Tivano, Dubai Islands · by AYS Property Development
Tivano, Dubai Islands
4 market sales in the 12 months to 22 Oct 2026; 4 sales on record since 2026. A median needs at least 5.
- The market says
- 4 sales in the last 90 days; 6 homes for sale now.
“Tivano is off-plan, due in 2026, so no owner has sold a completed home here yet. Buyers took 4 homes in the last 90 days. Sales are slow. Ask for a better payment plan before you sign, and compare the price with a completed tower next door.”
- Asking now, 1-bed
- AED 1,240,000 (3 listings)
Pictures of Tivano
Render: 1newhomes.ae
Artist's impression · AYS Developers
Artist's impression · AYS Developers
11 pictures of this building: developer renders. Each shows its source; select one to open it there. A drawing is made by BUY DUBAI from real pictures and is marked as a drawing.
From the developer: AYS Developers
What AYS Developers publishes about Tivano. Pictures are the developer's artist's impressions, not photos of the building. Each fact shows where it comes from; a fact read from the developer's text is checked word for word.
Artist's impression · AYS Developers · source, page 3
Artist's impression · AYS Developers · source, page 9
Artist's impression · AYS Developers · source, page 11
Artist's impression · AYS Developers · source, page 7
Artist's impression · AYS Developers · source, page 15
Artist's impression · AYS Developers · source, page 19
Artist's impression · AYS Developers · source, page 23
Artist's impression · AYS Developers · source, page 25
Video
Video: Charaf Estate on YouTube. Not from the developer.
Documents
- Brochure (PDF, 46 pages, 23.5 MB) · cdn.insiderealty.ae
Checked, not found: floor plans, facts we could check. We searched the developer site and the web on 13 Oct 2026. Ask AYS Developers for the latest brochure and floor plans.
Street view of Tivano
The street outside, live from Google, about 46 m from the building. Drag to look around.
Imagery: Google Street View · Open in Google Maps
Tivano on the map
Three views of the same place, from the same direction. The other towers we cover are on all three: click one to open its page.
The map loads when you reach it.
3D: AI picture models of our towers (height and position from the map, detail approximate) and blocks from OpenStreetMap heights.
Construction progress: not found
We found no public progress record for this tower. Ask the developer for the latest inspection report from the Land Department.
Payment plan: not found
We checked the pages we hold for this tower and found no payment plan that passed our checks. We do not guess one. Ask the developer for the current plan.
Resale and off-plan prices by bedroom
Resale = a completed home sold on. Off-plan = a home sold before the tower is complete, by the developer or by an earlier buyer (a Land Department "delayed sell"). The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 22 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A median needs 5 sales or 3 listings.
| Type | Off-plan: sold | Median asking |
|---|---|---|
| 1-bed | under 5 (2) | AED 1,240,000 (3) |
| 2-bed | under 5 (2) | – (2) |
| 3-bed | – (0) | – (1) |
Rents are asking rents, not registered contracts. Yield = asking rent divided by the median resale price, before service charge.
Sales we leave out of every median, count and chart (0 of 4 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (0); a sale at exactly the same price as that unit's sale before (0); a size more than 1.6 times the usual size for the recorded type, or a "studio" above 750 sq ft (0). They stay in the list below with a label.
Too few off-plan sales to state a yearly change
4 off-plan sales in the last 12 months and 0 in the 12 months before. Each period needs at least 5.
Too few quarters with sales to draw a chart.
Bars: median AED per sq ft by quarter. Blue line and blue numbers under the bars: number of sales in the quarter. Last 16 quarters at most. Grey bars have fewer than 3 sales. Off-plan sales are 100% of all sales in this tower, so the early quarters show launch prices.
