Gallery
Imagery courtesy of Nshama.
The project
About Liva
Liva is a Nshama residence in Town Square Dubai with one- to three-bedroom apartments, launched in 2022 as part of the community's later phases.
Pricing started from about AED 760,000 according to fäm Properties, while Dubizzle recorded a lower launch figure of around AED 441,000 for the smallest units.
Completion is recorded for early-to-mid 2025 and the building is now handed over.
At a glance
Liva key facts
- Developer
- Nshama
- Community
- Town Square Dubai
- Status
- Handover soon
- Handover
- Completed (2025)
- Starting price
- AED 760K
- Unit types
- 1 Bedroom, 2 Bedroom, 3 Bedroom
- Ownership
- Freehold — open to all nationalities
Process
How to buy at Liva
- 01
Agree the price
Agree terms with the seller of a unit at Liva, supported by recent Dubai Land Department transactions.
- 02
Form F (MOU)
Buyer and seller sign the RERA Form F memorandum of understanding and a 10% security cheque is lodged.
- 03
Developer NOC
Nshama issues a No Objection Certificate once any outstanding service charges or instalments are settled.
- 04
Transfer
Transfer takes place at a Dubai Land Department trustee office; the 4% DLD fee is paid and the new title deed is issued.
Our read
The honest view
Every project has trade-offs. Here are both sides, so you can judge whether this one fits what you actually want.
What stands out
- Delivered and ready
- Town Square amenity access
- Compact layouts suited to leasing
What to weigh
- Resale only
- Launch prices quoted differ widely
- Town Square's distance from central Dubai
FAQ
Liva — frequently asked questions
What is the starting price of Liva?
Published pricing at Liva starts from AED 760K. Developer pricing changes with each release, so contact MRK Real Estate to confirm current availability.
When is the handover of Liva?
Liva is scheduled for handover in Completed (2025). Off-plan timelines can move, so confirm the current schedule before committing.
Who is the developer of Liva?
Liva is developed by Nshama in Town Square Dubai, Dubai.
What unit types are available at Liva?
Liva offers 1 Bedroom, 2 Bedroom, 3 Bedroom.
Where is Liva located?
Liva is in Town Square Dubai, Dubai.
Can foreigners buy at Liva?
Yes. Town Square Dubai is a freehold area, so buyers of any nationality can own property at Liva outright.
Does buying at Liva qualify for the UAE Golden Visa?
The entry price of AED 760K is below the AED 2 million threshold for the property Golden Visa; larger units priced at AED 2 million or more can qualify, subject to current ICP rules.
What are the purchase costs at Liva?
Beyond the purchase price, the Dubai Land Department charges a 4% registration fee — about AED 30K on the starting price — plus a small admin and trustee fee.
How do I buy or sell at Liva?
MRK Real Estate advises on primary purchases and resales at Liva. Message us on WhatsApp for availability, floor plans and a valuation.
Figures shown are as published by the developer and were last checked on 2026-10-31. Developer pricing, availability and handover dates change between releases — we confirm current terms directly with Nshama before any transaction.
