Tivanno Residence is an off-plan project by A Y S in Dubai Islands (Palm Deira), Dubai. Handover is expected in Q4 2027 and construction is 5% complete.
Tivanno Residence is an off-plan project in Palm Deira, Dubai, built by A Y S Property Development. The Dubai Land Department (DLD) register lists 67 units, construction progress of 5% and expected completion in Q4 2027. The project is under construction and has not been completed.
Tivanno Residence at a glance
| Detail | What the DLD data shows |
|---|---|
| Project | Tivanno Residence |
| Developer | A Y S Property Development |
| Area | Palm Deira |
| Number of units | 67 |
| Construction start | September 2025 |
| Construction progress (DLD) | 5% |
| Expected completion (DLD) | Q4 2027 |
| DLD project number | 4284 |
| Prices and payment plan | Not in the data. Ask Dani for the current price list. |
The register does not give the unit types, sizes or amenities. We do not guess them here. Ask Dani for the floor plans and the unit mix.
Location: Palm Deira
Palm Deira is the name buyers use for the waterfront land being created off the Deira coast in north-east Dubai. It is a long-term master plan led by Nakheel. The area is separate from the older, established streets of Deira, so surroundings, roads and services will keep changing as the wider development progresses.
This kind of location tends to suit buyers who are comfortable with a long time horizon. That includes people who want to buy early in a developing area and investors who accept that the neighbourhood is still taking shape. If you need an established community with schools and shops on the doorstep today, compare it with other areas first.
Branding and boundaries around Palm Deira can differ between marketing materials and official records. Ask Dani to confirm the exact plot and access routes before you reserve. You can also browse all off-plan projects in Palm Deira to compare.
Construction progress and handover
The DLD data shows that building started in September 2025. Progress was 5%, so the project is at an early stage. The expected completion date is Q4 2027. This is a planned date, not a promise, and off-plan schedules can move.
Before you buy, it is sensible to check:
- The latest progress figure on the DLD register, as it changes over time.
- The handover date written in the sales and purchase agreement (SPA), and what happens if it is late.
- The escrow account details for project number 4284.
- The final floor plans, specifications and service charge estimates.
About the developer
The developer on the DLD register is A Y S Property Development. We do not have verified details here about its past projects, so we do not make claims about its track record. Ask for a list of its delivered projects and visit them if you can. You can also see all A Y S off-plan projects on this site.
How to buy off-plan in Tivanno Residence
- Choose a unit and reserve it. You pay a reservation deposit and receive a reservation form.
- Sign the SPA. This sets out the price, the payment schedule and the handover terms. Read it carefully.
- Register the sale in Oqood. Oqood is the DLD's system for registering off-plan sales. The DLD registration fee is 4% of the purchase price.
- Pay in instalments into escrow. Under Dubai law, buyer payments for registered off-plan projects go into a project escrow account. They do not go to the developer directly.
- Inspect and take handover. You check the unit when the project is complete, then settle the final payment.
Foreign buyers can generally purchase in designated freehold areas of Dubai. Confirm the status of this location with Dani. The Golden Visa threshold for property is AED 2 million. Whether a unit qualifies depends on its price and the current rules, so check this before you rely on it.
The price list and payment plan are not in the data we hold. Contact Dani for the latest prices, floor plans and payment plan. For general questions, read the buying in Dubai FAQ or compare all Dubai off-plan projects.
Frequently asked questions
Who is the developer of Tivanno Residence?
The developer listed on the Dubai Land Department register is A Y S Property Development.
Where is Tivanno Residence?
It is in Palm Deira, the waterfront area off the Deira coast in north-east Dubai. Ask Dani to confirm the exact plot and access before you reserve.
When is Tivanno Residence expected to be completed?
The DLD register gives an expected completion of Q4 2027. Construction started in September 2025 and was 5% complete in the data, so the date may change.
Is Tivanno Residence registered with the DLD, and are payments held in escrow?
Yes, it is on the DLD project register under number 4284. Off-plan buyer payments in Dubai must go into a regulated escrow account, and you should ask for the account details for this project.
How do I get the price and payment plan, and can foreigners buy?
Prices and the payment plan are not published here, so contact Dani for the current price list. Foreigners can generally buy in Dubai's designated freehold areas, and Dani can confirm this for Palm Deira.
Project facts come from the Dubai Land Department project register and the developers' published price lists, and are refreshed regularly. Prices, availability and payment plans can change at any time: ask Dani for the latest.
Prices, availability and payment plans change often and are set by the developer. Ask for the latest details before making a decision.
