Livel Residenza Jumeirah Village Circle Dubai

Livel Residenza is a 20-storey, 132-home tower in JVC District 17, built by Vantage Properties with the Italian contractor-developer Vittoria Group Costruzioni. Units launched from AED 750,000 (about Rs 1.93 crore), and the layouts are unusually well documented: a 570 sq ft studio, a 772 sq ft 1 BHK, a 973 sq ft 1 BHK with study and a 1,302 sq ft 2 BHK with maid's room.

It is the closest thing in JVC to a project priced at the community's own rate: AED 750,000 over 570 sq ft is about AED 1,316 per sq ft against a JVC ready-market average near AED 1,337. The problem is the date. Handover was estimated at Q2 2026, later revised to December 2026, and the last construction figure in print was 15% complete. That gap is the most important thing on this page.

At a glance

Price and unit pricing

The studio is the honest headline. At about AED 1,316 per sq ft it is essentially at the JVC average of AED 1,337, which almost no new launch here manages — most compact new-builds sit 25% to 35% above it. At 570 sq ft it is also a large studio for JVC, which helps the rent.

The 2 BHK is different. Asks of AED 1.99 to AED 2.06 million work out at roughly AED 1,526 to AED 1,581 per sq ft, a 15% premium to the district. Those are asking prices, not a developer price list, and they sit right at the AED 2 million Golden Visa threshold, which is why they are asked.

Payment plan and total cost

The plan on the record is 10% on booking, 40% through construction and 50% at handover; some portal pages compress that to "10% on booking and 50% on handover", which is the same plan described badly. The developer also advertises a mortgage pre-approval tie-up covering up to 50% of the value at booking — useful only if you will finance the handover payment with a UAE mortgage.

Add the DLD's Oqood registration and trustee admin fees. JVC service charges run AED 10 to AED 22 per sq ft a year on the 2026 community guides, so a 570 sq ft studio should budget AED 5,700 to AED 12,500 annually. This building carries padel and pickleball courts, two gyms, a podcast studio and a co-working floor — a lot of shared area for 132 homes, so the charge will not sit at the bottom of that range. The UAE charges no annual property tax, and a residential sale does not attract VAT.

Location and connectivity

District 17 sits about 300 metres from the Hessa Street (D61) entry to JVC, the fastest way in and out towards Al Barsha and Dubai Internet City. Circle Mall is inside the community, Mall of the Emirates is a 10 to 15 minute drive, and Dubai Marina, Internet City and Downtown Dubai are each roughly 20 minutes.

There is no Dubai Metro station in JVC. The nearest Red Line station is Mall of the Emirates, about 15 minutes away using the J01 feeder bus, and published plans put a JVC station on the Blue Line around 2029. Sitting on the Hessa Street edge rather than deep in the circle is a real advantage in a community whose internal roads jam at the school run. Compare the district on all Dubai projects we track, or browse projects.

Amenities and specifications

The quoted list is wider than most 132-home towers offer: indoor and outdoor gyms, padel and pickleball courts, a podcast studio, a co-working space, a coffee shop, a children's aqua zone, an adults' pool, a barbecue area, a yoga room, a paw park and EV charging. The Italian angle is a design and construction partnership, not a licensing deal. No appliance or fit-out schedule is published. Final specification as per the SPA.

About the developer

Vantage Properties, registered as Vantage Capital Real Estate Development, is a young Dubai developer. Its chief executive is reported to have over 20 years in UAE property and USD 2 billion of transactions behind him, but that is brokerage history, not a delivery record, and no completed Vantage building is named by the sources checked. Livel Residenza and Aptos Residenza are its first pair of projects: 260 apartments and about 400,000 sq ft of built-up area between them.

The partner carries the construction record. Vittoria Group Costruzioni has 30 years in Italy and more than 78 completed residential projects plus sports centres, restaurants and retail work. That is real, and it is Italian — it speaks to competence rather than to experience of Dubai's handover and escrow machinery. If a Dubai delivery record is what you want, Legado by Prescott has four completed DLD projects and Lootah Shamal Waves is a finished, occupied building from a developer with 90-plus completions.

For Indian buyers

JVC is designated freehold, so an Indian national can buy here outright, with the title deed issued by the Dubai Land Department in their own name. No residency requirement, no local partner.

Funds leave India under the Reserve Bank of India's Liberalised Remittance Scheme, capped at USD 250,000 per person per financial year. The studio at about USD 204,000 fits inside one year's allowance with room for the DLD fee; the 2 BHK at roughly USD 545,000 needs two allowances plus a second year, or a UAE mortgage. That 2 BHK is the only unit near the AED 2 million Golden Visa threshold and at current asks it straddles the line, so check the registered value rather than the ask.

