K
2 Beds	1	1,080 sqft100.3 sqmt	No recent sales	–
Commercial	10	110 sqft10.2 sqmt – 3,930 sqft365.1 sqmt	No recent sales	–

Sale trends in Liva

Median sale price

AED 760K

Median per sq ft

AED 1,613

Median gross yield

8.0%

Price ranges from the most recent registered sales, by unit type:

1-bedroom apartments: AED 500.0K to AED 900.0K (477 to 690 sq ft), across 16 sales
Studios: AED 520.0K to AED 650.0K (347 to 350 sq ft), across 4 sales

Rental trends in Liva

1-bedroom homes in Liva were let for AED 53.0K to AED 75.0K a year across 14 recent contracts, with a median of AED 60.0K.

Yearly rents from recent registered contracts, by unit type:

1-bedroom apartments: AED 53.0K to AED 75.0K a year (477 to 685 sq ft), across 14 contracts
Studios: AED 22.0K to AED 66.0K a year (347 to 351 sq ft), across 5 contracts

Recent transactions in Liva

Recent registered sales in Liva
LocationStatus and unit	PricePer sqftPer sqmt	SpecsSize and bedrooms	DateSold by
Liva, Town SquareReadyApartment	AED 500,000AED 1,044 /sqftAED 11,238 /sqmt	479 sqft44.5 sqmt1 Bed	22 Oct 2026Owner
Liva, Town SquareReadyApartment	AED 755,000AED 1,563 /sqftAED 16,824 /sqmt	483 sqft44.9 sqmt1 Bed	20 Oct 2026Owner
Liva, Town SquareReadyApartment	AED 760,000AED 1,577 /sqftAED 16,975 /sqmt	482 sqft44.8 sqmt1 Bed	16 Oct 2026Owner
Liva, Town SquareReadyApartment	AED 800,000AED 1,667 /sqftAED 17,943 /sqmt	480 sqft44.6 sqmt1 Bed	14 Oct 2026Owner
Liva, Town SquareReadyApartment	AED 800,000AED 1,677 /sqftAED 18,051 /sqmt	477 sqft44.3 sqmt1 Bed	9 Oct 2026Owner
Liva, Town SquareReadyApartment	AED 820,000AED 1,708 /sqftAED 18,385 /sqmt	480 sqft44.6 sqmt1 Bed	15 Sept 2026Owner
Liva, Town SquareReadyApartment	AED 820,000AED 1,712 /sqftAED 18,428 /sqmt	479 sqft44.5 sqmt1 Bed	4 Sept 2026Owner
Liva, Town SquareReadyApartment	AED 800,000AED 1,667 /sqftAED 17,943 /sqmt	480 sqft44.6 sqmt1 Bed	17 Aug 2026Owner
Liva, Town SquareReadyApartment	AED 650,000AED 1,857 /sqftAED 19,989 /sqmt	350 sqft32.5 sqmtStudio	12 Aug 2026Owner
Liva, Town SquareReadyApartment	AED 580,000AED 1,657 /sqftAED 17,836 /sqmt	350 sqft32.5 sqmtStudio	7 Aug 2026Owner
Liva, Town SquareReadyApartment	AED 760,000AED 1,583 /sqftAED 17,039 /sqmt	480 sqft44.6 sqmt1 Bed	5 Aug 2026Owner
Liva, Town SquareReadyApartment	AED 880,000AED 1,275 /sqftAED 13,724 /sqmt	690 sqft64.1 sqmt1 Bed	29 Jul 2026Owner
Liva, Town SquareReadyApartment	AED 820,000AED 1,715 /sqftAED 18,460 /sqmt	478 sqft44.4 sqmt1 Bed	28 Jul 2026Owner
Liva, Town SquareReadyApartment	AED 570,000AED 1,643 /sqftAED 17,685 /sqmt	347 sqft32.2 sqmtStudio	24 Jul 2026Owner
Liva, Town SquareReadyApartment	AED 650,000AED 1,360 /sqftAED 14,639 /sqmt	478 sqft44.4 sqmt1 Bed	24 Jul 2026Owner
Liva, Town SquareReadyApartment	AED 753,000AED 1,569 /sqftAED 16,889 /sqmt	480 sqft44.6 sqmt1 Bed	16 Jul 2026Owner
Liva, Town SquareReadyApartment	AED 520,000AED 1,486 /sqftAED 15,995 /sqmt	350 sqft32.5 sqmtStudio	4 Jul 2026Owner
Liva, Town SquareReadyApartment	AED 740,000AED 1,545 /sqftAED 16,630 /sqmt	479 sqft44.5 sqmt1 Bed	19 Jun 2026Owner
Liva, Town SquareReadyApartment	AED 900,000AED 1,310 /sqftAED 14,101 /sqmt	687 sqft63.8 sqmt1 Bed	18 Jun 2026Owner
Liva, Town SquareReadyApartment	AED 880,888AED 1,835 /sqftAED 19,752 /sqmt	480 sqft44.6 sqmt1 Bed	9 Jun 2026Owner

