Livel Residenza, Jumeirah Village Circle · by Vantage Developments
An off-plan home in Livel Residenza sells for about AED 791,000
Median of 16 off-plan sales of every bed size in the 12 months to 20 Oct 2026, from Land Department records (no single bed size has 10 sales). Last sale in the tower: 8 Sep 2026.
- The project
- Livel Residenza is a single residential tower in Jumeirah Village Circle, Dubai, with a lattice line facade. It rises ground plus 4 podiums and 15 residential floors and offers studios, one-bedroom suites with or without a study, and two-bedroom suites with a maid room. Archcorp is the lead consultant and Gandolfi Mura Architetti Associati of Milan designs the interiors. Amenities include a pool, padel courts, a yoga room, a paw park and an Italian garden. Sources:
- The market says
- 16 off-plan sales in the 12 months to 20 Oct 2026 at AED 1,275 per sq ft.
“Livel Residenza is off-plan, due in 2026, so no owner has sold a completed home here yet. Buyers took 16 homes here in the 12 months to 20 Oct 2026, at about AED 1,275 per sq ft. Sales are slow. Ask for a better payment plan before you sign, and compare the price with a completed tower next door.”
- Payment plan
- 10/20/70 or 10/40/50 (sources differ)
- Official record
- 12 registered sales since 2014: 9 apartment, 2 shop, 1 other
- Size
- 20 floors · 132 units
- Shops and food
- 9 places to eat within 300 m
Pictures of Livel Residenza
Artist's impression · Vantage Developments
Artist's impression · Vantage Developments
9 pictures of this building: a drawing, 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: Vantage Developments
What Vantage Developments publishes about Livel Residenza. 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 · Vantage Developments · page 6
Artist's impression · Vantage Developments · source, page 3
Artist's impression · Vantage Developments · page 1
Artist's impression · Vantage Developments · page 4
Artist's impression · Vantage Developments · page 5
Artist's impression · Vantage Developments · page 2
Artist's impression · Vantage Developments · source, page 11
Artist's impression · Vantage Developments · source, page 15
- Towers
- 1
- Floors
- Ground plus 4 podiums and 15 residential floors
- Unit types
- Venice Studio, Milan Studio, Naples 1 BR Suite (1 bed), Verona 1 BR+Study Suite (1 bed), Florence 1 BR+Study Suite (1 bed), Bergamo 2 BR+Maid Suite (2 bed), Tuscany 2 BR+Maid Suite (2 bed)
- Architect
- Archcorp (lead consultant)
- Interior design
- Gandolfi Mura Architetti Associati
- Handover (developer)
- Q2 2026
- Payment plan (developer)
- Standard plan: 20% down payment, 5% quarterly, 40% upon completion. Mortgage plan: 20% down payment, 5% quarterly, 50% up to 20 years. Earning plan: 70% down payment, 10% quarterly, 6% net income.
- Amenities
- Podcast studio, Co-working space, Coffee shop, Padel tennis and pickleball courts, Yoga room, BBQ area and adult pool, Kids aqua zone, Indoor gym, Outdoor gym, Paw park, Italian garden, Steam and sauna room
- Location
- Jumeirah Village Circle (JVC), Dubai, within 300 meters of Hessa Street entrance
Floor plans
Plan · Vantage Developments · source, page 31
Plan · Vantage Developments · source, page 33
Plan · Vantage Developments · source, page 35
Plan · Vantage Developments · source, page 37
Plan · Vantage Developments · source, page 39
Video
Video: Opps on YouTube. Not from the developer.
Documents
Street view of Livel Residenza
The street outside, live from Google, about 23 m from the building. Drag to look around.
Imagery: Google Street View · Open in Google Maps
Livel Residenza 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: 10/20/70 or 10/40/50 or 0/50/50
How the developer asks you to pay for a home bought off-plan. The median off-plan price here in the last 12 months is AED 791,000 (Land Department records); each share applies to your own price. Handover stated: Q4 2026
The sources do not agree. We show each plan we found. Ask the developer for the plan in force today before you pay a booking fee.
