New homes in Lyvia By Palace start at AED 1,981,888; keys are due Sep 2029; you pay 10% to book, 70% while it is built and 20% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 189 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Lyvia by Palace. Their median price is AED 2,720 per sq ft (about AED 2,054,000 at 755 sq ft). This project's from price is AED 2,625 per sq ft (AED 1,981,888 for its smallest home, 755 sq ft), 3% less.
Keys
Sep 2029
The developer's handover date
Payment plan
10 / 70 / 20
10% to book, 70% while it is built, 20% at the keys
Bedrooms
1 to 3 beds
Sizes
755 to 3,239 sq ft
Ownership
Freehold
Property types
Apartment
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 1, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 2,625 per sq ft
Similar off-plan homes: AED 2,720 per sq ft
RERA project
4098
Check it in Dubai REST, the Dubai Land Department's official app.
Built
5%
Being built. DLD register, Nov 11, 2026
Completion on the register
Jul 2029
DLD shows only the current date. We have recorded it since Jun 12, 2026 and it hasn't moved.
Escrow account
مصرف الامارات الاسلامي مساهمة عامة
The bank that holds your payments
Registered homes
481
In 1 buildings
Dubai Land Department project register, as of Nov 11, 2026.
Paying for it
You pay 10% when you book, 70% as the building goes up, and 20% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
NowBooking · 10%
Booking
10%
AED 198,189+ AED 79,276 DLD fee
AED 277,465
Mar 2027While it is built · 8.8%
While it is built
8.8%
AED 173,415
AED 450,880
Jul 2027While it is built · 8.8%
While it is built
8.8%
AED 173,415
AED 624,295
Oct 2027While it is built · 8.8%
While it is built
8.8%
AED 173,415
AED 797,710
Feb 2028While it is built · 8.8%
While it is built
8.8%
AED 173,416
AED 971,126
Jun 2028While it is built · 8.8%
While it is built
8.8%
AED 173,415
AED 1,144,541
Oct 2028While it is built · 8.8%
While it is built
8.8%
AED 173,415
AED 1,317,956
Jan 2029While it is built · 8.8%
While it is built
8.8%
AED 173,415
AED 1,491,371
May 2029While it is built · 8.8%
While it is built
8.8%
AED 173,415
AED 1,664,786
Sep 2029Keys · 20%
Keys
20%
AED 396,378
AED 2,061,164
Booking payment, 10%
AED 198,189
Dubai Land Department fee (Oqood), 4%
AED 79,276
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 277,465
Total costPrice plus the DLD fee
AED 2,061,164
The dates are our estimate: we spread the construction share evenly between now and the keys. The developer's real dates follow the building work, so they can move.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
A mortgage at the keys
Before you buy
Pay into the project's escrow account only.
This project's escrow account is at the bank named on the register above, watched by RERA. Pay into that account, never to a person.
Check the developer's record.
The Dubai Land Department project register lists 12 finished projects by this developer since 2022. 12 of the 12 were finished by the completion date DLD holds now. DLD replaces that date when a project is given more time and keeps no earlier dates, so this can't show which ones ran late. We have recorded the completion dates of their 11 projects under way since Jun 12, 2026. None has moved since then.
Budget for the service charge.
Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. "Rent and yield" below gives the figure for this project.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 189 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Lyvia by Palace, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Dubai Land Department recorded 189 off-plan sales of 1-bed apartments of 621 sq ft to 931 sq ft in Lyvia by Palace, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 2,720 per sq ft
AED 2,532 to AED 2,575 per sq ft
4 sales
AED 2,575 to AED 2,618 per sq ft
9 sales
AED 2,618 to AED 2,661 per sq ft
33 sales
This project's from price is in this band.
