- From
- AED 2.58M
- ≈ $703K
- Handover
- Q1 2028
- 5% built
- Homes
- 1 bed to 4 bed
- 883 – 3,695 sqft · 67 units
Price per sqft vs registered sales
Dubai Land Department open dataAED 2,661/sqft (est.)
The DLD median for apartments in Dubai Islands is AED 2,931/sqft (as of 24 Sep 2026). This project's figure is our estimate from the starting price and the smallest unit, so it is not compared: the gap appears once the register shows this project's own sales or the developer states a price per sqft.
How the 45 was scored
6 of 7 factors · 95% of the weight · 24 Sep 2026- Price against what buyers actually paidAssessed · weight 25
- Developer track recordAssessed · weight 20
- Payment planAssessed · weight 15
- Location and infrastructureAssessed · weight 15
- How easy it is to sell laterAssessed · weight 10
- Construction on scheduleAssessed · weight 10
- The basics on fileNot assessed · weight 5
Unchanged since the first scoreScored since 24 Sep 2026 · 0 changes
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 working behind the 45
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- Projects covered
- 1,540
- projects covered
- Factors
- 7
- 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
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). Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
Payment plan
0/60/40
- During construction
- 60%
- On handover
- 40%
What you’d pay and when
On the starting price of AED 2,583,000, as the plan splits it.
- 60% during construction, until handover (Q1 2028)AED 1,549,800≈ $422K
- 40% on handover (Q1 2028)AED 1,033,200≈ $281K
A unit’s own price, its instalment dates and any fees are in the developer’s sales agreement; confirm them there before paying anything.
Unit types
from AED 2.58M1 bed
from 883 sqft
2 bed
from 1,319 sqft
3 bed
from 3,695 sqft
4 bed
from 2,904 sqft
Duplex, Apartment · 67 homes · Freehold
Full table
| Type | Bedrooms | Size (sqft) | Price | Per sqft |
|---|---|---|---|---|
| Apartment | 1 bed | from 883 | AED 2.58M | AED 2,925 |
| Apartment | 2 bed | from 1,319 | AED 3.51M | AED 2,661 |
| Apartment | 4 bed | from 2,904 | AED 9.73M | AED 3,352 |
| Duplex | 3 bed | from 3,695 | AED 10M | AED 2,713 |
DLD registration status
- Project registration4284
- Escrow account19655964
- Developer licenceNot published yet
Where the figures come from, and what escrow means
Tivanno Residence is registered with the Dubai Land Department (DLD) under project number 4284. Buyer payments go to escrow account 19655964. An escrow account is a regulated account the developer cannot draw on freely: your payments go in and are released as building progresses. Escrow accounts and project registrations are published by the Dubai Land Department (DLD) on dubailand.gov.ae. Always check them, and pay into the escrow account only, before handing over a deposit. How to read the DLD register.
Figures from propertyfinder.ae (propertyfinder.ae/en/new-projects/ays-property-development-llc/tivano), read 2026-09-24; found in the Dubai web sweep; 4 off-plan sales registered with the DLD in 2026 under "Tivanno Residence". Construction figure from the DLD's project register, 24 Sep 2026. Launch date from the DLD's project register.
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
Prices start at AED 2,583,000 on a 60% during construction and 40% on handover plan, with handover listed for the first quarter of 2028. 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).
The figures here are the starting price and plan as published for the project. Confirm the price, unit availability and service charge with the developer before committing.
- AYS Developers apartment tower in Dubai Islands
- Three-bedroom duplexes from 3,695 sq ft and apartments
- 0/60/40 payment plan
- Handover Q1 2028
- 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
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 IslandsTivanno Residence: questions buyers ask
How much does Tivanno Residence cost?
Prices at Tivanno Residence start from AED 2,583,000 and reach AED 10,023,745 (about $703K) for 1-bedroom, 2-bedroom, 3-bedroom and 4-bedroom homes. Asking prices come from the developer and change without notice.
What is the price per sqft at Tivanno Residence?
The asking price is around AED 2,661 per sqft, our estimate from the starting price and the unit sizes rather than a figure the developer has stated. Per-sqft prices vary by floor, view and finish within one building.
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. Handover dates are the developer's own estimate and off-plan projects can move, so confirm the current date in writing before you pay anything.
What is the Tivanno Residence payment plan?
Tivanno Residence is offered on a 0/60/40 plan: 0% on booking, 60% during construction and 40% at handover. Developers change plans between phases, so confirm yours before signing.
What is the Rendr Score of Tivanno Residence?
Tivanno Residence scores 45 of 100 on the Rendr Score, weak, as of 24 Sep 2026. The score weighs seven factors: the price against what buyers paid in Dubai Islands according to DLD, the developer's record, the payment plan, location, resale, construction progress and the paperwork on file; 6 of the 7 are assessed here, 95% of the weight. Our opinion, not investment advice; every input is on this page.
Who is the developer of Tivanno Residence?
Tivanno Residence is being developed by AYS Developers. It sits in Dubai Islands, Dubai. You can see every project by AYS Developers we list, and how their asking prices compare with registered sales, on their page.
Can foreigners buy at Tivanno Residence?
Tivanno Residence is in a freehold area, so buyers of any nationality can own a home here outright rather than on a lease. Dubai sets which zones are freehold; confirm the title type on your own unit's contract before paying.
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. Every off-plan project must be registered and sell through an escrow account, where the money is released as building progresses. Check both at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 1 change since, last 24 Sep 2026
Payment plan changed to 0/60/40
Source: propertyfinder.ae (propertyfinder.ae/en/new-projects/ays-property-development-llc/tivano), read 2026-09-24; found in the Dubai web sweep; 4 off-plan sales registered with the DLD in 2026 under "Tivanno Residence"
Listed on the site
Source: propertyfinder.ae (propertyfinder.ae/en/new-projects/ays-property-development-llc/tivano), read 2026-09-24; found in the Dubai web sweep; 4 off-plan sales registered with the DLD in 2026 under "Tivanno Residence"
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