LIV Waterside

27 storeys and 151 residences on Dubai Marina's waterfront, 116 metres tall. Handed over in 2023, architecture by WS Atkins & Partners.

What this building is

LIV Waterside stands on Dubai Marina's true waterfront. The building record lists 27 storeys, 151 residences and a height of 116 metres; the developer is LIV Real Estate Development, the architect is WS Atkins & Partners, and the building is recorded as complete as of 2023.

The project launched in December 2023 as under construction, on the largest plot in this part of Marina. At launch the mix comprised one- to three-bedroom apartments, two-level penthouses, four- to five-bedroom townhouses and a standalone mansion of roughly 900 sqm with an air-conditioned six-car garage and a rooftop terrace. Sizes were quoted from 68 to 900 sqm.

That kind of spread within a single Marina tower is unusual, and it means the building wasn't put together for one type of buyer: a studio bought for rental and a three-storey mansion share the same entrance and the same service-charge budget.

Amenities and payment plan

Three storeys of common areas were advertised: a gym, a spa with sauna, a salt cave, virtual golf, a barbecue zone, a yoga area, and round-the-clock security. Confirmed by the building record: a pool, parking and landscaping. Apartments come with a smart-home system and appliances.

The launch payment plan: 10% first instalment plus a 4% Land Department fee (paid to the Dubai Land Department, DLD, to register the sale), 30% during construction and 60% on handover in Q3 2025. A plan weighted toward the handover payment is the softest structure you'll see, and it's usually offered where the developer needs to move bookings quickly.

The yield benchmark quoted for prime Marina real estate at launch was 8–9% a year. That's a district average, not a figure for this building: Marina runs above 95% occupancy, has two metro stations, a tram line and access to Sheikh Zayed Road, and that's what holds the rate up. A yield in that range is well above what landlords typically see in mature Western gateway cities such as London or New York, though it demands more active management than a passive buy-and-hold.

What this means today

The building is handed over, so a buyer here is dealing with the secondary market, not a hole in the ground. That simplifies due diligence: you can look at the actual view from a specific apartment, the condition of the common areas, and the real service-charge budget instead of a promise.

The key question for an address like this is what's actually visible from the window. "Waterfront" in Marina means a direct sea view for only some of the apartments — neighbouring towers block the sightline at certain angles, and the price gap between two identical layouts on different sides can run to a third.

Dubai Marina is a deep market with a large volume of transactions, and reselling here is noticeably easier than in newer districts. That also means stiff competition for tenants: the 8–9% yield is achieved through management, not simply by buying in the district.

Redevelopment and launch price

This is not a new build from scratch: the developer bought a five-star waterfront hotel and is rebuilding it completely, facade and internal systems included. That also explains the passport: the building itself is older than the sales launch.

At the December 2023 launch, apartments started from roughly AED 2.4 million ($653,500). That was the entry price at the time, not today's Marina market.

The propsearch building record (storeys, height, number of residences, developer, architect, stage, amenities) and public launch materials from 21 December 2023 — format mix, sizes, amenity package, payment plan and district yield benchmark. Hotel-conversion format — project materials, December 2023 to January 2024; launch price — announcement, December 2023.