Недвижимость на стадии строительстваReady building · Nshama
Liva, Al Yelayiss 2
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
- Статус
- Готово
- Девелопер
- Nshama
- Местоположение
- Al Yelayiss 2, Dubai
- Завершено
- Q1 2025
- Типы объектов
- Studio, 1 Bed, 2 Beds, Commercial
- Prices from
- AED 441.0K
- Медианная цена за sq ft
- AED 1,613
- Median gross yield
- 8.0%
- Сервисный сбор
- 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 8% 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.
| Тип объекта | Объекты | Площадь | Медианная цена | Median rent |
|---|---|---|---|---|
| Студия | 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 | Недавних продаж нет | – |
| Коммерческая недвижимость | 10 | 110 sqft10.2 sqmt – 3,930 sqft365.1 sqmt | Недавних продаж нет | – |
Sale trends in Liva
Медианная цена продажи
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
| МестоположениеСтатус и объект | ЦенаPer sqftPer sqmt | ХарактеристикиПлощадь и количество спален | ДатаПродано через |
|---|---|---|---|
| Liva, Town SquareГотовоКвартира | AED 500,000AED 1,044 /sqftAED 11,238 /sqmt | 479 sqft44.5 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 755,000AED 1,563 /sqftAED 16,824 /sqmt | 483 sqft44.9 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 760,000AED 1,577 /sqftAED 16,975 /sqmt | 482 sqft44.8 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 800,000AED 1,667 /sqftAED 17,943 /sqmt | 480 sqft44.6 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 800,000AED 1,677 /sqftAED 18,051 /sqmt | 477 sqft44.3 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 820,000AED 1,708 /sqftAED 18,385 /sqmt | 480 sqft44.6 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 820,000AED 1,712 /sqftAED 18,428 /sqmt | 479 sqft44.5 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 800,000AED 1,667 /sqftAED 17,943 /sqmt | 480 sqft44.6 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 650,000AED 1,857 /sqftAED 19,989 /sqmt | 350 sqft32.5 sqmtСтудия | Владелец |
| Liva, Town SquareГотовоКвартира | AED 580,000AED 1,657 /sqftAED 17,836 /sqmt | 350 sqft32.5 sqmtСтудия | Владелец |
| Liva, Town SquareГотовоКвартира | AED 760,000AED 1,583 /sqftAED 17,039 /sqmt | 480 sqft44.6 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 880,000AED 1,275 /sqftAED 13,724 /sqmt | 690 sqft64.1 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 820,000AED 1,715 /sqftAED 18,460 /sqmt | 478 sqft44.4 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 570,000AED 1,643 /sqftAED 17,685 /sqmt | 347 sqft32.2 sqmtСтудия | Владелец |
| Liva, Town SquareГотовоКвартира | AED 650,000AED 1,360 /sqftAED 14,639 /sqmt | 478 sqft44.4 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 753,000AED 1,569 /sqftAED 16,889 /sqmt | 480 sqft44.6 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 520,000AED 1,486 /sqftAED 15,995 /sqmt | 350 sqft32.5 sqmtСтудия | Владелец |
| Liva, Town SquareГотовоКвартира | AED 740,000AED 1,545 /sqftAED 16,630 /sqmt | 479 sqft44.5 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 900,000AED 1,310 /sqftAED 14,101 /sqmt | 687 sqft63.8 sqmt1 Bed | Владелец |
| Liva, Town SquareГотовоКвартира | AED 880,888AED 1,835 /sqftAED 19,752 /sqmt | 480 sqft44.6 sqmt1 Bed | Владелец |