AED 2,661 to AED 2,704 per sq ft
38 sales
AED 2,704 to AED 2,747 per sq ft
26 sales
AED 2,747 to AED 2,790 per sq ft
33 sales
AED 2,790 to AED 2,833 per sq ft
29 sales
AED 2,833 to AED 2,876 per sq ft
17 sales
AED 2,532 per sq ftAED 2,876 per sq ft
This project AED 2,625 per sq ft
Half of the sales sold for AED 2,663 to AED 2,788 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 2,532 to AED 2,575 per sq ft
4
AED 2,575 to AED 2,618 per sq ft
9
AED 2,618 to AED 2,661 per sq ft
33
AED 2,661 to AED 2,704 per sq ft
38
AED 2,704 to AED 2,747 per sq ft
26
AED 2,747 to AED 2,790 per sq ft
33
AED 2,790 to AED 2,833 per sq ft
29
AED 2,833 to AED 2,876 per sq ft
17
The 3 closest sales
Picked from the 189 similar sales above, closest in size to this project's smallest home.
Apr 2026AED 1,992,888AED 2,640 per sq ftLyvia by Palace, 755 sq ft
Feb 2026AED 1,987,888AED 2,634 per sq ftLyvia by Palace, 755 sq ft
Feb 2026AED 2,115,888AED 2,799 per sq ftLyvia by Palace, 756 sq ft
Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in Dubai Creek Harbour in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
1-bed apartmentFrom AED 1,981,888 here
Off-plan medianAED 2,014,000AED 2,633 per sq ft
Sales1,233
3% below 189 similar sales
2-bed apartment
Off-plan medianAED 3,290,000AED 2,600 per sq ft
Sales1,083
3-bed apartment
Off-plan medianAED 4,419,000AED 2,385 per sq ft
Sales342
Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from priceRent ÷ price
5.3%
Net yield at the from price(Rent − service charge) ÷ (price + DLD fee)
4.4%
Typical gross yield of similar ready homes
6.1%
Median rent of 1-bed apartments in Dubai Creek Harbour
AED 105,000 a year
Service charge a year, from the keysThe area median, AED 20 per sq ft from 12 buildings, as of 2026, for the smallest home (755 sq ft)
AED 15,013
Rent contracts counted
1,460
Rented between
Apr 1, 2025 and Mar 31, 2026
1-bed apartment
AED 105,000 a year
2-bed apartment
AED 160,000 a year
3-bed apartment
AED 230,000 a year
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 105,000 ÷ AED 1,981,888 = 5.3%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
On your doorstep
Creek Metro Station2.6 km, 5 min driveMetro station
Dubai Creek Harbour1.6 km, 9 min driveWaterfront
Nadd Al Hamar Primary School1.9 km, 4 min driveSchool
The City School International3.2 km, 15 min driveBritish school
Universal American School2 km, 4 min driveAmerican school
New Indian Model School3.9 km, 16 min driveIndian school
MMI Festival City2 km, 4 min driveMall
Rashid hospital3 km, 6 min driveHospital
Dubai World Trade Centre7.5 km, 21 min driveOffices
Dubai Creek Golf and Yacht Club4.7 km, 9 min driveGolf
Lyvia By Palace is an Emaar Properties apartment project in Dubai Creek Harbour, with one- to three-bedroom homes from AED 1,981,888 and a listed handover of September 2029. The from price per square foot is 3.5% below 189 similar one-bedroom off-plan sales in the project over the 12 months to November 2026.
The Dubai Land Department lists 189 one-bedroom off-plan sales in Lyvia By Palace itself in the 12 months to November 2026. The from price per square foot is 3.5% below their median. Compare the floor, view and size of the unit you are offered with those sales.
The plan is 10% on booking, 70% during construction and 20% at handover. At the from price that is AED 198,189, AED 1,387,322 and AED 396,378, so 80% is paid before handover. Separately, the 4% DLD fee comes to AED 79,276; ask when it is due. The listed handover is September 2029, about two years and ten months away.
The listing's home types are apartments with one to three bedrooms, from 755 to 3,239 sq ft overall. It also mentions three-bedroom townhouses, which are not among the listed home types, so ask whether they are on sale and check the floor plans. Facilities include an infinity pool with a pool deck, a yoga zone, landscaped terraces and a gym. For children there are a kids' pool with a splash zone and a play area.
The Dubai Creek Harbour waterfront is about 1.6 km away, around 9 minutes by car, and Mediclinic Creek Harbour about 1.6 km. Nadd Al Hamar Primary School is about 1.9 km away and Universal American School about 2 km, each around 4 minutes by car. Creek Metro Station is about 2.6 km away, around 5 minutes by car, and La Mer Beach about 25 minutes.
