- Sold from9 sales, last 90 days · DLD; cheapest: all 1-beds
- AED 1.47M≈ $399K
- Buyers paid vs DLD median
- −40%
Price, payment plan and homes
Price per DLD- Sold from
- AED 1.47M
- 9 sales, last 90 days · DLD; cheapest: all 1-beds
- Bedrooms
- 1 bed to 4 bed
- 883 – 3,695 sqft · 67 units
- Payment plan
- 10/50/40
- Handover
- Q1 2028
- 5% built per the DLD · likely later
DLD registered sales
- Last 90 days
- AED 1.55M – AED 2.09M
- · 9 sales, 1-beds to 2-beds
Homes and floor plans
67 homes · Freehold- 1 bedApartmentfrom 883 sqftPaid AED 1.51M – 1.73MNot listed
- 2 bedApartmentfrom 1,319 sqftNot listed
- 3 bedDuplexfrom 3,695 sqftNot listed
- 4 bedApartmentfrom 2,904 sqftNot listed
Paid: middle half of each type's off-plan sales, Aug–Nov 2026 · DLD
Payment plan
- 10% down payment
- 50% during construction
- 40% on handover
Location · Dubai Islands · Dubai
Nakheel island group off Deira, formerly Palm Deira, with beaches and low-rise apartments.
More in Dubai Islands
Compare side by sideAll projects in Dubai Islands
The in-depth review
Why it scores 70
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026−40% below what buyers paid nearby
10 off-plan sales, last 6 months · middle half AED 1,499 – AED 1,740
Off-plan sales, last 6 months, 1,153 registered sales in the area · middle half AED 2,288 – AED 3,369
Off-plan sales pace
1.7 a month
10 off-plan sales, last 6 months
How this is measured
Buyers paid a median of AED 1,674/sqft in this project (off-plan sales, last 6 months, 10 registered sales, as of 10 Nov 2026) against the DLD median of AED 2,795/sqft for apartments in Dubai Islands, as of 10 Nov 2026. DLD registers every sale in Dubai, and names the project on each. Both figures are sales of homes that were not built yet: this project's against its area's. Source: Dubai Land Department open data.
How the 70 was scored
8 of 8 factors · 100% of the weight · 10 Nov 2026- 01Price against what buyers actually paidAssessed · weight 25
- 02Developer track recordAssessed · weight 20
- 03Payment planAssessed · weight 10
- 04Location and infrastructureAssessed · weight 15
- 05How big the resale market isAssessed · weight 10
- 06Construction on scheduleAssessed · weight 15
- 07How much is still being built nearbyAssessed · weight 5
- 08The basics on fileAssessed · weight 0
How each factor was measured
Each factor with what it was measured on. Its score and the reasoning are in the full breakdown.
- Price against what buyers actually paid
- 10 registered off-plan sales here, against the median of 1,153 off-plan sales in Dubai Islands · DLD
- Developer track record
- Our rating, 1 delivered projects, how its finished building resells and who stands behind it
- Payment plan
- 10% down · 50% during construction · 40% on handover
- Location and infrastructure
- Our rating of Dubai Islands, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- 24 resales of finished apartments in Dubai Islands this year · DLD
- Construction on schedule
- 5% built on the DLD register, handover Q1 2028
- How much is still being built nearby
- 3,857 homes sold in Dubai Islands this year, 99% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence medium: what buyers paid here is a median of 10 registered sales, against 1,153 in the area; 10 is a small sample for one project.
70 → 69 1 Oct 2026, construction factorScored since 24 Sep 2026 · 3 score changes
Capped at 70: a project's weighted average sits at most 15 above its developer's track record of 48, so at 63, which is 70 on the Rendr scale. The factors alone give 74.
The formula is public: how the Rendr Score works. Our opinion, not investment advice. A figure you believe is wrong: alexk.dxb02@gmail.com.
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The full breakdown behind the 70
Free for 90 days. One sign-up opens everything on the site: the breakdown behind all 1,673 scored projects, the figures and reasons behind the developers' ranking, and rent, a mortgage and fees in every forecast. Nothing to pay.
