−11% LIV Real Estate
A small developer that builds only in Dubai Marina and only waterfront towers. The narrowness is a strategy rather than a limitation: it knows one district and does not leave it.
9 lots in stock across 5 projects. Of the 8 with a known status: 1 ready, 7 under construction. By median price — 54th of 139.
- Dubai Marina
- Water views
- Completed and near-complete stock
- Letting in a tourist district
Median price $735K AED 2 700 000
Entry price $606K AED 2 225 000 — the cheapest lot
Per square foot $888 AED 3 261 / sq.ft, median
Completed stock 13% 4 lots discounted, deepest −11%
Where they build
The districts where this developer has the most lots in our stock.
Dubai Marina 8 Dubai Islands 1
The company in brief
Checkable facts about the developer itself. Unlike the figures above, these are not about our stock and do not move with what happens to be listed today.
- Founded
- 2000
- Focus
- residential towers in Dubai Marina
- LIV Residence
- 28 floors, 179 apartments, completed 2020
- LIV Marina
- handover in Q2 2025
- LIV LUX
- 47 floors, around AED 1.6bn, a 27 000 sq ft amenity floor
- Portfolio
- around AED 3.8bn by the company own account
What kind of developer this is
One district, done repeatedly
Few projects, run one after another rather than in parallel, each larger than the last. That progression — a mid-size tower, then another, then a flagship — is the useful signal here.
It also means there are finished buildings you can walk through and residents you can talk to before buying into the next one. Not every developer on this market offers that.
Why the Marina
It is the densest rental market in the city and one of its most recognisable addresses: there is always a tenant, always a buyer on resale, and always comparable sales to price against.
The cost is density. Towers stand close together, a mid-floor view can end up facing a neighbouring facade, and peak-hour traffic is heavy. Choosing the specific building and floor matters more here than in quieter districts.
What to check before you sign
The sight line on the master plan rather than from the window. The Marina still has open plots, and what is water today can be a facade later.
Then the finished buildings as a sample of the quality you will get, the service charge as an annual figure, and registered Marina sales from the last six months rather than asking prices.
Projects by LIV Real Estate
All projects →LIV Real Estate listings in stock
All stock →What these numbers mean, and what they do not
There is no “developer” column in the base — a lot is attributed by its project name. The figures on this page speak about our stock, not about the company’s share of the Dubai market: a large developer with a big completed portfolio may appear smaller than one whose units come up for resale more often.
Prices come from listings, not from closed deals. For a particular building I retrieve the registered Land Department sales and show the real closing prices.
Video
LIV Real Estate on video
Project breakdowns from the English channel. Every clip has a written version on a page of its own.
In the news
LIV Real Estate: one district, and what concentration does to risk
A boutique developer working almost entirely in Dubai Marina. Why a single-district portfolio is both the strongest and the weakest thing about a company like this.
Other developers
All developers → Questions
LIV Real Estate: questions and answers
How much does a LIV Real Estate apartment cost?
The median across this developer's lots in our stock is $735K (AED 2 700 000), with entry from $606K. The median per square foot is $888. The figures come from asking prices in our base, not from the LIV Real Estate price list, and they are recalculated nightly to reflect what is actually for sale today.
Are there discounts on LIV Real Estate property?
Right now the base holds 4 lots from this developer priced below the market, with the deepest cut at 11%. It is the seller on the secondary market or on an assignment who cuts the price, not the developer — each has a reason to hurry. The discount is calculated by an algorithm relative to comparable property, with no manual broker estimate.
Is LIV Real Estate a reliable developer?
Founded: 2000. Delivered: around AED 3.8bn by the company own account. The register of the Land Department is the source that matters, not the brochure: it lists the licence, each project’s progress in per cent and the escrow account. On off-plan the buyer’s money sits in that account under RERA control and is paid out as construction stages are verified. The complete dossier is in the write-up above.
What projects is LIV Real Estate building?
Our catalogue holds 6 projects by this developer, each with a building passport: storeys, unit count, handover date, the mix of bedrooms. The list is on this page, and the districts where the developer has the most lots in stock are in the “Where they build” block. Under each project sit the lots on sale, where there are any.
Should I buy from LIV Real Estate direct or through a broker?
The price is the same: on off-plan the developer pays the broker’s commission, not the buyer, so going straight to the sales office saves nothing. The difference is elsewhere — a developer’s sales office shows its own projects only, and will not tell you that the same thing next door is cheaper or that this project is running later than advertised. On resale and assignment the commission is the standard 2% plus VAT.
Is LIV Real Estate worth buying
That depends on what you buy and why. Describe the budget and the aim — I will point out which of this developer’s buildings are justified today and which are better left alone.
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