Liva
Town Square
AED 500K
AED 1,044 /sqftAED 11,238 /sqmt
ReadyApartment
479 sqft44.5 sqmt1 BedOwner22 Oct 2026
Liva
Town Square
AED 755K
AED 1,563 /sqftAED 16,824 /sqmt
ReadyApartment
483 sqft44.9 sqmt1 BedOwner20 Oct 2026
Liva
Town Square
AED 760K
AED 1,577 /sqftAED 16,975 /sqmt
ReadyApartment
482 sqft44.8 sqmt1 BedOwner16 Oct 2026
Liva
Town Square
AED 800K
AED 1,667 /sqftAED 17,943 /sqmt
ReadyApartment
480 sqft44.6 sqmt1 BedOwner14 Oct 2026
Liva
Town Square
AED 800K
AED 1,677 /sqftAED 18,051 /sqmt
ReadyApartment
477 sqft44.3 sqmt1 BedOwner9 Oct 2026
Liva
Town Square
AED 820K
AED 1,708 /sqftAED 18,385 /sqmt
ReadyApartment
480 sqft44.6 sqmt1 BedOwner15 Sept 2026
Liva
Town Square
AED 820K
AED 1,712 /sqftAED 18,428 /sqmt
ReadyApartment
479 sqft44.5 sqmt1 BedOwner4 Sept 2026
Liva
Town Square
AED 800K
AED 1,667 /sqftAED 17,943 /sqmt
ReadyApartment
480 sqft44.6 sqmt1 BedOwner17 Aug 2026
Liva
Town Square
AED 650K
AED 1,857 /sqftAED 19,989 /sqmt
ReadyApartment
350 sqft32.5 sqmtStudioOwner12 Aug 2026
Liva
Town Square
AED 580K
AED 1,657 /sqftAED 17,836 /sqmt
ReadyApartment
350 sqft32.5 sqmtStudioOwner7 Aug 2026
Liva
Town Square
AED 760K
AED 1,583 /sqftAED 17,039 /sqmt
ReadyApartment
480 sqft44.6 sqmt1 BedOwner5 Aug 2026
Liva
Town Square
AED 880K
AED 1,275 /sqftAED 13,724 /sqmt
ReadyApartment
690 sqft64.1 sqmt1 BedOwner29 Jul 2026
Liva
Town Square
AED 820K
AED 1,715 /sqftAED 18,460 /sqmt
ReadyApartment
478 sqft44.4 sqmt1 BedOwner28 Jul 2026
Liva
Town Square
AED 570K
AED 1,643 /sqftAED 17,685 /sqmt
ReadyApartment
347 sqft32.2 sqmtStudioOwner24 Jul 2026
Liva
Town Square
AED 650K
AED 1,360 /sqftAED 14,639 /sqmt
ReadyApartment
478 sqft44.4 sqmt1 BedOwner24 Jul 2026
Liva
Town Square
AED 753K
AED 1,569 /sqftAED 16,889 /sqmt
ReadyApartment
480 sqft44.6 sqmt1 BedOwner16 Jul 2026
Liva
Town Square
AED 520K
AED 1,486 /sqftAED 15,995 /sqmt
ReadyApartment
350 sqft32.5 sqmtStudioOwner4 Jul 2026
Liva
Town Square
AED 740K
AED 1,545 /sqftAED 16,630 /sqmt
ReadyApartment
479 sqft44.5 sqmt1 BedOwner19 Jun 2026
Liva
Town Square
AED 900K
AED 1,310 /sqftAED 14,101 /sqmt
ReadyApartment
687 sqft63.8 sqmt1 BedOwner18 Jun 2026
Liva
Town Square
AED 880.9K
AED 1,835 /sqftAED 19,752 /sqmt
ReadyApartment
480 sqft44.6 sqmt1 BedOwner9 Jun 2026