Plan 1: 10/20/70
| Stage | Share | When |
|---|---|---|
| On booking | 10% | on booking |
| During construction | 20% | during construction |
| On handover | 70% | on handover |
Source text: “The 30/70 Payment Plan includes 10% on booking, 20% during construction, 70% on handover.” (alnair.ae)
Plan 2: 10/40/50
| Stage | Share | When |
|---|---|---|
| On booking (deposit) | 10% | on booking |
| During construction | 40% | during the construction phase |
| On handover | 50% | upon handover of the property |
Source text: “pay 10% as a deposit on booking, 40% during the construction phase, and 50% upon handover of the property.” (propsearch.ae)
Plan 3: 0/50/50
| Stage | Share | When |
|---|---|---|
| On booking | 0% | on booking |
| During construction | 50% | during construction |
| On handover | 50% | on handover |
Source text: “completes in Q4 2026 under a 0/50/50 payment structure.” (investoffplan.com)
Read on 11 Oct 2026 from broker and developer pages. A script checked that each plan adds to 100% and that the words are in the source. Plans change: the sale contract is the only binding version. On top of the price you pay the 4% Land Department fee and the registration fees. Sources give three different plans (10/20/70, 10/40/50 and 0/50/50), so confirm the current plan with the developer before booking; source 6 gives only the 0/50/50 label, so its steps are inferred from that label, and source 1 calls its plan '30/70' although the listed steps total 10/20/70.
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 20 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A sold median needs 10 sales, an advert median 3 adverts.
| Type | Off-plan: sold | Off-plan: per sq ft | ||||||
|---|---|---|---|---|---|---|---|---|
| No sales and no listings. | ||||||||
Sold prices: Land Department sale records to 20 Oct 2026, BUY DUBAI facts cube. Asking and rent are adverts, not contracts.
Sales we leave out of every median, count and chart (3 of 19 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (3); 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
Median AED 1,275 per sq ft in the 12 months to 20 Oct 2026 (16 off-plan sales). A yearly change needs at least 30 sales in each of the two 12-month periods.
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; Land Department records, quarters with 10 or more sales. Off-plan sales are 100% of sales in the last 12 months, so the bars can mix launch and resale prices.
Every sale since 2025: 19 sales of 19 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 | Against the sale before |
|---|---|---|---|---|---|---|---|
| 802 | 1-bed | 926 | AED 1,180,536 | 1,275 | 8 Sep 2026 | Off-plan | |
| 807 | 1-bed | 757 | AED 965,208 | 1,275 | 20 Aug 2026 | Off-plan | |
| 804 | Studio | 453 | AED 576,956 | 1,275 | 11 Aug 2026 | Off-plan | bulk transfer |
| 801 | Studio | 489 | AED 623,618 | 1,275 | 11 Aug 2026 | Off-plan | bulk transfer |
| 803 | Studio | 461 | AED 588,210 | 1,275 | 11 Aug 2026 | Off-plan | bulk transfer |
| 709 | 1-bed | 902 | AED 1,200,000 | 1,330 | 29 Jun 2026 | Off-plan | |
| 904 | Studio | 453 | AED 700,000 | 1,547 | 24 Jun 2026 | Off-plan | |
| 504 | Studio | 453 | AED 497,112 | 1,099 | 18 Jun 2026 | Off-plan | |
| 508 | 1-bed | 768 | AED 921,734 | 1,200 | 17 Jun 2026 | Off-plan | |
| 302 | 1-bed | 926 | AED 1,111,093 | 1,200 | 17 Jun 2026 | Off-plan | |
| 701 | Studio | 489 | AED 774,778 | 1,584 | 19 Nov 2025 | Off-plan | |
| 1306 | 2-bed | 1,246 | AED 2,145,000 | 1,721 | 18 Nov 2025 | Off-plan | |
| 604 | Studio | 453 | AED 746,642 | 1,650 | 24 Oct 2025 | Off-plan | |
| 402 | 1-bed | 926 | AED 1,473,039 | 1,591 | 23 Oct 2025 | Off-plan | |
| 401 | Studio | 489 | AED 808,010 | 1,652 | 23 Oct 2025 | Off-plan | |
| 201 | Studio | 489 | AED 807,034 | 1,650 | 16 Oct 2025 | Off-plan | |
| 208 | 1-bed | 768 | AED 1,267,382 | 1,650 | 16 Oct 2025 | Off-plan | |
| 1006 | 2-bed | 1,246 | AED 2,012,338 | 1,615 | 10 Oct 2025 | Off-plan | |
| 703 | Studio | 461 | AED 705,000 | 1,528 | 9 Sep 2025 | Off-plan |
Mortgage: what Livel Residenza costs a month
The tower is off-plan. A bank can lend at most 50% of the price of an off-plan home, and most buyers use the loan for the payment at handover. The rate starts at 3.99%, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026. Fixed rates in those lists run from 3.75% to 4.69%. Three-month EIBOR, the base for variable rates, was 4.19% on 9 Oct 2026.
