AYS Property Developers

AYS Property Developers has two buildings live on Central Island: Breva and Tivanno Residence. They are a newer name, so completion timing rather than design is the open question, and I weigh these on the price and the payment plan.

Breva is the value story here, and a genuine one. It is priced from just AED 1.3M at AED 1,515 per sq.ft, which is one of the cheapest entry points anywhere on Dubai Islands and well below the island median of AED 2,445. For a buyer who wants onto Central Island at the lowest sensible number, Breva is one of the few buildings that delivers that. It runs a 60/40 plan with handover dated Q3 2028, which is the furthest out of the two and the main thing to weigh against the low price.

Tivanno Residence is the step up, priced from about AED 2.1M at AED 2,303 per sq.ft, still just under the island median, on a softer 40/60 plan with an earlier Q4 2027 handover. So within one developer you have a cheap, later-handover building and a mid-priced, earlier-handover one with a softer plan. Neither is expensive by island standards, which is the point of looking at AYS.

Both buildings are small, 89 units at Breva and 67 at Tivanno, which tends to mean a better-run building and less competition on the rent roll than the large towers. Unit sizes run wide, up past 3,000 sq.ft with bedroom counts to four, so there is a family option as well as the compact investor unit.

The caution is the standard one for a newer developer, and it matters more with Breva because that handover is dated Q3 2028, a fair way out. A low entry price is only a good deal if the building actually completes, so if you buy Breva, buy it as a patient hold and make sure your plan can carry the timeline. Tivanno's earlier handover and softer plan arguably make it the lower-risk of the two despite the higher price. Either way, AYS is worth a look specifically because the entry prices are low for Central Island, and low entry prices are the scarcest thing on Dubai Islands right now.

Breva is priced from AED 1.3M at AED 1,515 per sq.ft. That is 38% below the Dubai Islands apartment median of AED 2,445, a gap of AED 930 per foot, which puts it in the cheapest quarter of island pricing. On its 60/40 payment plan, that entry price splits into about AED 780K committed across construction and AED 520K due at handover. Budget roughly another 6 to 7 per cent to complete, around AED 85K: the 4 per cent Dubai Land Department fee, trustee and admin, the first year of service charge and snagging. A completed unit at this price qualifies the owner for the 2-year investor visa; the 10-year Golden Visa needs AED 2M registered, which this entry does not reach. Handover is dated Q3 2028, the building holds 89 units, sized 858 to 3,428 sq.ft, currently selling. View the full listing →

Tivanno Residence is priced from AED 2.1M at AED 2,303 per sq.ft. That is 6% below the Dubai Islands apartment median of AED 2,445, a gap of AED 142 per foot, which puts it in the lower half of island pricing. On its 40/60 payment plan, that entry price splits into about AED 840K committed across construction and AED 1.26M due at handover. Budget roughly another 6 to 7 per cent to complete, around AED 137K: the 4 per cent Dubai Land Department fee, trustee and admin, the first year of service charge and snagging. At this price the registered value clears the AED 2M threshold for the 10-year Golden Visa. Handover is dated Q4 2027, the building holds 67 units, sized 912 to 2,964 sq.ft, currently selling. View the full listing →