Recent registered rent contracts in Liva
LocationContract and unit	Annual rentAED a year	SpecsSize and bedrooms	Contract dateStart – End
Liva, Town SquareApartmentRenewal	AED 22,000	347 sqft32.2 sqmtStudio	4 Nov 2026to3 Nov 2027
Liva, Town SquareApartmentRenewal	AED 60,000	484 sqft45 sqmt1 Bed	1 Nov 2026to31 Oct 2027
Liva, Town SquareApartmentNew contract	AED 60,000	478 sqft44.4 sqmt1 Bed	1 Nov 2026to31 Oct 2027
Liva, Town SquareApartmentRenewal	AED 66,000	349 sqft32.4 sqmtStudio	1 Nov 2026to31 Oct 2027
Liva, Town SquareApartmentRenewal	AED 65,000	483 sqft44.9 sqmt1 Bed	31 Oct 2026to30 Oct 2027
Liva, Town SquareApartmentNew contract	AED 65,000	477 sqft44.3 sqmt1 Bed	30 Oct 2026to29 Oct 2027
Liva, Town SquareApartmentNew contract	AED 60,000	479 sqft44.5 sqmt1 Bed	30 Oct 2026to29 Oct 2027
Liva, Town SquareApartmentRenewal	AED 55,000	351 sqft32.6 sqmtStudio	27 Oct 2026to26 Oct 2027
Liva, Town SquareApartmentNew contract	AED 63,000	479 sqft44.5 sqmt1 Bed	26 Oct 2026to25 Oct 2027
Liva, Town SquareApartmentRenewal	AED 45,000	350 sqft32.5 sqmtStudio	25 Oct 2026to24 Oct 2027
Liva, Town SquareApartmentNew contract	AED 62,000	480 sqft44.6 sqmt1 Bed	24 Oct 2026to23 Oct 2027
Liva, Town SquareApartmentNew contract	AED 53,000	480 sqft44.6 sqmt1 Bed	23 Oct 2026to22 Oct 2027
Liva, Town SquareApartmentRenewal	AED 24,500	347 sqft32.2 sqmtStudio	22 Oct 2026to21 Apr 2027
Liva, Town SquareApartmentNew contract	AED 60,000	480 sqft44.6 sqmt1 Bed	20 Oct 2026to19 Oct 2027
Liva, Town SquareApartmentNew contract	AED 48,000	350 sqft32.5 sqmtStudio	18 Oct 2026to17 Oct 2027
Liva, Town SquareApartmentNew contract	AED 58,000	484 sqft45 sqmt1 Bed	15 Oct 2026to14 Oct 2027
Liva, Town SquareApartmentRenewal	AED 75,000	685 sqft63.6 sqmt1 Bed	15 Oct 2026to14 Oct 2027
Liva, Town SquareApartmentNew contract	AED 60,000	480 sqft44.6 sqmt1 Bed	14 Oct 2026to13 Oct 2027
Liva, Town SquareApartmentNew contract	AED 59,500	480 sqft44.6 sqmt1 Bed	13 Oct 2026to12 Oct 2027
Liva, Town SquareApartmentRenewal	AED 66,000	481 sqft44.7 sqmt1 Bed	11 Oct 2026to10 Oct 2027