Cash you need on day one
Buy against rent
Loan limits: Central Bank of the UAE mortgage rules (first home under AED 5 million: 80% for residents, 85% for UAE nationals; AED 5 million and above: 70% and 75%; second home or investment: 60% and 65%; off-plan: 50%; 25 years at most; all your debt payments at most 50% of your income). Banks set their own limit for buyers who do not live in the UAE. Fees are the usual ones: Land Department 4% of the price plus AED 580; mortgage registration 0.25% of the loan plus AED 290; trustee office AED 4,200; agent 2% plus 5% VAT; bank fee 1% of the loan plus VAT (it differs by bank); valuation AED 3,150. This is an illustration, not an offer of a loan. Rates read on 9 Oct 2026.
The official record: 12 registered sales since 2014
Dubai Land Department register for "Livel Residenza", 8 May 2014 to 12 Feb 2026: 9 apartment, 2 shop, 1 other sales, plus 1 gifts. This source has every year and every unit type, but no unit numbers.
| Year | Apartments: sales | AED per sq ft |
|---|---|---|
| 2025 | 9 | 1,650 |
| 2014 | – | – |
Median AED per sq ft is shown for 3 or more sales in a year. 11 of these sales were off-plan and 1 were of completed units. What our unit list above does not have: the 2 office and shop sales (the unit list holds homes only); sales before 2020; mortgages and gifts. For homes from 2020 to 12 Feb 2026 the register has 9 sales and our unit list has 9.
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 Livel Residenza, 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 | Al Abeir Tower, a tower 64 m away · Diamond Views 3 Villas A, a tower 111 m away · Burj Al Arab and the sea 9.5 km · Sheikh Zayed Road 15.2 km · Jumeirah beach and the sea 16.2 km · Burj Khalifa 16.2 km · DIFC 17.9 km |
| North-east | Al Saeedi Villas, a tower 137 m away · Meydan racecourse 13.4 km · Dubai Design District 16.2 km · Dubai Creek and Ras Al Khor 18.6 km |
| South-east | JVC007, a tower 81 m away · 7 Park Central, a tower 95 m away · Imperial Tower 2, a tower 102 m away · The East Crest by Meteora, a tower 113 m away |
| South | Vita Grande, a tower 71 m away |
| South-west | HE Hotel Apartment, a tower 128 m away |
| West | Park Boulevard, a tower 57 m away · MILANO by Giovanni Botique Suites, a tower 67 m away · Imperial Tower, a tower 103 m away · Dubai Marina skyline 8.1 km |
No resident reviews: the tower is not built
Nobody lives in Livel Residenza 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
- Vantage Developments
- Handover due
- 2026
- Floors
- 20
- Apartments
- 132
- Unit mix
- Studios, 1-bedroom, 1.5-bedroom, 2-bedroom and 2.5-bedroom apartments
Amenities: 24-hour concierge, Barbecue facilities, Co-working space, Coffee shop, Fitness studios, Gym, Large balconies, Laundry room, Outdoor cinema, Outdoor gymnasium, Padel tennis court, Podcast studio, Sauna and steam room, Smart home technologies, Spa facilities, Walk-in closets, Yoga room, Zen garden, Italian garden, Paw park, Adult pool, Kids aqua zone, Table tennis, EV charging stations
Where sources disagree
- Propsearch (propsearch.ae) states the building has 20 storeys, while the developer brochure (DEV1) mentions 'Ground plus 4 podiums and 15 residential floors'. The total height is consistent at 20 levels including podiums.
