Skip to content
1. Definition of the area and data structure
Actual location: According to DLD, LIVA is officially part of the LIVA project and is located in Al Yelayiss 2, within the TOWN SQUARE master development. In the analysis, filters were consistently applied at apartment level (2-bedroom), building level, and area level.
The DLD sales history for this building starts from late 2022, with 677 transactions recorded in the sample; transactions involving 2-bedroom apartments are isolated cases (1 deal over the entire period). Rental data for this building is also available in DLD; however, most rented units are not tagged as “2 bed rooms” — this must be taken into account when interpreting the dynamics: DLD itself may not strictly differentiate rentals by number of bedrooms for the LIVA project.
2. Sales dynamics (building and area)
Over the past 12 months, there has been one transaction in LIVA specifically involving a 2-bedroom apartment. Based on this, the average transaction price per square metre was 12,931 AED/m².
In Al Yelayiss 2, the average sale price per m² over the last year was 13,773 AED/m². Thus, sales in LIVA are taking place slightly below the overall area average.
Quarterly dynamics for the area show a smooth price increase in 2023–2025: from 10,453 to 14,030 AED/m², indicating a confident strengthening of the market in this TOWN SQUARE cluster.
For LIVA, there is no full-fledged quarterly dynamic for 2-bedroom units due to the lack of sufficient transaction volume, which is typical for new off-plan properties at the start of their operational cycle.
3. Rental dynamics (building and area)
For the LIVA project, there is a significant volume of lease contracts in DLD (387 contracts), but none of them is specifically tagged as “2 bed rooms”. The average rental rate across the entire LIVA project over the past 12 months was 1,331 AED/m² per year (for all apartment types).
For Al Yelayiss 2, the average rental rate over the same period was 899 AED/m² per year, meaning that rentals in LIVA are achieved with a clear premium to the area (48% higher).
Long-term dynamics for the area: rental rates increased from 464 AED/m² (2020) to 942 AED/m² (by early 2026), with the growth rate accelerating after 2022.
For LIVA (overall, across all units), the rate has remained above 1,300 AED/m² with a slight increase towards 2026.
4. Comparison of current levels: “Building vs Area”
In terms of sale transactions, LIVA is slightly below Al Yelayiss 2 by average price per m² over the past 12 months (12,931 vs 13,773 AED/m², –6%). However, in rentals LIVA maintains a substantial premium to the area (1,331 vs 899 AED/m², +48%), which reflects either stronger demand or a specific tenant profile.
Important: a direct like-for-like comparison for homogeneous 2-bedroom units in rentals is not possible due to the lack of contracts — the rate for LIVA is calculated across all rented units in this project.
5. ROI and investment attractiveness
The estimated yield (ROI) for LIVA, based on the latest DLD data, is:
Brutto ROI for LIVA: 1,331 / 12,931 ≈ 10.3% per annum.
Brutto ROI for Al Yelayiss 2: 899 / 13,773 ≈ 6.5% per annum.
Clearly, the calculation for LIVA is above the average market level for the area, driven by the high average rental rate in this building.
Estimated net yield, taking into account entry costs (approximately 7–8% for DLD fee, brokerage, registration, vacancy, etc.) for LIVA:
Net ROI ≈ 10.3% / 1.07 ≈ 9.6% per annum.
Net ROI for the area ≈ 6.5% / 1.07 ≈ 6.1% per annum.
“Fair price range” for a target Net ROI of 7–8%:
For LIVA: a comfortable acquisition level for an investor is 1,331 / 0.08 = 16,638 AED/m² (ROI 8%), 1,331 / 0.07 = 19,015 AED/m² (ROI 7%). The actual market level (12,931) is significantly below this range, creating a yield buffer on entry compared with the market.
For the area: similarly, the “investment range” is 11,237–12,843 AED/m² versus the actual 13,773 AED/m², i.e. the current market in the area is rather overheated relative to the 7–8% target yield.
Conclusion: if the rental data is confirmed specifically for 2-bedroom units (and the tenant profile in LIVA is indeed more solvent than in the wider area), the building potentially offers attractive yields for an investor and solid rental demand.
6. Liquidity and outlook
The building shows recent sale transactions and a stable flow of lease contracts (in total, hundreds per year), indicating good liquidity and sustained demand. Al Yelayiss 2 (TOWN SQUARE) as a whole is seeing growth in both prices and rents, confirming the strengthening trend of this submarket.
The rental premium and high ROI are the result of either successful positioning of the LIVA project itself or specific demand patterns at the start of the operational cycle. It is worth closely monitoring whether the rental premium will persist after the primary market becomes saturated.
An investor is advised to pay particular attention to rental dynamics for their specific layout, as a reduction in the premium to the area could bring the indicated brutto ROI closer to average market benchmarks (6.5–7%).
Related Articles
- How to sell an apartment in Dubai in Kensington Waters A – analysis 2026
- How to Choose a Mortgage Broker in Dubai
- ROI analysis of apartment in Binghatti Gateway: DLD data and real deals
- How to sell an apartment in Dubai in Electra by Acube Developers – analysis 2026
- ROI analysis of apartment in Nicholas Residence: DLD data and real deals