Every sale since 2026: 4 sales of 4 units
Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before.
| Unit | Type | Sq ft | Price | AED per sq ft | Date | Market |
|---|---|---|---|---|---|---|
| 304 | 2-bed | 1,310 | AED 2,244,550 | 1,713 | 19 Sep 2026 | Off-plan |
| 306 | 1-bed | 880 | AED 1,336,223 | 1,519 | 15 Sep 2026 | Off-plan |
| 203 | 2-bed | 1,402 | AED 2,075,014 | 1,480 | 31 Aug 2026 | Off-plan |
| 406 | 1-bed | 890 | AED 2,374,255 | 2,667 | 7 Aug 2026 | Off-plan |
6 homes for sale: asking prices and days listed
6 homes are for sale in Tivano. The median advert has been listed for 1 days; the oldest for 3 days.
| Type | For sale | Median asking | Asking per sq ft | Sold per sq ft (sales) | Median time listed |
|---|---|---|---|---|---|
| 1-bed | 3 | AED 1,240,000 | 1,217 | too few sales | 1 days |
| 2-bed | 2 | AED 1,699,000 | 1,283 | too few sales | 1 days |
| 3-bed | 1 | AED 3,800,000 | 912 | too few sales | 1 days |
How long the adverts have been listed
Each home for sale, closest to sold prices first
| Type | Sq ft | Asking | Per sq ft | Days listed | Notes |
|---|---|---|---|---|---|
| 3-bed | 4,168 | AED 3,800,000 | 912 | 1 | furnished |
| 1-bed | 1,027 | AED 1,199,000 | 1,167 | 1 | furnished |
| 2-bed | 1,340 | AED 1,599,000 | 1,193 | 1 | furnished |
| 1-bed | 1,019 | AED 1,240,000 | 1,217 | 3 | furnished |
| 2-bed | 1,310 | AED 1,799,000 | 1,373 | 1 | furnished |
| 1-bed | 1,000 | AED 1,500,000 | 1,500 | 0 | furnished |
Adverts: one reading on 7 Oct 2026. Sold prices: off-plan sales in this tower in the last 12 months, 5 or more of the type. An advert has no unit number, so we compare the price per sq ft with the type, not with the same unit. An asking price is not a sale price. Days listed is from the date on the advert: an agent can place a home again as a new advert, so the real time for sale can be longer. We cannot show price cuts over time or the time to sell yet: these need more than one reading.
The official record
Checked, not found. We could not match this tower to a building name in the Dubai Land Department register, so sales before 2020, offices, shops, mortgages and gifts are not shown.
Sales, price cuts, new adverts and news, on WhatsApp. You choose what and how often.
Which side faces what
The direction of each landmark from Tivano, and the towers within 150 m that can stand in the way. What a home really sees depends on its floor and its side of the building. We do not have the unit positions for this tower yet, so we cannot tell you the view of one unit.
| Side | What lies that way |
|---|---|
| North | La Crystal, a tower 86 m away |
| North-east | Haven Living, a tower 100 m away |
| South-east | Isolana Residences, a tower 102 m away · Vayla Residences, a tower 125 m away |
| South | Bonds Avenue Residences, a tower 135 m away · DIFC 9.3 km · Burj Khalifa 11.0 km · Dubai Design District 11.7 km · Dubai Creek and Ras Al Khor 11.7 km · Sheikh Zayed Road 12.0 km · Meydan racecourse 15.1 km |
| South-west | Jumeirah beach and the sea 11.8 km · Burj Al Arab and the sea 20.7 km · Dubai Marina skyline 28.9 km |
No resident reviews: the tower is not built
Nobody lives in Tivano yet, so there is nothing a resident can tell you. Reviews you see elsewhere under this name are about the sales office, the developer or another building. What we can show is below: what the developer and the documents say about the project. We add resident reviews after handover.
The project: what the developer and the documents say
The tower is not complete, so these are plans and claims, not facts you can check on site. Each one names its source.
