LIVA Apartments

TL;DR: LIVA Apartments by Nshama is a recently completed 12-storey residential building in Town Square Dubai, offering studios (346 to 534 sqft) and 1-bedroom apartments (478 to 795 sqft). Sold out from the developer in October 2024, the project was completed in September 2025. Original launch prices started at AED 440,888 for studios, with current resale values showing 40 to 65% capital appreciation. Rental yields average 7 to 9% with access to Town Square's 50,000 sqm Central Park and co-working facilities.

Overview

LIVA Apartments is a vibrant, recently completed contemporary residential development by Nshama, strategically positioned within the deeply established, family-centric master community of Town Square Dubai in Dubailand. This striking 12-storey mid-rise building (including ground floor and two podium levels) was completed in September 2025 after approximately 31 months of construction (launched February 2023), having achieved full sell-out from the developer by October 2024 — before physical handover. Units are now exclusively available on the secondary resale market. The project is registered with the Dubai Land Department at a total value of AED 114,396,000 (USD 31.1 Million).

LIVA is explicitly designed to cater to the dynamic, active lifestyles of young professionals, entrepreneurs, digital nomads, and savvy investors who value the integration of productive workspaces with comfortable urban living. The building's design philosophy centres on creating a seamless "live-work-play" environment, with the lobby functioning as both a co-working hub and social lounge — a departure from traditional residential building design that reflects the evolving needs of the remote-work generation.

Nshama, established in September 2014 by CEO Fred Durie (former Chief Executive Officer of Emaar International), has delivered over 6,500 units within Town Square since its founding. Backed by the Investment Corporation of Dubai, Nshama's completed portfolio includes Zahra Apartments and Townhouses (first handovers 2017), Safi (2019), Hayat Boulevard (multiple phases), Rawda and Parkviews, Jenna (2019), Una (co-living concept, 2020), Warda, and townhouse communities Sama, Naseem, and Noor. Upcoming deliveries include Aria on the Park, Symphony on the Park, and Elaya on the Park (all expected 2026).

Location and Connectivity

LIVA Apartments benefits from Town Square Dubai's strategic positioning along Al Qudra Road (D63) with direct connectivity to Emirates Road (E611) and Sheikh Mohammed Bin Zayed Road (E311). The 750-acre (approximately 3.03 million sqm) master community delivers a suburban lifestyle with manageable commutes: Downtown Dubai and Dubai Mall are approximately 30 to 33 minutes by car, Dubai Marina about 27 minutes, Expo City Dubai around 20 minutes, Palm Jumeirah approximately 31 minutes, and Dubai Miracle Garden just 15 minutes away. Dubai International Airport (DXB) is reachable in approximately 35 minutes, while Al Maktoum International Airport (DWC) sits about 29 to 33 minutes distant.

Town Square currently lacks a dedicated metro station, making the community car-dependent for most commutes. However, Nshama operates 4 dedicated community shuttle buses connecting residents to EQUITI Metro Station (Red Line) on a regular schedule, providing an efficient public transport link. RTA feeder bus F32 runs between Town Square and Mall of the Emirates Metro Station, while internal bus route J02 operates within the community connecting different clusters. The nearest bus stop to LIVA is Town Square 1, approximately 15 minutes on foot.

Nearby educational options include Cherry Tree Nursery (approximately 5 minutes by car), Fairgreen International School (approximately 10 minutes, 3.2 km), Ranches Primary School (3.3 km), and GEMS Metropole School (6.2 km). Horizon English School Town Square (British curriculum, Foundation Stage 1 to Year 8, growing to Year 13) has been announced for opening in September 2027, which will significantly enhance the community's family appeal. Healthcare is served by Medcare Medical Center (within Town Square), Aster Clinic in Arabian Ranches (approximately 10 minutes), and Emirates Hospital in Motor City (approximately 14 minutes).

Architecture and Design

LIVA Apartments presents a modern, contemporary architectural profile characterised by a warm and inviting colour palette that distinguishes it from the cooler aesthetic of many Dubai residential buildings. The 12-storey structure features full-height panoramic glazing that floods units with natural light, while the design incorporates texture-rich wood accents and neutral-warm tone finishes throughout.

The lobby is a standout design feature — conceived as a dual-purpose co-working and social hub with private working pods, lounge areas, and dedicated workspace zones. This innovative lobby design reflects Nshama's understanding that LIVA's target demographic — young professionals and entrepreneurs — requires productive space beyond their apartments.

All units feature fully equipped kitchens with mood lighting and premium appliances, sleek bathrooms with vanity countertops and mirrored cabinets, and open-plan layouts designed to encourage social interaction and maximise spatial efficiency. 1-bedroom apartments include en-suite bedrooms with built-in wardrobes, separate living areas, balconies, and laundry areas.

