Off-PlanDubai

AYS Developers · Dubai

Tivanno

Dubai Islands (Nakhlat Deira), Dubai

Bedrooms

1 – 4 Bed

Type

Apartment

Payment Plan

On request — no booking/installment schedule is disclosed in any of the source documents.

Handover

To be confirmed

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Configuration

B+G+2P+8+R

Unit Mix

1–4 Bed, incl. a ground-floor 3-Bed duplex option

Design Stage

Preliminary Design (Aug 2024)

Location

Dubai Islands, Nakhlat Deira

At a Glance

Genuinely off-plan — architectural drawings stamped "Preliminary Design, not released for construction" (Aug 2024); all imagery is CGI, no completed-building photography exists
Full unit mix confirmed via dedicated floor-plan documents: 1-Bed (floors 2/4/6/8), 2-Bed (floors 3/5/7), 3-Bed with private balcony pool (1st floor, plus a ground-floor duplex option), 4-Bed (8th floor)
European brand partnerships throughout: Bertolotto, Scavolini, Dornbracht, Villeroy & Boch, Schindler, Technogym
Infinity rooftop saltwater pool with sea/harbour views, a separate podium-level saltwater pool, and a built-in jacuzzi on every unit’s balcony
Part of the AYS Heritage Collection alongside sister Dubai Islands projects Breva and Ventone

About this project

Tivanno is a B+G+2P+8+R residential tower by AYS Developers on Dubai Islands (Nakhlat Deira plot), part of the AYS Heritage Collection alongside sister projects Breva and Ventone. The building's own architectural drawings are stamped "Preliminary Design — not released for construction" (dated August 2024), and every image in the source materials is CGI — no completed-construction photography exists, so this is treated as a genuinely off-plan project rather than assumed complete. The building offers 1-bedroom apartments (2nd, 4th, 6th and 8th floors), 2-bedroom apartments (3rd, 5th and 7th floors), a 3-bedroom unit with a private balcony pool on the 1st floor (plus a ground-floor 3-bedroom duplex option), and a 4-bedroom unit on the 8th floor. Every unit includes a built-in customized balcony jacuzzi, frameless internal doors and a full Alexa smart-home system, fitted with European brands throughout: Bertolotto doors, Scavolini kitchens/wardrobes/vanities, Dornbracht fittings, Villeroy & Boch sinks, Gutmann aluminium profiles, Legrand switches, Ceracasa tiles, Schindler elevators and Technogym gym equipment. Shared amenities include an infinity rooftop saltwater pool with sea and harbour views, a separate saltwater pool on the podium level, a saltwater kids' pool, a cinema hall with Bose sound, a fully fitted gym, a rooftop zen garden and lounge, and a business lounge with an espresso bar. Located opposite the mall and five minutes from the beach.

Interior, fully-furnished — click to enlarge

Amenities

Wellness & Fitness

Infinity Rooftop Saltwater Pool
Podium-Level Saltwater Pool
Saltwater Kids’ Pool
Fully Fitted Gym/Health Club
Outdoor Rooftop Jacuzzi
Outdoor Yoga/Meditation Lounge

Family & Kids

Indoor Kids’ Area

Lifestyle & Comfort

Game/Club Room
Cinema Hall (Bose Sound System)

Dining & Social

Rooftop Lounge & Zen Garden

Security & Access

24-Hour Concierge

Outdoor & Views

Electric Car Parking

Business & Work

Business Lounge with Espresso Bar

Investment Factors

Sourced demand and location factors — not a score, forecast, or recommendation. Use these to inform your own judgement.

Off-Plan Status — Confirmed by the Architectural Drawings, Not Assumed

The standalone "Tivanno floor plan demention.pdf" is actually a full architectural GA drawing set (Ground Floor through Top Roof Floor), each sheet titled "B+G+2P+8+R RESIDENTIAL BUILDING," Client "DUBAI ISLANDS L.L.C," Consultant "CVTEC Consulting Engineers," Stage "PD — Preliminary Design," and explicitly stamped "DESIGN INTENT ONLY: NOT RELEASED FOR CONSTRUCTION" (latest revision dated 02-08-2024). Every render across the Brochure, Floor Plans, Penthouse document and the separate Renders.zip is CGI (filenames follow a render-sequence convention, e.g. "AYSTI_0X_..._High," unlike the genuine "Photo N.jpg" real-photography naming seen on the sibling Q Gardens Boutique Residence listing). No completion/handover date is stated anywhere. Kept as off-plan / "To be confirmed" rather than assuming progress from the design date.

Unit Mix — Assembled from Three Separate Floor-Plan Documents

No single document lists the full unit mix; it was assembled from: "TIVANNO_FLOOR PLANS.pdf" (One-Bedroom on 2nd/4th/6th/8th floor; Two-Bedroom on 3rd/5th/7th floor; Three-Bedroom with a private balcony pool on the 1st floor), "AYS_Tivanno_Penthouse.pdf" (a ground-floor 3-bedroom duplex spanning Ground + First internally — Kitchen/Living/Maid Room on the ground level, 3 bedrooms upstairs), and the architectural GA set (confirms a Four-Bedroom unit exists on the 8th floor, sharing that floor with One-Bedroom units). None of these documents states a unit area (sq ft/m²) or a per-floor unit count for any type — omitted rather than estimated.

One-Bedroom: 2nd, 4th, 6th, 8th floorSource: TIVANNO_FLOOR PLANS.pdf
Two-Bedroom: 3rd, 5th, 7th floorSource: TIVANNO_FLOOR PLANS.pdf
Three-Bedroom (private balcony pool): 1st floorSource: TIVANNO_FLOOR PLANS.pdf
Three-Bedroom duplex (Ground + First internally)Source: AYS_Tivanno_Penthouse.pdf
Four-Bedroom: 8th floorSource: TIVANNO_FLOOR PLANS.pdf

Spelling — "Tivano" vs "Tivanno"

The project’s own materials are inconsistent: the main Brochure, Floor Plans and Penthouse documents all use "TIVANNO" (confirmed on the cover pages), but two standalone source files are literally named "Tivano 1_Dubai Island.pdf" and "AYS- Flyer- Tivano- Light.pdf" (single "n"). Standardized on "Tivanno" here, matching the majority and the cover-page branding — the single-n variant is reproduced verbatim only where quoting that specific source file’s own filename.

Not assessed here: competing/upcoming supply in the immediate area, projected capital growth, and future rental demand. These require independent research or a licensed local agent — ask a PropSentral advisor if you'd like help finding one.

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Location

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About the Developer

AYS Developers

AYS Developers (registered as AYS Property Development) was established in Dubai in 2017, owned by global investors with backgrounds in oil & gas, banking & finance, artificial intelligence and real estate across international markets. The company also lists a presence in Russia and Finland, with offices in Dubai, Moscow and Accra. Its Q Gardens brand (Boutique Residence, Aliya, Lofts, Lofts 2) anchors a cluster of boutique residential projects in Arjan, alongside the Heritage Collection (Tivanno, Breva, Ventone) on Dubai Islands and further projects in JVC and IMPZ.

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Pricing

Price upon request

On request — no booking/installment schedule is disclosed in any of the source documents. · Handover To be confirmed

Dubai — Market Yield Range

5% – 12.5% gross p.a.

Market-wide historic data, not a forecast for this unit. PropSentral does not provide investment or financial advice — seek independent advice before deciding.

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