LIV "LIV Oceanside"
LIV Developers · Dubai Islands · Dubai
SKID Score6.1 / 10
SKID Score
6.1 / 10
Proceed with caution
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.
SKID warning
This project appears expensive relative to comparable transactions.
- Published price
- From AED 3M
- Payment plan
- Down payment 10%.
- Handover
- Nov 2027
- Available units
- 1–3 beds · Freehold
- Gross yield
- 4.6%
- Fair value
- +41.2%
- Risk
- Medium
- At handover
- 90% at or after handover
SKID intelligence
How does this project compare across all 10 factors?
- Gross yield
- 4.6%
- Fair value
- +41.2%
↓ 0.7 since last analysis
Last evaluated: 2026-10-22
01 · Ranked
10 factors
0% total
Tap any slice or factor below to inspect how SKID weighs and verifies it.
Why SKID gave it 6.1
| Factor | Weight | Score |
|---|---|---|
Location Waterfront or beach positioning | 22.2% | 7.9/ 10 |
Entry price Launch is +41.2% versus median DLD sale price per sq ft in this community | 16.7% | 3.2/ 10 |
Developer 2 other catalog project(s) already past their published handover | 16.7% | 7.0/ 10 |
Supply / competition Heavy competing supply: 63 other launches in Dubai Islands | 11.1% | 3.6/ 10 |
Appreciation potential Community closed-sale trend is +0.0% year on year | 11.1% | 6.3/ 10 |
Rental yield Implied gross yield is 4.6% against community rents | 8.3% | 5.2/ 10 |
Delivery risk Handover sits in a typical 1–3 year off-plan window | 5.6% | 8.9/ 10 |
Service charges Service charge published at 25 | 2.8% | 5.5/ 10 |
Exit liquidity 88 closed sales in the last year in this community | 5.6% | 8.6/ 10 |
Strong
- • Handover sits in a typical 1–3 year off-plan window
- • 88 closed sales in the last year in this community
Watch
- • Waterfront or beach positioning
- • 2 other catalog project(s) already past their published handover
- • Community closed-sale trend is +0.0% year on year
Risk
- • Launch is +41.2% versus median DLD sale price per sq ft in this community
- • Heavy competing supply: 63 other launches in Dubai Islands
- • Implied gross yield is 4.6% against community rents
- • Service charge published at 25
🤖What the agents are saying & Did each agent do its job?Show audit details ▾
Did each agent do its job?
No current news specifically about this project, developer, or community, so news did not change the SKID score.
Developer evaluation for LIV Developers: 7.0 / 10 from delivery history. 2 other catalog project(s) already past their published handover Delivery risk 8.9 / 10. Handover sits in a typical 1–3 year off-plan window.
Community read for Dubai Islands: location 7.9 / 10, supply 3.6 / 10. Waterfront or beach positioning Amenities mention park Heavy competing supply: 63 other launches in Dubai Islands
Pricing agent: Launch is +41.2% versus median DLD sale price per sq ft in this community Service charge published at 25 88 closed sales in the last year in this community
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 4.6% against community rents
No payment plan split was published, so the payment plan did not change the SKID score.
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.
What the agents are saying
News sentiment
No current news specifically about this project, developer, or community, so news did not change the SKID score.
Developer evaluation
Developer evaluation for LIV Developers: 7.0 / 10 from delivery history. 2 other catalog project(s) already past their published handover Delivery risk 8.9 / 10. Handover sits in a typical 1–3 year off-plan window.
Community
Community read for Dubai Islands: location 7.9 / 10, supply 3.6 / 10. Waterfront or beach positioning Amenities mention park Heavy competing supply: 63 other launches in Dubai Islands
Pricing
Pricing agent: Launch is +41.2% versus median DLD sale price per sq ft in this community Service charge published at 25 88 closed sales in the last year in this community
ROI
ROI agent: Community closed-sale trend is +0.0% year on year Implied gross yield is 4.6% against community rents
Payment plan
No payment plan split was published, so the payment plan did not change the SKID score.
Orchestrator
Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.
Payment plan
Payment Plan 90% is due at or after handover. Down payment 10%.
