Tivanno Residence: Apartments and Duplexes on Dubai Islands
AYS Property Development brings Tivanno Residence to Dubai Islands, a waterfront development north of Deira on Dubai's northern coastline. The project delivers apartments and duplexes, and the price range spans AED 2.27M to over AED 10M, covering two clearly different buyer profiles at either end.
Where Dubai Islands Puts You
Dubai Islands occupies a group of islands north of Deira, extending into the Arabian Gulf. Being on an island means coastal access is a daily reality rather than a proximity claim. Dubai International Airport is a short drive from the area, which is a practical factor for frequent travelers and for investors targeting that resident type.
The drive to Downtown Dubai takes around 25 to 30 minutes. The Marina and Palm Jumeirah are on the western side of the city. Dubai Islands is a newer coastal destination, still building out its surrounding infrastructure, which gives it a different character for buyers comparing waterfront options across the emirate.
The area around the project will continue to take shape as more developments complete nearby. Buyers entering now get a waterfront address ahead of the district reaching its final built form.
What AED 2.27M to AED 10M Buys Here
The range from AED 2,275,000 to AED 10,023,745 reflects two distinct product formats, not just different sizes. Apartments anchor the lower end. Duplexes occupy the top.
A buyer at AED 2.3M is purchasing an apartment in a waterfront island setting. A buyer near AED 10M is acquiring a duplex that competes on space with villa-style product, but inside a managed building. Both positions have their own logic. Within each format, floor level and orientation will drive further spread across the range.
Apartments and Duplexes: Different Use Cases
Apartment units suit buyers who want a single-floor format, either for rental income or owner-occupancy. At the lower end of this project's range, they offer access to a waterfront island address without a top-tier price commitment.
Duplexes serve a different purpose. The two-floor format appeals to families who need more space than a standard apartment provides, without the maintenance responsibility of a standalone villa. At the upper end of this range, the duplex format delivers the living space of larger residential product within a fully managed building environment.
What's On-Site
| Category | Facilities |
|---|---|
| Recreation | Cinema, Gymnasium, Shared Pool, Shared Spa, Barbecue Area |
| Family | Children's Play Area |
| Security | CCTV Security |
Seven on-site facilities cover the essentials and go a step further. The cinema and shared spa stand out as the less expected additions in this list. The gymnasium, shared pool, and barbecue area form a practical leisure set. The children's play area rounds out the family dimension.
The combination targets a resident who expects more than a basic amenity offering without requiring a full luxury concierge setup. The cinema and spa reduce how much residents need to leave the building for leisure, which strengthens the rental appeal for investors targeting tenants with similar expectations.
Completing in March 2027
Construction at Tivanno Residence began in August 2024. Expected handover is March 2027. Buyers entering in mid-2026 face roughly nine months of remaining off-plan exposure. At this stage, most of the construction period sits behind the buyer rather than ahead.
The Q1 2027 completion date is the anchor for income planning or move-in scheduling.
Getting In for 20%
| Stage | Amount |
|---|---|
| Down payment | 20% |
| During construction | 40% |
| At handover | 40% |
The 20% down payment is the entry commitment for this structure. A further 40% stages during construction and 40% falls due at handover in Q1 2027. There is no post-handover installment period. The full purchase price clears at completion, making the 40% handover payment the significant capital event in this structure.