Liva
Town Square
AED 500K
AED 1,044 /sqftAED 11,238 /sqmt
ГотовоКвартира479 sqft44.5 sqmt1 BedВладелец22 Oct 2026Liva
Town Square
AED 755K
AED 1,563 /sqftAED 16,824 /sqmt
ГотовоКвартира483 sqft44.9 sqmt1 BedВладелец20 Oct 2026Liva
Town Square
AED 760K
AED 1,577 /sqftAED 16,975 /sqmt
ГотовоКвартира482 sqft44.8 sqmt1 BedВладелец16 Oct 2026Liva
Town Square
AED 800K
AED 1,667 /sqftAED 17,943 /sqmt
ГотовоКвартира480 sqft44.6 sqmt1 BedВладелец14 Oct 2026Liva
Town Square
AED 800K
AED 1,677 /sqftAED 18,051 /sqmt
ГотовоКвартира477 sqft44.3 sqmt1 BedВладелец9 Oct 2026Liva
Town Square
AED 820K
AED 1,708 /sqftAED 18,385 /sqmt
ГотовоКвартира480 sqft44.6 sqmt1 BedВладелец15 Sept 2026Liva
Town Square
AED 820K
AED 1,712 /sqftAED 18,428 /sqmt
ГотовоКвартира479 sqft44.5 sqmt1 BedВладелец4 Sept 2026Liva
Town Square
AED 800K
AED 1,667 /sqftAED 17,943 /sqmt
ГотовоКвартира480 sqft44.6 sqmt1 BedВладелец17 Aug 2026Liva
Town Square
AED 650K
AED 1,857 /sqftAED 19,989 /sqmt
ГотовоКвартира350 sqft32.5 sqmtСтудияВладелец12 Aug 2026Liva
Town Square
AED 580K
AED 1,657 /sqftAED 17,836 /sqmt
ГотовоКвартира350 sqft32.5 sqmtСтудияВладелец7 Aug 2026Liva
Town Square
AED 760K
AED 1,583 /sqftAED 17,039 /sqmt
ГотовоКвартира480 sqft44.6 sqmt1 BedВладелец5 Aug 2026Liva
Town Square
AED 880K
AED 1,275 /sqftAED 13,724 /sqmt
ГотовоКвартира690 sqft64.1 sqmt1 BedВладелец29 Jul 2026Liva
Town Square
AED 820K
AED 1,715 /sqftAED 18,460 /sqmt
ГотовоКвартира478 sqft44.4 sqmt1 BedВладелец28 Jul 2026Liva
Town Square
AED 570K
AED 1,643 /sqftAED 17,685 /sqmt
ГотовоКвартира347 sqft32.2 sqmtСтудияВладелец24 Jul 2026Liva
Town Square
AED 650K
AED 1,360 /sqftAED 14,639 /sqmt
ГотовоКвартира478 sqft44.4 sqmt1 BedВладелец24 Jul 2026Liva
Town Square
AED 753K
AED 1,569 /sqftAED 16,889 /sqmt
ГотовоКвартира480 sqft44.6 sqmt1 BedВладелец16 Jul 2026Liva
Town Square
AED 520K
AED 1,486 /sqftAED 15,995 /sqmt
ГотовоКвартира350 sqft32.5 sqmtСтудияВладелец4 Jul 2026Liva
Town Square
AED 740K
AED 1,545 /sqftAED 16,630 /sqmt
ГотовоКвартира479 sqft44.5 sqmt1 BedВладелец19 Jun 2026Liva
Town Square
AED 900K
AED 1,310 /sqftAED 14,101 /sqmt
ГотовоКвартира687 sqft63.8 sqmt1 BedВладелец18 Jun 2026Liva
Town Square
AED 880.9K
AED 1,835 /sqftAED 19,752 /sqmt
ГотовоКвартира480 sqft44.6 sqmt1 BedВладелец9 Jun 2026
| МестоположениеДоговор и объект | Годовая арендная платаAED в год | ХарактеристикиПлощадь и количество спален | Дата договораНачало – Окончание |
|---|---|---|---|
| Liva, Town SquareКвартираПродление | AED 22,000 | 347 sqft32.2 sqmtСтудия | до |
| Liva, Town SquareКвартираПродление | AED 66,000 | 349 sqft32.4 sqmtСтудия | до |
| Liva, Town SquareКвартираНовый договор | AED 60,000 | 478 sqft44.4 sqmt1 Bed | до |
| Liva, Town SquareКвартираПродление | AED 60,000 | 484 sqft45 sqmt1 Bed | до |
| Liva, Town SquareКвартираПродление | AED 65,000 | 483 sqft44.9 sqmt1 Bed | до |
| Liva, Town SquareКвартираНовый договор | AED 65,000 | 477 sqft44.3 sqmt1 Bed | до |
| Liva, Town SquareКвартираНовый договор | AED 60,000 | 479 sqft44.5 sqmt1 Bed | до |
| Liva, Town SquareКвартираПродление | AED 55,000 | 351 sqft32.6 sqmtСтудия | до |
| Liva, Town SquareКвартираНовый договор | AED 63,000 | 479 sqft44.5 sqmt1 Bed | до |
| Liva, Town SquareКвартираПродление | AED 45,000 | 350 sqft32.5 sqmtСтудия | до |
