LIV LUX Apartments Dubai Marina Dubai

LIV LUX is LIV Developers' 47-floor tower in the heart of Dubai Marina, with 1 to 4 BHK apartments and duplex penthouses over 27,000 sq ft of amenities. The source listing shows it from AED 26.0 M, about Rs 66.95 Cr at 25.75 rupees to the dirham, which is the penthouse tier; apartments in the same building start from AED 1.85 M. Handover was estimated for Q3 2026 and later revised to December 2026.

A fourteen-fold gap between the listed price and the apartment entry is the first thing to understand about this building. This page separates the two tiers, works the fees on each, sets them against the Dubai Marina average, and says what the developer's record actually supports. See all Dubai projects we track for the alternatives.

At a glance

Price and unit pricing

Without areas neither tier can be placed against the community rate. For scale, if a 1 BHK here is about 800 sq ft, AED 1.85 M would be about AED 2,310 per sq ft, at the top of the Marina range for a new tower with 27,000 sq ft of amenities, which is where a building like this normally prices. The penthouse figure is a use-value number rather than a rate: at AED 26 M you are buying the top of a 47-floor tower in the marina, and the comparison is other penthouses, not the average apartment.

Payment plan and total cost

The sources describe flexible plans without itemising the split, which is unusual this close to handover and is the second thing to ask for. The fees are the same whichever plan applies:

No agency commission applies on a developer sale. Ask how much of the plan is already due, because a tower months from handover has usually collected most of its instalments. Final as per the SPA.

Location and connectivity

The tower is in the heart of Dubai Marina, with the Marina Walk and Marina Mall within walking distance, JBR and the beach about five minutes by car, the DMCC and Jumeirah Lakes Towers metro stations five to ten minutes away, Palm Jumeirah 10 to 15, Downtown 20 to 25 and Dubai International Airport about 30. The Marina is fully built and one of Dubai's deepest rental markets, with restaurants, the tram and the metro already operating. There is no master-plan risk here; what varies between buildings is the view and the service charge.

Amenities and specifications

The quoted 27,000 sq ft of amenities covers an infinity pool, a fitness gym, a residents' lounge, a kids' play area, a yoga studio, an outdoor cinema and a golf putting green. Apartments and duplex penthouses have marina and sea views; unit finishes are not itemised by the sources checked. Amenity space on this scale costs money to run, so ask for the budgeted service charge alongside the price list. Final as per the SPA.

About the developer

LIV Developers is a Dubai Marina specialist with an AED 3.8 billion portfolio and a stated 100 per cent sell-out record. It has delivered LIV Residence and LIV Marina, the latter handed over in Q2 2025, both in this community. For a buyer that is a better reference than a citywide unit count: you can walk into two finished LIV buildings in the same marina and see the fit-out and the common areas the company actually delivers. Ask to do exactly that before you book.

For overseas buyers

Any nationality. Dubai's designated freehold areas are open to buyers of every nationality, resident or not: no local partner, no residence visa needed in order to buy, and the Land Department issues the title deed in your own name. On the AED 26.00 million entry price the 4% Dubai Land Department transfer fee is about AED 1.04 million (USD 283,200), and registration, trustee and agency charges take the all-in cost to roughly 6% to 7% over the price. UAE banks lend non-residents about 50% to 60% of the price, which is why the developer payment plan above carries most overseas purchases. The paragraphs below work the numbers for an Indian buyer, the largest single group buying in Dubai, but the ownership, visa and yield rules are the same whatever passport you hold.

Ownership. Dubai Marina is freehold; the unit is registered as an Oqood record now and a title deed at handover.

Remittance. An apartment at AED 1.85 M is about USD 504,000, which a couple can remit in one financial year under the USD 250,000 per person LRS limit. A penthouse at AED 26 M is about USD 7.08 M and cannot be funded from India in a few years under the LRS; that tier needs funds already held abroad in compliance with FEMA, or an NRI buyer using overseas income. Take advice before structuring it.

Golden Visa. The penthouse is thirteen times the AED 2 M threshold. An apartment at AED 1.85 M falls just short, so if the visa is the point, buy a unit registered at AED 2 M or more.

