1 Bedroom Below OP in LIV Oceanside, Dubai Island

Property Overview

This 1 bedroom apartment in LIV Oceanside, Dubai Island is asking AED 2,724,000. The seller's total cost including original purchase price and DLD registration was AED 3,078,000, placing the original purchase price at approximately AED 2,960,000. At AED 2,724,000, the asking price is approximately AED 236,000 (8%) below the original purchase price and AED 354,000 (11.5%) below the seller's all-in cost. The unit provides 884 sq.ft at AED 3,081 per sq.ft, with full marina and skyline views in a boutique tower of only 106 residences. Handover is expected in Q4 2027.

Property Highlights

• Type: 1 bedroom apartment
• Size: 884 sq.ft
• View: Full marina and skyline
• Boutique tower: only 106 residences
• Seller's total cost (OP + DLD): AED 3,078,000
• Derived OP: approximately AED 2,960,000
• Asking price: AED 2,724,000
• Savings vs OP: approximately AED 236,000 (8%)
• Savings vs OP + DLD: AED 354,000 (11.5%)
• Rate: AED 3,081 per sq.ft
• Handover: Q4 2027
• Payment plan: 40/60

Why the Price Qualifies as Below OP

The agent states the seller's total investment including original purchase price and 4% DLD registration was AED 3,078,000. Applying the standard 4% DLD rate, this places the original purchase price at approximately AED 2,960,000 and the DLD at approximately AED 118,000.

At AED 2,724,000, the asking price is below both the original purchase price (by approximately AED 236,000, or 8%) and the seller's all-in cost (by AED 354,000, or 11.5%). The seller is absorbing a total loss of AED 354,000 against their full investment, including the irrecoverable DLD registration fee.

Developer starting prices for 1 bedroom LIV Oceanside apartments range from AED 2,390,000 to AED 2,470,000. This unit's OP of approximately AED 2,960,000 was above starting, reflecting a premium floor and view position. At AED 2,724,000, the buyer acquires a premium-positioned unit closer to the developer starting range. All figures should be verified against the seller's SPA and DLD receipt.

About LIV Oceanside

LIV Oceanside is a 17-storey boutique waterfront tower by LIV Developers, located directly on the marina at Dubai Island. The development offers only 106 residences, creating an exclusive low-density community on the waterfront. Unit types include 1 to 4 bedroom apartments, signature duplexes with private pools, and a limited collection of penthouses, with sizes from 757 to 5,921 sq.ft.

The architecture features wave-like geometry with curved glass, sweeping terraces, and tiered podiums inspired by the movement of water. Interior finishes use LIV's premium signature palette of natural stone, warm timber, and curved metals. Floor-to-ceiling glazing in every residence blurs the boundary between interior and exterior, opening each home toward the marina, beach, and skyline.

Amenities include a rooftop infinity pool with uninterrupted sea views, private beach access, marina access, fitness centre, wellness facilities, landscaped gardens, children's play area, concierge, and covered parking.

Dubai Island Location

Dubai Island (formerly Deira Islands) is a waterfront archipelago developed by Nakheel as the master developer. The islands are located off the Deira coastline and offer a new beachfront community with marina facilities, hotels, retail, and residential developments. Dubai International Airport is approximately 15 minutes away, and Downtown Dubai approximately 20 to 25 minutes by car. The islands are connected to the mainland by dedicated road infrastructure.

Off-Plan Resale and Payment Structure

This is an off-plan resale with handover expected in Q4 2027 (October 2027). The developer payment plan is structured as 40/60: 10% on booking, 30% during construction, and 60% on handover. The buyer would need to reimburse the seller for amounts already paid and assume the remaining payment obligations with LIV Developers. A No Objection Certificate from the developer is required for the resale transfer.

Verification Notes

The bedroom count, size, marina and skyline view, and Q4 2027 handover are sourced from the agent's resale brief received on 14 August 2026. The seller's total cost was stated as AED 3,078,000 (OP + DLD); the original purchase price of approximately AED 2,960,000 and DLD of approximately AED 118,000 are derived using the standard 4% DLD rate. Both should be verified against the seller's SPA and DLD receipt. The bathroom count, floor number, and furnishing status were not stated and have been omitted. Stable project facts are drawn from the LIV Developers official page, Property Finder, Propsearch, and Metropolitan. Buyers should independently verify all facts, obtain a NOC from LIV Developers, and seek independent legal advice before proceeding.