| Liva, Town SquareКвартираНовый договор | AED 62,000 | 480 sqft44.6 sqmt1 Bed | до |
| Liva, Town SquareКвартираНовый договор | AED 53,000 | 480 sqft44.6 sqmt1 Bed | до |
| Liva, Town SquareКвартираПродление | AED 24,500 | 347 sqft32.2 sqmtСтудия | до |
| Liva, Town SquareКвартираНовый договор | AED 60,000 | 480 sqft44.6 sqmt1 Bed | до |
| Liva, Town SquareКвартираНовый договор | AED 48,000 | 350 sqft32.5 sqmtСтудия | до |
| Liva, Town SquareКвартираПродление | AED 75,000 | 685 sqft63.6 sqmt1 Bed | до |
| Liva, Town SquareКвартираНовый договор | AED 58,000 | 484 sqft45 sqmt1 Bed | до |
| Liva, Town SquareКвартираНовый договор | AED 60,000 | 480 sqft44.6 sqmt1 Bed | до |
| Liva, Town SquareКвартираНовый договор | AED 59,500 | 480 sqft44.6 sqmt1 Bed | до |
| Liva, Town SquareКвартираПродление | AED 66,000 | 481 sqft44.7 sqmt1 Bed | до |
Liva
Town Square
AED 22K/yr
КвартираПродление347 sqft32.2 sqmtСтудиядоLiva
Town Square
AED 66K/yr
КвартираПродление349 sqft32.4 sqmtСтудиядоLiva
Town Square
AED 60K/yr
КвартираНовый договор478 sqft44.4 sqmt1 BedдоLiva
Town Square
AED 60K/yr
КвартираПродление484 sqft45 sqmt1 BedдоLiva
Town Square
AED 65K/yr
КвартираПродление483 sqft44.9 sqmt1 BedдоLiva
Town Square
AED 65K/yr
КвартираНовый договор477 sqft44.3 sqmt1 BedдоLiva
Town Square
AED 60K/yr
КвартираНовый договор479 sqft44.5 sqmt1 BedдоLiva
Town Square
AED 55K/yr
КвартираПродление351 sqft32.6 sqmtСтудиядоLiva
Town Square
AED 63K/yr
КвартираНовый договор479 sqft44.5 sqmt1 BedдоLiva
Town Square
AED 45K/yr
КвартираПродление350 sqft32.5 sqmtСтудиядоLiva
Town Square
AED 62K/yr
КвартираНовый договор480 sqft44.6 sqmt1 BedдоLiva
Town Square
AED 53K/yr
КвартираНовый договор480 sqft44.6 sqmt1 BedдоLiva
Town Square
AED 24.5K/yr
КвартираПродление347 sqft32.2 sqmtСтудиядоLiva
Town Square
AED 60K/yr
КвартираНовый договор480 sqft44.6 sqmt1 BedдоLiva
Town Square
AED 48K/yr
КвартираНовый договор350 sqft32.5 sqmtСтудиядоLiva
Town Square
AED 75K/yr
КвартираПродление685 sqft63.6 sqmt1 BedдоLiva
Town Square
AED 58K/yr
КвартираНовый договор484 sqft45 sqmt1 BedдоLiva
Town Square
AED 60K/yr
КвартираНовый договор480 sqft44.6 sqmt1 BedдоLiva
Town Square
AED 59.5K/yr
КвартираНовый договор480 sqft44.6 sqmt1 BedдоLiva
Town Square
AED 66K/yr
КвартираПродление481 sqft44.7 sqmt1 Bedдо
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.
| Тип объекта | Rate per sq ft | Площадь | 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 |
| Торговая недвижимость (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
Студия, 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:
- Недвижимость на стадии строительства
Aria On The Park
Al Yelayiss 2 · Nshama
Готово
Недвижимость на стадии строительства
Ayala On The Park
Al Yelayiss 2 · Nshama
Недвижимость на стадии строительства
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.
Mishel Wehbe
Associate Director
Jean Selwan
Property Advisor
Jasleen Sandhu
Property Advisor
Ghofrane Matoussi
Property Advisor
Mohamed Hassene Jammel
Team Leader
Maria Carmela Dela Cruz
Property Advisor
Sirajuddin Choudhary
Property Advisor
Abdullatif Husamo
Property Advisor
Часто задаваемые вопросы
Liva: questions answered
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.