Location
Dubai Islands · Dubai
Recent sales nearby
| Date | Type | Price | Sq ft | AED / sq ft |
|---|---|---|---|---|
| 2026-07-07 | Off-plan · Apartment | AED 2.83M | 1,272 | 2,223 |
| 2026-07-07 | Off-plan · Apartment | AED 2.66M | 1,585 | 1,676 |
| 2026-07-07 | Off-plan · Apartment | AED 4.26M | 2,295 | 1,858 |
| 2026-07-07 | Off-plan · Apartment | AED 3.23M | 1,568 | 2,060 |
| 2026-07-06 | Off-plan · Apartment | AED 4.15M | 1,504 | 2,760 |
| 2026-07-06 | Off-plan · Apartment | AED 4.35M | 1,635 | 2,661 |
| 2026-07-06 | Off-plan · Apartment | AED 3.37M | 1,553 | 2,170 |
| 2026-07-06 | Off-plan · Apartment | AED 3.4M | 1,550 | 2,194 |
Closed sales in this community. These are not this tower's own contracts unless the record says so.
Available units
1–3 beds · Apartments
AED 3M – AED 8.1M
841 – 2,878 sq.ft
From AED 9M
3,238 sq.ft
From 841 sq ft / sq m as published
Service charge 25
Amenities
- Shared Pool
- Shared Jacuzzi
- Lobby
- Coworking Zone
- Dining outlets (coffee houses & restaurants)
- Covered Gym
- Social Zone
- Recreational Areas
- Yoga Studio
- SPA
- Lift
- Sauna
- Kids’ Play Area
- Cinema
- Infinity Pool
- Conference Room
- Cabanas
- Children’s Pool
- Walking Paths
- Sitting Area
- Library
- Pool Deck
- Lounge
- Zen Garden
Compare
LIV "LIV Oceanside"
From AED 3M · ★ 6.1 / 10
Questions about this launch
- Is LIV "LIV Oceanside" a good off-plan investment in Dubai Islands?
- LIV "LIV Oceanside" in Dubai Islands (Dubai) scores 6.1/10 (caution) on the independent SKID 10-factor off-plan model across 90% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price. SKID Fair Value Gap: launch entry pricing sits +41.2% versus matched closed land-registry transactions in Dubai Islands (advertised listings are excluded). SKID Rental Evidence: registered tenancy contracts imply ~4.59% gross yield before service charges and vacancy reserves. Reviewed by SKID Investment Research Engine (as of 2026-10-22).
- Who is building LIV "LIV Oceanside"?
- LIV Developers is the developer named on this launch.
- When is handover for LIV "LIV Oceanside"?
- The published handover is Nov 2027.
- What is the starting price of LIV "LIV Oceanside"?
- The published starting price is AED 3M.
- What does the SKID screen mean for LIV "LIV Oceanside"?
- The SKID screen for this launch in Dubai Islands is 96 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.
Evidence Provenance, Methodology & Limitations (v2.1 · Evaluated 2026-10-22)
Principal Investment Conclusion: LIV "LIV Oceanside" in Dubai Islands (Dubai) scores 6.1/10 (caution) on the independent SKID 10-factor off-plan model across 90% evidenced factor weight. Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price. SKID Fair Value Gap: launch entry pricing sits +41.2% versus matched closed land-registry transactions in Dubai Islands (advertised listings are excluded). SKID Rental Evidence: registered tenancy contracts imply ~4.59% gross yield before service charges and vacancy reserves. Reviewed by SKID Investment Research Engine (as of 2026-10-22).
Evidence Coverage & Separation: 9 of 10 canonical factors evidenced (90% canonical weight coverage). Evidence confidence is evaluated independently of investment attractiveness; missing factors (payment_plan) are excluded rather than treated as positive evidence.
- location (7.9/10, canonical weight 20%): Waterfront or beach positioning
- entry price (3.2/10, canonical weight 15%): Launch is +41.2% versus median DLD sale price per sq ft in this community
- developer (7.0/10, canonical weight 15%): 2 other catalog project(s) already past their published handover
- supply (3.6/10, canonical weight 10%): Heavy competing supply: 63 other launches in Dubai Islands
- appreciation (6.3/10, canonical weight 10%): Community closed-sale trend is +0.0% year on year
- rental yield (5.2/10, canonical weight 8%): Implied gross yield is 4.6% against community rents
- delivery risk (8.9/10, canonical weight 5%): Handover sits in a typical 1–3 year off-plan window
- service charges (5.5/10, canonical weight 3%): Service charge published at 25
- exit liquidity (8.6/10, canonical weight 5%): 88 closed sales in the last year in this community
Limitations & Provenance Policy: Closed Dubai Land Department (DLD) / official registry transactions, initial off-plan Oqood registrations, secondary resales, and registered Ejari tenancy contracts are strictly separated from developer launch prices and portal listings. Listing prices are never represented as closed sales. Reviewed by SKID Investment Research Engine.
Scoring Methodology·Original Research Reports·Investor Q&A·Weekly Verdicts·Machine-Readable JSON/Markdown