Liva
Nshama · Town Square · 484 homes · Completed
A completed Nshama project in Town Square: 484 homes, handed over in Mar 2025, two quarters ahead of the Q3 2025 date on the register. Registered resales from Jul 2025 to Jun 2026 had a median of AED 1,595 per sqft, 26% above the launch quarter.
Updated 27 Oct 2026Prices. Quarter by quarter since launch.
Every quarter as a table
| Quarter | Median AED/sqft | Sales |
|---|---|---|
| Q1 2023 | 1,267 | 452 |
| Q1 2025 | 1,469 | 15 |
| Q2 2025 | 1,512 | 28 |
| Q3 2025 | 1,568 | 48 |
| Q4 2025 | 1,627 | 27 |
| Q1 2026 | 1,722 | 12 |
| Q2 2026 | 1,705 | 17 |
| Q3 2026 | 1,648 | 12 |
Median AED per sqft of registered sales, off-plan and ready, through Q3 2026. Quarters with fewer than 10 sales are left out. The launch quarter is the first quarter with 10 or more sales.
Promised vs delivered. Launch to today.
The promised date is the completion date declared on the Dubai Land Department register. A handover is dated by the first ready-market sale on the register, which trails the keys. The launch price is the launch quarter’s median of registered sales, not a brochure. Area medians are every registered home sale in the area, Jul 2025 to Jun 2026.
Questions.
When was Liva handed over?
In Mar 2025, when the first ready-market sale was registered. The register declared completion for Q3 2025, so it handed over two quarters early.
What do homes in Liva sell for?
From Jul 2025 to Jun 2026, 104 homes sold on the register at a median of AED 1,595 per sqft and AED 752K per home. By unit type: Studio AED 590K (24 sales), 1 BR AED 770K (80 sales). These are registered deeds, not the developer's price list.
Who built Liva?
Nshama. The project is registered to Nshama on the Dubai Land Department register, which lists 45 projects for the developer in Dubai, 23 of them under construction. 17 of its 19 dated handovers came within 3 months of the promised date.
How many homes are in Liva?
484, as counted on the Dubai Land Department register. The declared mix: 96 studios, 380 1 BR, 1 2 BR.