Building
Floors, apartments and completion year
Amenities list
Developer
Who is the developer?
Finishes
Parking and driving at Livel Residenza
Parking
No advert for this building gives a number of parking spaces (2 adverts read). Ask the seller or the developer how many spaces come with the home.
- Spaces in the building: 174, from the published building details.
- Street parking: paid street parking in JVC costs AED 4 an hour from 8am to 5pm and AED 6 an hour from 5pm to midnight. Zones and rules.
- This building is not finished. Adverts repeat what the developer promises.
Source: adverts for homes in this building, read 6 to 11 Oct 2026. An advert describes one home, not the building. Parking in every JVC building.
Driving out of JVC
3.0 minutes to the nearest way out of JVC on an empty road: the Hessa Street exit (north-east), 1.4 km by road. That is in the farthest third of JVC buildings (place 501 of 722; 1 is nearest). The nearest way in is the Hessa Street entrance (east), 0.8 minutes.
| To | Empty road | 08:00 out | 18:00 back | Way out used |
|---|---|---|---|---|
| Dubai Mall | 24 min | 26 min | 32 min | Al Khail Road (north-west) |
| DIFC Gate | 23 min | 29 min | 32 min | Al Khail Road (north-west) |
| DXB Terminal 3 | 44 min | 40 min | 47 min | Al Khail Road (north-west) |
| Dubai Marina Mall | 22 min | 21 min | 24 min | Al Khail Road (west) |
| Mall of the Emirates | 15 min | 20 min | 22 min | Al Khail Road (north-west) |
Times with traffic are a forecast for a weekday. The time to leave the car park of the building is not included. Source: OpenStreetMap roads, 11 Oct 2026. Driving from JVC: every building.
Around Livel Residenza
Price against the nearest towers
| Tower | Distance | AED per sq ft, 12 months (sales) |
|---|---|---|
| Livel Residenza (this tower) | – | 1,438 (12) |
| Park Boulevard | 57 m | 1,550 (17) |
| MILANO by Giovanni Botique Suites | 67 m | 1,144 (9) |
| Vita Grande | 71 m | 1,334 (8) |
| 7 Park Central | 95 m | – (2) |
| Diamond Views 3 Villas A | 111 m | – (2) |
| The East Crest by Meteora | 113 m | 1,282 (15) |
Drive times: empty roads, 08:00 and 18:00
| To | Empty road | Leave 08:00 | Home 18:00 | Distance |
|---|---|---|---|---|
| Dubai Mall | 24 min | 26 min | 32 min | 23.1 km |
| DIFC Gate | 23 min | 29 min | 32 min | 23.9 km |
| DXB Terminal 3 | 44 min | 40 min | 47 min | 37.3 km |
| Dubai Marina Mall | 22 min | 21 min | 24 min | 15.8 km |
| Mall of the Emirates | 15 min | 20 min | 22 min | 12.5 km |
| Kite Beach | 21 min | – | – | 18.3 km |
| DWC airport | 37 min | – | – | 31.1 km |
Leave at 08:00 and home at 18:00: Google traffic predictions for a Tuesday (13 Oct 2026). Empty road: OpenStreetMap routing. "Home 18:00" is the drive back from that place.
Shops, food and services
Nothing is open in the tower: it is not built yet.