- The 10 registered sales here: date, size and price paid
- All 8 factor scores, with the figure and source behind each
- Score history since 24 Sep 2026 and why each move happened
See what buyers paid at Tivanno Residence, and everything behind the 70.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q1 2028
Under construction · 5.29% built, the DLD's project register, 24 Sep 2026
What this means
Also due in 2028 in Dubai Islands: 39 more projects we list
AYS Developers: 1 project delivered in the last ten years, typically 7 months late, none cancelled.
Tivanno Residence is due to hand over in Q1 2028. Construction is 5.29% complete according to the DLD's project register (24 Sep 2026). At that progress it cannot hand over by Q1 2028 at any usual building pace. Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
DLD registration status
Verified 22 Oct 2026- Project registration4284
- Escrow account19655964
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from propertyfinder.ae, propsearch.ae, read 1 Oct 2026, last verified 22 Oct 2026. Construction figure from the DLD's project register, 24 Sep 2026. Launch date from the DLD's project register.
Before you pay: four things to check
1The escrow account
Pay only into escrow account 19655964, and check it on dubailand.gov.ae first.2The handover date
The listed date is Q1 2028. The DLD shows 5% built on 24 Sep 2026, a pace that points to later. Ask for the date in the sales agreement.3Today's price list
No price is published. Ask for the current price list.4The instalment dates
10% at booking, 50% during construction, 40% at handover. Ask for each payment's date and amount.
About
Tivanno Residence is AYS Developers' 9-storey apartment tower of 67 homes in Dubai Islands, Dubai, with three-bedroom duplexes from about 3,695 sq ft and one, two and four-bedroom apartments from about 883 to 2,904 sq ft.
Read more
The project is registered in Dubai as 4284, escrow account 19655964, and stood at 5.3% built at the register's last reading (2026-09-24).
- Developer
- AYS Developers
- Area
- Dubai Islands
- Status
- Under construction
- Sales launch
- 1 Sep 2025
- Total units
- 67
- Storeys
- 9
- Ownership
- Freehold
Amenities
- Cinema
- CCTV Security
- Gymnasium
- Shared Pool
- Barbecue Area
- Shared Spa
- Children's Play Area
What’s nearby
straight-line distance- Supermarket or mall100 m
- Hospital or clinic350 m
- School570 m
- Metro or tram stop1.5 km
- Beach2.1 km
The nearest of each on OpenStreetMap, Sep 2026.
Tivanno Residence: questions buyers ask
How much does Tivanno Residence cost?
Registered sales at Tivanno Residence start from AED 1,467,000 (about $399K): the cheapest tenth of 9 off-plan sales (all 1-beds), Aug–Nov 2026, per DLD.
What is the price per sqft at Tivanno Residence?
Buyers paid a median of AED 1,674 per sqft at Tivanno Residence (off-plan sales, last 6 months, 10 registered sales).
When is the Tivanno Residence handover date?
Tivanno Residence is expected to hand over in Q1 2028. The project is under construction, 5.29% built according to the DLD's project register.
What is the Tivanno Residence payment plan?
Tivanno Residence is offered on a 10/50/40 plan: 10% on booking, 50% during construction and 40% at handover.
Is Tivanno Residence priced above or below what buyers paid nearby?
Buyers paid a median of AED 1,674 per sqft in Tivanno Residence (off-plan sales, last 6 months, 10 registered sales), which is 40% below the median of AED 2,795 per sqft that buyers actually paid for apartments in Dubai Islands, across 1,153 sales registered with DLD.
What is the Rendr Score of Tivanno Residence?
Tivanno Residence scores 70 of 100 on the Rendr Score, good, as of 10 Nov 2026; 8 of its 8 factors are assessed, 100% of the weight.
Who is the developer of Tivanno Residence?
Tivanno Residence is being developed by AYS Developers. It sits in Dubai Islands, Dubai.
Is Tivanno Residence registered with DLD?
Tivanno Residence is registered with the Dubai Land Department (DLD) under number 4284. Buyer payments go to escrow account 19655964. Check it at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 2 changes, 1 correction since, last 22 Oct 2026
Starting price corrected to Price on request (was listed as AED 2.58M)
Source: propertyfinder.ae, propsearch.ae, read 1 Oct 2026
Payment plan changed to 10/50/40
Source: propertyfinder.ae, propsearch.ae, read 28 Sep 2026
Payment plan stated: 0/60/40
Source: propertyfinder.ae, read 24 Sep 2026
Listed on the site
Source: propertyfinder.ae, read 24 Sep 2026