Lia
AED 3.4M ≈ USD 925,800
Lia is Avenew’s project on Central Island. 81 units across G+8.
Prices start at AED 3.4M. At AED 4,121 per sq.ft it is about 64% above the 2,514 archipelago average, so it needs to be earning that premium on view, finish or brand. Units run 825 to 5,610 sq.ft.
The payment plan is 50/50. Handover is dated Q1 2028. That lands inside the 2027 to 2028 window when most of the island completes, so a lot of similar stock reaches the lettings market at the same time. Underwrite a longer void than feels comfortable.
Amenities: Indoor Swimming Pool, Landscaped Gardens, CCTV Security, Gymnasium, Restaurants and children’s play area. Beach access is direct.
Unit mix as released: 1 bedroom; 2 bedroom; 3 bedroom.
The developer quotes a service charge of AED 18-21 per sq.ft. Most buildings here have not published a figure, and where they have I still model 22 to 26 until a first year is actually billed.
Location. Lia is on Central Island, off the Deira coastline in northern Dubai. Twenty minutes to Dubai International, twenty-five to Downtown and DIFC, five to the Gold Souk and the Deira waterfront. Access today is over the Infinity Bridge, and it is the only way on and off until the dedicated island bridges land, which are contracted for 2027 to 2029. Central Island carries the mall, the marinas and most of the residential stock, which is why resale here is deeper than anywhere else on the archipelago.
What the numbers actually say. Budget roughly 6 to 7% on top of the price to complete: 4% DLD, around AED 10,200 trustee and admin, the first-year service charge payable at handover, and snagging. On the entry unit here that is close to AED 3.59M of cash to own it outright. On my own underwriting the entry one-bed on this island returns about 3.7% net long-let, after a AED 24 per sq.ft service charge, six weeks vacancy, 2% agency and 5% management. Not the 11 to 13% being advertised, which is gross short-let at full occupancy on stock that is almost entirely unlet.
Amenities
- Indoor Swimming Pool
- Landscaped Gardens
- CCTV Security
- Gymnasium
- Restaurants
- Children's Play Area
Floor plans
See the layouts
3 layouts on file. Tell me where to send them and they open right here, no download needed.
Location
8827+9W3 Dubai - United Arab Emirates
Service charge
AED 18-21 per sq.ft quoted. Treat it as a floor, not a number to budget on. On comparable Dubai waterfront completions the first-year charge came in 18–34% above the figure quoted at reservation.
Buying on Dubai Islands
The general rules that apply to any off-plan purchase on the islands. The specifics for this project are above.
Ownership, tax and visa
Dubai Islands is a designated freehold zone, so a foreign buyer owns the property outright with no local partner and no lease. There is no annual property tax in the UAE, no capital gains tax and no tax on rental income. The 4% Dubai Land Department transfer fee plus AED 4,200 admin is paid once, at registration. At this price the purchase clears the AED 2M threshold for the 10-year Golden Visa, measured on the registered value.
How you buy off-plan here
A reservation form and a deposit of typically 5 to 10% holds the unit, paid to the developer. The Sales and Purchase Agreement follows within 14 to 30 days and sets the payment plan and the delay clause, which is the paragraph worth reading twice. DLD takes 4% and registers you on the Oqood off-plan register. Instalments then follow construction milestones into the escrow account, and the Oqood converts to a full title deed at handover.
Questions about Lia
How much does Lia cost?
Prices start at AED 3.4M, which works out at about AED 4,121 per sq.ft. Add roughly 6 to 7% on top for DLD, trustee, first-year service charge and snagging.
When is Lia handing over?
The developer's date is Q1 2028. That sits inside the 2027 to 2028 window when most of the island completes.
What is the payment plan at Lia?
50/50. Compare the total price rather than the schedule: a generous plan is usually paid for in the headline number.
Can a foreigner buy at Lia?
Yes. Dubai Islands is a designated freehold zone, so foreign buyers own outright with no local partner. You do not need to be resident, and the SPA can be signed remotely.
What unit types are available at Lia?
1 to 3 bedrooms, from 825 to 5,610 sq.ft.
What rental yield can I expect at Lia?
About 3.7% net long-let on my numbers for the entry one-bed on this island, after service charge, vacancy, agency and management. One residential project on the whole archipelago has been delivered and let, so treat every yield figure here as a projection, including mine.
About the developer
Avenew Real Estate Development L.L.C
4 projects on Dubai Islands
See everything they are building hereThis is one launch. To weigh it, see more off-plan homes across Dubai Islands, priced with a verdict on each.