Yield and tax. Dubai Marina yields 5 to 7 per cent gross on apartments, and 7.1 per cent long-term on one Q1 reading. Penthouses at this price are bought for use, not income; the tenant pool is a handful of leases a year. Service charges of AED 18 to 26 per sq ft take about a point off any apartment's yield. No UAE tax applies; in India the rent is income from house property after the 30 per cent standard deduction.

Pros

• A marina specialist with two delivered buildings in the same community, the latest in Q2 2025
• 47 floors in the heart of the marina with 27,000 sq ft of amenities
• Handover within months
• Penthouses far above the Golden Visa threshold; apartments just under it
• Marina yields of 5 to 7 per cent on the apartment tier
• A wide range in one building, from AED 1.85 M to AED 26 M

Cons

• The listed price is the penthouse tier, fourteen times the apartment entry
• No published areas, so no per sq ft comparison
• The payment split is not itemised by any source
• The source listing's April 2026 handover has passed
• Marina service charges of AED 18 to 26 per sq ft, at the top for an amenity-rich tower
• DLD number and escrow bank not in print

Who this is for

• Penthouse buyers who want a marina duplex from a developer with two local handovers behind it
• Golden Visa applicants at either end, provided the registered price reaches AED 2 M
• Buyers who want a marina address with a handover within months
• Investors who will get the price list with areas first

Who should look elsewhere

• Anyone budgeting off the AED 26 M listing without knowing it is the penthouse tier
• Buyers who need the per sq ft rate before committing
• Yield-first investors at the penthouse end — see Pelagos for a lower marina entry
• Anyone unwilling to chase the DLD number and escrow details

Our verdict

A marina tower from a marina specialist, months from handover, listed at its penthouse price. Decide which tier you are buying, get the price list with areas and the payment schedule, check the DLD status report and escrow, and register an apartment at AED 2 M or more if the Golden Visa matters. The wider market is on our project list.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of LIV LUX?

The source listing shows it from AED 26.0 M, about Rs 66.95 Cr, which is the duplex penthouse tier. Apartments start from AED 1.85 M. Unit areas are not published; ask LIV Developers for the price list with areas.

What is the payment plan?

The sources describe flexible plans but do not itemise the split. Ask the developer for the current schedule and how much is already due, because the tower is close to handover. Add the 4 per cent DLD fee and Oqood admin fees.

When is handover?

Estimated Q3 2026 and later revised to December 2026. The source listing carries April 2026, which has passed. Ask for the DLD project-status report and plan for early 2027 as the outside case.

How many floors are there?

47, with 1 to 4 BHK apartments and duplex penthouses over 27,000 sq ft of amenities. The unit count is not printed by the sources checked.

Is it RERA registered?

It is an active DLD-registered off-plan project on Property Finder and Bayut, but none of the sources checked prints the project number or the escrow bank. Confirm both on the Dubai REST app before paying.

Does it qualify for the Golden Visa?

The penthouse tier at AED 26 M is thirteen times the AED 2 M threshold. An apartment at AED 1.85 M falls just short unless the registered price reaches AED 2 M. Confirm with the ICP.

What are the service charges in Dubai Marina?

About AED 18 to 26 per sq ft a year, with a community average near AED 16; new amenity-rich towers sit at the top. Ask the developer for the budgeted rate once your unit's area is confirmed.

What rental yield can I expect?

Dubai Marina yields 5 to 7 per cent gross, with 1-bedroom units at 5 to 6.5 per cent, and Property Monitor put long-term Marina yields at 7.1 per cent in the first quarter of this year. A AED 26 M penthouse will yield far less; that tier is bought for use, not income.

What has LIV Developers delivered?

LIV Residence and LIV Marina, both in Dubai Marina, with LIV Marina handed over in Q2 2025. The developer states an AED 3.8 billion portfolio and a 100 per cent sell-out record.

Interested in LIV LUX? Ask Realty Hunting for the developer's price list with areas across both tiers, the payment schedule and DLD details, and a visit that includes LIV Marina so you can see a finished building from the same team.