Food and drink within 300 m: 9
| Katrina Sweets and Confectionery (Coffee and Cakes) - Jumeirah Village Circle | Cake Shop | 73 m | 4 (193) |
| King Kafta Dubai Bakery | Bakery | 83 m | 4.5 (81) |
| PrinBella Cafe | Coffee Shop | 114 m | 4.9 (115) |
| Adams Beer Kitchen JVC | Restaurant | 123 m | 4.7 (115) |
| Subway | Restaurant | 210 m | 4 (252) |
| Imperial Biryani | Indian Restaurant | 268 m | 4.2 (472) |
| Deli Joint Cafe | South Indian Restaurant | 268 m | 4.4 (171) |
| Chatori Gali EXPRESS - JVC | Indian Restaurant | 284 m | 3.7 (3) |
| Cafe JVC | Coffee Shop | 284 m | 5 (4) |
Groceries and daily shops within 300 m: 16
| Life Pharmacy 71- JVC (Br. Of Life Pharmacy LLC) | Pharmacy | 48 m | 4.8 (358) |
| Fresh Corner Grocery | Grocery Store | 67 m | 5 (1) |
| Best in Village supermarket | Supermarket | 72 m | 4.6 (34) |
| Fresh food supermarket | Supermarket | 72 m | 3.6 (28) |
| Choco Ward Al Dar Flowers - JVC | Florist | 95 m | 4.8 (423) |
| FNP.AE - Jumeirah Village Circle | Florist | 98 m | 2.7 (42) |
| Fresh N Rich Mini Mart | Grocery Store | 116 m | 4.6 (21) |
| Cypress Floral Boutique | Florist | 122 m | 5 (9) |
| 800 PHARMA PHARMACY - JVC | Pharmacy | 126 m | 4.8 (95) |
| Life Pharmacy LLC - Life Pharmacy 85 | Pharmacy | 141 m | 4.9 (254) |
Other shops within 300 m: 6
| Wallpaper shop and fixing work | Home Improvement Store | 31 m | 4 (2) |
| AKSA Trade Auto Spare Parts & Accessories | Wholesaler | 88 m | 3.4 (24) |
| Cortina Blinds and Curtains | Home Goods Store | 91 m | 2.6 (7) |
| emergency plumber/water heater repair/water pump repair near me/ | Home Improvement Store | 104 m | 4 (5) |
| Glitterz Gems | Jewelry Store | 124 m | 5 (1) |
| Plus Nine One | Clothing Store | 167 m | 5 (1) |
Services within 300 m: 19+
| Monatic Arabic Spa JVC موناتيك سبا عربي | Spa | 51 m | 4.6 (34) |
| Lavuna spa - Jvc | Massage spa | 61 m | 4.6 (176) |
| Helios Fitness Club | Sports Coaching | 78 m | 5 (43) |
| BELLAVUE BEAUTY SALON | Beauty Salon | 113 m | 4.8 (52) |
| Cinamona Hair Extensions Dubai | Beauty Salon | 140 m | 4.9 (93) |
| City Station Laundry LLC | Laundry | 140 m | 4.7 (37) |
| Massage Relax Bella Body InDubai | Spa | 166 m | – |
| Trevi Salon | Beauty Salon | 166 m | 4.9 (201) |
| Ava Jolle Beauty Salon | Beauty Salon | 170 m | 3.5 (11) |
| Anytime Fitness JVC Phantom | Gym | 178 m | 4.7 (37) |
Schools and nurseries within 1.5 km: 13
| Green Roots Nursery Dubai | Preschool | 351 m | 4.5 (107) |
| IT'S A MUSIC ROOM | School | 368 m | 5 (1) |
| Diamond views 2, Villa 8 | High school | 409 m | – |
| Stacy Smith Voice Vocal Coach and Artist Development for Singers | School | 638 m | 5 (8) |
| Private Piano Lessons Dubai by Teacher Firuza | School | 673 m | 5 (22) |
| Shehab Academy | School | 777 m | 5 (1) |
| Nord Anglia School Dubai Gate 6 | School | 888 m | – |
| Nord Anglia International School Dubai (NAS Dubai) | School | 907 m | – |
| Little Wonders Nursery Dubai JVC | Preschool | 1027 m | 4.9 (180) |
| Swimio | School | 1157 m | – |
Source: Google Maps, read 21 Oct 2026. Straight-line distance from the tower. Each list shows the 10 nearest. Open the name to see it on Google Maps.
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, 9 Sep 2025 to 19 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 (alnair.ae, investinre.ae, live adverts: community guide, mcconeproperties.com, propsearch.ae), read by an AI model on 21 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 floor plan document, unit positions on a floor, the side and view of each unit.
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: 21 Oct 2026 first build of this page. No correction yet.