Liva
Town Square
AED 22K/yr
ApartmentRenewal
347 sqft32.2 sqmtStudio4 Nov 2026to3 Nov 2027
Liva
Town Square
AED 60K/yr
ApartmentRenewal
484 sqft45 sqmt1 Bed1 Nov 2026to31 Oct 2027
Liva
Town Square
AED 60K/yr
ApartmentNew contract
478 sqft44.4 sqmt1 Bed1 Nov 2026to31 Oct 2027
Liva
Town Square
AED 66K/yr
ApartmentRenewal
349 sqft32.4 sqmtStudio1 Nov 2026to31 Oct 2027
Liva
Town Square
AED 65K/yr
ApartmentRenewal
483 sqft44.9 sqmt1 Bed31 Oct 2026to30 Oct 2027
Liva
Town Square
AED 65K/yr
ApartmentNew contract
477 sqft44.3 sqmt1 Bed30 Oct 2026to29 Oct 2027
Liva
Town Square
AED 60K/yr
ApartmentNew contract
479 sqft44.5 sqmt1 Bed30 Oct 2026to29 Oct 2027
Liva
Town Square
AED 55K/yr
ApartmentRenewal
351 sqft32.6 sqmtStudio27 Oct 2026to26 Oct 2027
Liva
Town Square
AED 63K/yr
ApartmentNew contract
479 sqft44.5 sqmt1 Bed26 Oct 2026to25 Oct 2027
Liva
Town Square
AED 45K/yr
ApartmentRenewal
350 sqft32.5 sqmtStudio25 Oct 2026to24 Oct 2027
Liva
Town Square
AED 62K/yr
ApartmentNew contract
480 sqft44.6 sqmt1 Bed24 Oct 2026to23 Oct 2027
Liva
Town Square
AED 53K/yr
ApartmentNew contract
480 sqft44.6 sqmt1 Bed23 Oct 2026to22 Oct 2027
Liva
Town Square
AED 24.5K/yr
ApartmentRenewal
347 sqft32.2 sqmtStudio22 Oct 2026to21 Apr 2027
Liva
Town Square
AED 60K/yr
ApartmentNew contract
480 sqft44.6 sqmt1 Bed20 Oct 2026to19 Oct 2027
Liva
Town Square
AED 48K/yr
ApartmentNew contract
350 sqft32.5 sqmtStudio18 Oct 2026to17 Oct 2027
Liva
Town Square
AED 58K/yr
ApartmentNew contract
484 sqft45 sqmt1 Bed15 Oct 2026to14 Oct 2027
Liva
Town Square
AED 75K/yr
ApartmentRenewal
685 sqft63.6 sqmt1 Bed15 Oct 2026to14 Oct 2027
Liva
Town Square
AED 60K/yr
ApartmentNew contract
480 sqft44.6 sqmt1 Bed14 Oct 2026to13 Oct 2027
Liva
Town Square
AED 59.5K/yr
ApartmentNew contract
480 sqft44.6 sqmt1 Bed13 Oct 2026to12 Oct 2027
Liva
Town Square
AED 66K/yr
ApartmentRenewal
481 sqft44.7 sqmt1 Bed11 Oct 2026to10 Oct 2027

Every sale in Liva Every rent contract in Liva

Service charges in Liva

The 2026 service charge in Liva is AED 19.36 per sq ft for homes, AED 16.9 per sq ft for shops, AED 24.07 per sq ft for villas. It is paid yearly by the owner, covers upkeep, security and shared areas, and is set by the building’s owners association and registered with the Dubai Land Department. Each parking space adds about AED 110 a year.

Service charges in Liva
Unit type	Rate per sq ft	Size	Yearly charge
1 Bed Apartment (2026)	AED 19.36	480 sqft44.6 sqmt – 780 sqft72.5 sqmt	AED 9,293 – AED 15,101
2 Beds Apartment (2026)	AED 19.36	1,080 sqft100.3 sqmt	AED 20,909 – AED 20,909
Retail (2026)	AED 16.9	110 sqft10.2 sqmt – 3,930 sqft365.1 sqmt	AED 1,859 – AED 66,417
Studio Apartment (2026)	AED 19.36	350 sqft32.5 sqmt – 540 sqft50.2 sqmt	AED 6,776 – AED 10,454

Source: Dubai Land Department service charge index. Rates are reviewed each year.

Liva payment plan

How the developer's price is paid, in the order each instalment falls due.

1.Down Payment10%
2.During Construction25%
3.On Handover15%
4.After Handover50%

Liva floor plans

Studio, Studio Studio
355 sqft33 sqmt
1 bedroom, 1 Bedroom Apartment
484 sqft45 sqmt

Nearby amenities

Around Liva

Transportation near Liva

Stations planned on new lines nearby include Meydan Etihad Rail Interchange (golden line, 6.8 km, about 16 min drive) and Hadaeq Mohammed Bin Rashid (golden line, 7.1 km, about 16 min drive).

Meydan Etihad Rail InterchangeGolden line · 6.8 km · about 16 min drive
Hadaeq Mohammed Bin RashidGolden line · 7.1 km · about 16 min drive
Dubai Miracle GardenGolden line · 7.3 km · about 17 min drive
Global VillageGolden line · 7.7 km · about 17 min drive

Shopping and groceries near Liva

The closest is Uptown Motor City, 6.1 km from Liva (about 14 min drive).

Uptown Motor CityShopping Mall · 6.1 km · about 14 min drive
Arena MallShopping Mall · 7.9 km · about 18 min drive

Parks and leisure near Liva

The closest is Global Village, 7.5 km from Liva (about 17 min drive).

