Market bulletin · Thu, 22 Oct 2026
Liva: 5 sales worth AED 3.62M in 30 days
Liva recorded 5 sales worth AED 3.62M in the 30 days to Thu, 22 Oct 2026, up 400.0% on the previous 30 days. Over the last week 3 sales were registered (AED 2.02M), against 2 the week before.
The median sale over the last three months was AED 760K, or AED 1,668/sqft. Monthly medians over the past year ranged from AED 1,570/sqft to AED 1,731/sqft.
By market over 12 months: secondary (ready) sales 100%.
In Town Square, Liva ranked #11 of 11 leading projects by 12-month sales value; it is developed by Nshama - Nshama Properties.
Leases registered in the last three months had a median annual rent of AED 56K; like-for-like rent per sqft is up 1.3% on the previous three months. The best gross yield is on Studio apartments at about 7.9%.
Median AED/sqft
Monthly median of all registered sales
View data table
| Date | AED/sqft |
|---|---|
| Oct 26 | AED 1,575 |
| Sept 26 | — |
| Aug 26 | — |
| Jul 26 | AED 1,570 |
| Jun 26 | — |
| May 26 | — |
| Apr 26 | AED 1,700 |
| Mar 26 | AED 1,731 |
| Feb 26 | — |
| Jan 26 | — |
| Dec 25 | AED 1,672 |
| Nov 25 | AED 1,622 |
| Oct 25 | AED 1,604 |
| Sept 25 | AED 1,550 |
| Aug 25 | AED 1,253 |
| Jul 25 | AED 1,568 |
| Jun 25 | AED 1,542 |
| May 25 | AED 1,515 |
| Apr 25 | AED 1,292 |
| Mar 25 | — |
| Feb 25 | — |
| Jan 25 | AED 1,404 |
| Dec 24 | — |
| Nov 24 | — |
Sales per month
Registered sales by market
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 0 | 0 | 5 |
| Sept 26 | 0 | 0 | 1 |
| Aug 26 | 0 | 0 | 4 |
| Jul 26 | 0 | 0 | 5 |
| Jun 26 | 0 | 0 | 3 |
| May 26 | 0 | 0 | 3 |
| Apr 26 | 0 | 0 | 7 |
| Mar 26 | 0 | 0 | 5 |
| Feb 26 | 0 | 0 | 2 |
| Jan 26 | 0 | 0 | 3 |
| Dec 25 | 0 | 0 | 10 |
| Nov 25 | 0 | 0 | 7 |
Period comparison
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 5 | up 400.0% | AED 3.62M | 1,575 | — |
| Last 3 months | 11 | unchanged 0.0% | AED 8.04M | 1,668 | up 6.2% |
| Last 6 months | 22 | down 35.3% | AED 16.2M | 1,602 | down 5.4% |
| Last 12 months | 57 | down 53.7% | AED 43.0M | 1,666 | up 11.1% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Secondary (ready) | 57 | 100% | AED 780K | 1,666 | up 10.3% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Studio | 12 | 21% | AED 610K | 1,684 | up 6.7% |
| 1 bedroom | 45 | 79% | AED 800K | 1,666 | up 12.9% |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 57 | 100% | AED 780K | 1,666 | up 11.1% |
Rents & yields
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
View data table
| Date | Annual rent |
|---|---|
| Oct 26 | AED 60K |
| Sept 26 | AED 55K |
| Aug 26 | AED 55K |
| Jul 26 | AED 57K |
| Jun 26 | AED 55K |
| May 26 | AED 60K |
| Apr 26 | AED 55K |
| Mar 26 | — |
| Feb 26 | AED 60K |
| Jan 26 | AED 60K |
| Dec 25 | AED 58K |
| Nov 25 | AED 60K |
| Oct 25 | AED 60K |
| Sept 25 | AED 58K |
| Aug 25 | AED 56K |
| Jul 25 | AED 55K |
| Jun 25 | AED 58K |
| May 25 | AED 60K |
| Apr 25 | AED 60K |
| Mar 25 | — |
| Feb 25 | — |
| Jan 25 | — |
| Dec 24 | — |
| Nov 24 | — |
- Leases (12M)
- 428
- New leases
- 61.9%
- Median rent 3M
- AED 56K
- Rent/sqft 3M
- AED 121
| Studio apartments | AED 48K / AED 610K | 7.9% |
|---|---|---|
| 1 BR apartments | AED 58K / AED 800K | 7.2% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| Studio | 77 | AED 48K | AED 48K | 131 |
| 1 BR | 268 | AED 58K | AED 60K | 121 |
Competing projects in Town Square
CompareOther projects trading in the same community
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Rosewell at Town SquareNshama - Nshama Properties | 153 | 1,771 | — |
| Maha TownhousesNshama - Nshama Properties | 71 | 1,457 | — |
| Evelyn on the ParkNshama - Nshama Properties | 112 | 1,843 | — |
| Fiori Town SquareNshama - Nshama Properties | 106 | 1,684 | — |
| CamdenNshama - Nshama Properties | 83 | 1,750 | — |
| OlbiaNshama - Nshama Properties | 79 | 1,592 | — |
| The Holland GardensNshama - Nshama Properties | 74 | 1,409 | — |
| Hayat TownhousesNshama - Nshama Properties | 30 | 1,224 | — |
| Noor TownhousesNshama - Nshama Properties | 27 | 1,307 | — |
| The HamiltonNshama - Nshama Properties | 57 | 1,437 | — |
Biggest sales, last 3 months
| Price | Property | Date |
|---|---|---|
| AED 820K | 1 BR Apartment · 478 sqftLiva · Town Square | 28 Jul |
| AED 820K | 1 BR Apartment · 479 sqftLiva · Town Square | 4 Sept |
| AED 800K | 1 BR Apartment · 480 sqftLiva · Town Square | 17 Aug |
| AED 800K | 1 BR Apartment · 477 sqftLiva · Town Square | 9 Oct |
| AED 800K | 1 BR Apartment · 480 sqftLiva · Town Square | 14 Oct |
| AED 760K | 1 BR Apartment · 480 sqftLiva · Town Square | 5 Aug |
Questions about Liva
What is the average price per sqft in Liva?
The median sale price in Liva over the last three months was AED 1,668 per sqft (median sale AED 760K), based on 11 sales registered with Dubai Land Department.
How many properties were sold in Liva in the last year?
57 sales worth AED 43.0M were registered in the last 12 months: 0% developer off-plan, 0% off-plan resales and 100% secondary (ready) sales.
What is the average rent in Liva?
The median annual rent on leases registered in the last three months was AED 56K, and the best gross rental yield is about 7.9%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
BT AI Market Desk
Get every brief in your inbox
Create a free BT AI account to receive the daily, weekly and monthly reports by email, and search every Dubai Land Department sale and rental behind them.