- Developer
- AYS Developers (also written AYS Property Development / AYS Developments)
- Handover due
- 2026
- Unit mix
- 1 to 4-bedroom apartments and duplexes (Binayah lists studio to 3 BR); our data shows 4 sales (2 x 1-bed, 2 x 2-bed), all off-plan
Amenities: saltwater swimming pools, sky gardens, private cinemas, yoga spaces, cycling studio/tracks, wellness lounges, gym, retail shops, concierge services, covered parking, smart home integration, 24/7 security, central air-conditioning, play areas, high-speed elevators
Where sources disagree
- Unit mix: Binayah lists studio to 3 BR and Palmera list 1 to 4 BR; Palmera lists 3-bed duplexes while another source lists 4-bed duplexes.
- Payment plan: Binayah says 60/40 in its header but 10% payment plan in its text; Palmera says 50/50 says not announced.
- Starting price: Binayah shows AED 2.46M in its header and AED 2.3M in its text.
- Sizes: Binayah says 961 to 1,461 sq ft overall says up to 3,694 sq ft for 3-bed.
Building
Floors, apartments and completion year
Shops in the building
Amenities list
Developer
Who is the developer?
Finishes
Around
What is being built next to it?
Entertainment within a 15-minute walk
Metro and public transport
Around Tivano
Price against the nearest towers
| Tower | Distance | AED per sq ft, 12 months (sales) |
|---|---|---|
| Tivano (this tower) | – | – (4) |
| Haven Living | 100 m | – (3) |
| Isolana Residences | 102 m | 2,118 (13) |
| Vayla Residences | 125 m | – (1) |
| Bonds Avenue Residences | 135 m | 1,639 (11) |
| Coral Isle | 180 m | – (2) |
| Maravea Residences | 181 m | 2,452 (5) |
| House of Well | 182 m | 847 (37) |
| Meriden Beach Residences | 252 m | 2,015 (45) |
Drive times with no traffic
| To | Time | Distance |
|---|---|---|
| Dubai Mall | 18 min | 16.6 km |
| DIFC Gate | 15 min | 14.3 km |
| DXB Terminal 3 | 31 min | 18.5 km |
| Dubai Marina Mall | 33 min | 34.6 km |
| Mall of the Emirates | 27 min | 28.3 km |
| Kite Beach | 23 min | 21.0 km |
| DWC airport | 63 min | 67.1 km |
OSRM routing on OpenStreetMap roads. Real times in traffic are longer.
Own a unit here?
Ask for a report on your unit: its sales history, the same type's sales in the last 12 months and the homes for sale against it. A licensed partner agent, named on the report with the registration number, sends it. BUY DUBAI is not a broker and takes no part in the sale.
Method, sources and what we did not find
- Sales: unit-level Dubai Land Department sale records, 7 Aug 2026 to 22 Oct 2026, checked by year against Dubai Land Department open data. Our unit list does not hold every sale, so some sales are missing.
- Listings: one snapshot, 7 Oct 2026. Asking prices and asking rents.
- Residents and building facts: Google Maps reviews and guide pages (binayah.com, imexre.com, palmera.realestate, refty.ai), read by an AI model on 26 Oct 2026 with a fixed question list. A script checks that each answer names its source.
- Nobody visited the tower. Every fact is from a document, a map or a resident's review.
- Checked, not found for this tower: a Google Maps place, resident reviews, a floor plan document, unit positions on a floor, the side and view of each unit, a licensed photo.
Corrections
Found an error? Tell us what is wrong and how you know. We check it, correct the page and list the change here.
Change log: 26 Oct 2026 first build of this page. No correction yet.
Other towers in Dubai Islands
Tivano is one of 195 buildings and building groups with a page in Dubai Islands. Developer: AYS Property Development, with 7 towers on BUY DUBAI. Towers of the same type and price band come first.
- Ellington Sands 1 Block A prices and sales
- Ellington Sands 2 Block A prices and sales
- Meriva Sunset prices and sales
- Hado by Beyond Tower A prices and sales
- Hado by Beyond Tower C prices and sales
- Hado by Beyond Tower B prices and sales
- Ellington Sands 1 Block B prices and sales
- Bay Villas prices and sales
- LIV Oceanside prices and sales
- Ellington Sands 2 Block B prices and sales
- Meriva Gardens B prices and sales
- Bay Grove Residences 14 prices and sales