JVC recorded a 7.43% gross yield in Q2 2026, the best of any established Dubai community. A 570 sq ft studio at AED 750,000 let at AED 50,000 to AED 55,000 returns about 6.7% to 7.3% gross, nearer 6% after the service charge. There is no UAE property tax and no VAT on a residential purchase; the rent is taxable in India for an Indian resident with nothing to offset it. JVC resale is liquid but heavily supplied.

Pros

• At about AED 1,316 per sq ft the studio is priced at the JVC average of AED 1,337, not above it
• Sizes are published per layout — 570, 772, 973 and 1,302 sq ft — so you can check the rate
• 570 sq ft is a large studio for JVC, which helps both rent and resale
• A DLD-approved escrow account is confirmed open, with a Q4 2026 completion date against it
• The construction partner, Vittoria Group Costruzioni, has 78-plus completed projects in Italy

Cons

• Handover slipped from Q2 2026 to December 2026, and the last construction figure in print was 15% complete
• Vantage has no completed Dubai building named by any source checked — this is a first project
• Only the studio has a published launch price; the 1 BHK and 1 BHK with study do not
• The 2 BHK asks of AED 1.99 to 2.06 million are about 15% above the district rate per sq ft
• Heavy shared amenities on 132 homes point to a service charge at the upper end of the JVC range

Who this is for

• Studio investors who want a JVC unit at the community rate rather than a new-build premium
• Golden Visa buyers looking at the 2 BHK, if the registered value clears AED 2 million

Who should look elsewhere

• Anyone who needs a handover date they can rely on — this one has already moved
• Buyers who will not accept a developer without a completed Dubai building
• Anyone unwilling to check the escrow account and construction percentage on the Dubai REST app first

Our verdict

On price this is the most defensible project in its JVC band: a 570 sq ft studio at roughly the community rate, with the size printed against the layout so you can verify it. On delivery it is the least proven — a first-time developer, one revised handover date and a 15% construction figure need checking in person, not over the phone.

If the escrow account and the DLD construction percentage both look right, the studio is a sensible JVC entry. If the build is where the last report left it, the December 2026 date is not real, and you should price that delay in before booking.

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 Livel Residenza?

Units launched from AED 750,000 (about Rs 1.93 crore) for a 570 sq ft studio. The 2 BHK with maid's room, 1,302 sq ft, is currently asked at AED 1,986,452 to AED 2,058,712. No launch price is published for the 1 BHK or the 1 BHK with study.

What is the payment plan for Livel Residenza?

10% on booking, 40% during construction and 50% at handover. On the AED 750,000 studio that is AED 75,000 down, AED 300,000 in instalments and AED 375,000 at handover, plus AED 30,000 for the 4% DLD transfer fee.

When is the handover for Livel Residenza?

The estimate was Q2 2026 and has been revised to December 2026, which is also the completion date carried on the escrow record. The last construction figure in print was 15% complete. Check the current percentage on the Dubai REST app before you rely on the December date.

Is it registered with the Dubai Land Department?

Yes — a DLD-approved escrow account is recorded as open, with a Q4 2026 completion date against it. No source checked prints the project number or names the escrow bank, so verify both on the Dubai REST app.

Does Livel Residenza qualify for a Golden Visa?

Only the 2 BHK comes close. Current asks of AED 1,986,452 to AED 2,058,712 straddle the AED 2 million threshold, so the registered purchase value decides it, not the asking price. The studio does not qualify.

What rental yield is realistic?

JVC recorded 7.43% gross in Q2 2026. A 570 sq ft studio bought at AED 750,000 and let at AED 50,000 to AED 55,000 is about 6.7% to 7.3% gross, and nearer 6% after the service charge.

Talk to Realty Hunting for the current price list and the latest construction percentage.

Compare with other Dubai projects

Also in Jumeirah Village Circle: Luxor by Imtiaz (from AED 755,000, off-plan), Vitality Residence (from AED 740,983, off-plan), Aria By Grovy (from AED 740,000, ready) and Marriott Residences (from AED 739,000, handover 2027). See every Jumeirah Village Circle project with prices and handover dates.

More by Vantage: Viera Residences (from AED 616,000, ready).

A similar budget elsewhere in Dubai: Binghatti Haven (from AED 750,000, off-plan), Binghatti Starfall (from AED 750,000, handover 2027) and Pearlz Apartments (from AED 750,000, ready).

Read next: Apartments for Sale in JVC, Dubai: Prices and Yields · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.