Global VillagePark · 7.5 km · about 17 min drive

Schools near Liva

The nearest is Horizon English School Town Square, 1.2 km away. Ratings are the KHDA's latest inspection grades.

Horizon English School Town SquareUK · KHDA: Not inspected yet · 1.2 km
Dubai International Academy Town SquareInternational Baccalaureate · KHDA: Not inspected yet · 2.3 km
Fairgreen International School L.L.CInternational Baccalaureate · KHDA: Good · 2.6 km
Lycée français international (Branch)French · KHDA: Not inspected yet · 2.8 km
Ranches Primary SchoolUK · KHDA: Very good · 3.2 km
South View School L.L.CUK · KHDA: Good · 4.1 km

Other buildings in Al Yelayiss 2

Al Yelayiss 2 has 70 buildings. A few others to compare Liva with:

Off-plan
Alton
Al Yelayiss 2 · Nshama
Handover 31 May 2028 · 5% built
Aria On The Park
Al Yelayiss 2 · Nshama
Ready
Ascot Residences
Al Yelayiss 2 · Nshama
Completed 2024
Off-plan
Augusta
Al Yelayiss 2 · Nshama
Handover 14 Jan 2028 · 5% built
Ayala On The Park
Al Yelayiss 2 · Nshama
Off-plan
Belmont
Al Yelayiss 2 · Nshama
Handover 30 Apr 2029 · 0% built

All 70 Al Yelayiss 2 buildings →

Things to consider about Liva

In its favour

An active resale market: 64 sales in the last year make it easier to price and to sell.
Owners who resold have made money: a median gain of up to 14%.
A median gross yield of 8.0% on recent sales.
Ready to move into or let, with no construction risk.
Several schools within 3 km.

Worth checking

Service charges of up to AED 24.07 per sq ft are on the higher side for Dubai.

Specialists

Brokers who know Liva

These brokers handle sales and lettings in Liva and can tell you what is available now.

Hela Ouertani

Property Advisor

Rano Zafarovna Zakhriddinova

Property Advisor

Lola Ortikova

Property Advisor

Munawar Iqbal

Senior Property Advisor

Ward Wisdom Lockwood

Property Advisor

Maria Joukhi

Property Advisor

Khurram Shahzad

Property Advisor

Najat Abtal

Property Advisor

FAQs

Liva: questions answered

Liva was developed by Nshama in Al Yelayiss 2.

Liva is completed in Q1 2025.

Across its 20 most recent registered sales, Liva sold for a median of AED 1,613 per sq ft and AED 760.0K per unit.

Recent yearly contracts in Liva have a median rent of AED 60.0K.

The median gross yield on recently sold units in Liva is 8.0%: the rent the unit earned over its purchase price, before costs.

The 2026 service charge for residential units in Liva is AED 19.36 per sq ft a year, as registered with the Dubai Land Department.

Liva has Studio (350 to 540 sq ft), 1 Bed (480 to 780 sq ft), 2 Beds (1,080 sq ft), Commercial (110 to 3,930 sq ft).

Meydan Etihad Rail Interchange is about 6.8 km from Liva.

The nearest schools include Horizon English School Town Square (1.2 km), Dubai International Academy Town Square (2.3 km), Fairgreen International School L.L.C (2.6 km).

All buildings in Al Yelayiss 2 →

Buying, selling or renting in Liva?

A broker who works Al Yelayiss 2 will tell you what is available and what comparable homes went for.

Get a free valuation

Liva, Al Yelayiss 2

Liva at a glance

About Liva

In a nutshell

Inside Liva

Facilities in Liva

Properties in Liva

Studios in Liva

1-bedroom apartments in Liva

2-bedroom apartments in Liva

Commercial units in Liva

Sale trends in Liva

Rental trends in Liva

Recent transactions in Liva

Service charges in Liva

Liva payment plan

Liva floor plans

Around Liva

Transportation near Liva

Shopping and groceries near Liva

Parks and leisure near Liva

Schools near Liva

Other buildings in Al Yelayiss 2

Things to consider about Liva

In its favour

Worth checking

Brokers who know Liva

Liva: questions answered

Who developed Liva?

When was Liva completed?

What is the price per sq ft in Liva?

How much is the rent in Liva?

What rental yield does Liva give?

What are the service charges in Liva?

What types of units are in Liva?

What is the nearest metro station to Liva?

Which schools are near Liva?

Buying, selling or renting in Liva?