Amenities and Lifestyle

LIVA Apartments delivers an extraordinary amenity offering that combines productivity-focused workspaces with resort-grade recreation:

Creative and Work Hub: The building's defining amenity set includes dedicated co-working spaces with private working pods designed for focused productivity, a resident library for quiet study and reading, a music room for creative expression, and the dual-purpose lobby lounge that serves as both a relaxation and work environment.

Fitness and Sports: A temperature-controlled swimming pool serves as the centrepiece of outdoor recreation, complemented by a professional gym and health club, padel tennis court, basketball courts, squash courts, and a skate park. Residents access 10 km of jogging trails and 13 km of cycling trails throughout the broader Town Square community.

Entertainment and Social: An outdoor cinema and mini theatre provide unique communal entertainment experiences, while BBQ areas, lawn spaces, community gardens, and splash pad (children's water play) foster active community interaction.

Pet-Friendly Ecosystem: A dedicated dog park, pet grooming salon, and veterinary clinic make LIVA and Town Square one of Dubai's most comprehensive pet-friendly residential environments.

Wellness: Spa facilities, Pilates and yoga rooms complement the fitness offering for residents seeking holistic wellness.

Building Services: 24/7 CCTV security, concierge services, central air conditioning, ample parking (including public guest parking), laundry services, and direct access to ground-floor retail outlets, cafes, restaurants, and a supermarket.

The broader Town Square community extends the lifestyle offering with the massive 50,000 sqm Central Park (equivalent to 16 football fields), 600+ planned retail outlets, Reel Cinemas Cineplex, Vida Town Square Dubai Hotel (180 rooms and serviced residences by Emaar Hospitality), a mosque, nurseries, pharmacies, and clinics.

Unit Types and Pricing

LIVA Apartments offers two residential configurations across four layout types, all freehold:

Studios (Two Layout Types):

• Type ST-A: Approximately 353 sqft, compact open-plan layout with kitchen and bathroom, some units with terrace
• Type ST-B: Approximately 534 sqft, more spacious open-plan design with enhanced storage and living space
• Original developer launch price: From AED 440,888
• Current resale market (2025-2026): AED 610,000 to AED 725,000 (40 to 65% appreciation from launch)
• Current annual rental: AED 55,000 to 72,000 (average AED 51,591 per Bayut)

1-Bedroom Apartments (Two Layout Types):

• Type 1-A: Approximately 488 sqft, en-suite bedroom with built-in wardrobe, separate living area, balcony
• Type 1-B: Approximately 794 sqft, the most spacious configuration with generous living area, laundry zone, and full-sized balcony
• Original developer launch price: From AED 492,888 to AED 549,888
• Current resale market (2025-2026): AED 820,000 to AED 950,000 (50 to 90% appreciation from launch)
• Current annual rental: AED 62,000 to 77,000 (pool-view and higher floors commanding premium rates)

Recent DLD transaction data (February 2026) shows studios transacting at AED 550,000 (347 sqft, AED 1,586 per sqft) and 1-bedrooms at AED 600,000 to 800,000 (478 to 481 sqft, AED 805 to 1,666 per sqft).

Original Payment Plan (Historical — Project Now Sold Out): The primary structure offered 10% booking, 40% during construction (broken into increments), and 50% post-handover over 3 years. The developer waived 4% DLD registration fees as a promotional incentive. Current purchasers are buying resale units at full market price.

Estimated service charges are approximately AED 13.5 per sqft annually (based on Town Square community averages), with Town Square notably excluding chiller charges — making overall living costs lower than many comparable Dubai communities.

Investment Potential

LIVA Apartments represents one of Town Square's strongest investment propositions, combining low entry prices with robust rental demand from the tech-professional and entrepreneur demographic. Rental yields are exceptionally strong: studios deliver approximately 8 to 9% gross returns at current resale-to-rental ratios, while 1-bedrooms achieve approximately 7.9 to 8.1%. Net yields after service charges (approximately AED 13.5 per sqft) range from 5.3 to 7.4%.

The capital appreciation story is equally compelling. Investors who purchased at original developer pricing have realised 40 to 90% capital gains within 12 to 24 months — driven by Town Square's continued maturation, growing retail and entertainment infrastructure, the upcoming Horizon English School (September 2027), and the community's reputation as one of Dubai's best value-for-money residential destinations.

All properties in LIVA Apartments are freehold, available to foreign nationals, with transactions governed under RERA regulations through the Dubai Land Department. The building's recently completed status means investors can secure immediate rental income without construction risk, while the 50% post-handover payment structure (for those still completing instalment plans) aligns cash flow with rental revenue generation.