Tivanno Residence

Tivanno Residence is a boutique apartment building by AYS Developers, situated on Dubai Islands to the north of the city, with completion scheduled for Q1 2027. The project comprises 27 residences across a single tower, spanning the full range from one-bedroom apartments to four-bedroom homes.

# The tower and its position on Dubai Islands

Dubai Islands sits off the northern edge of the city, connected to the mainland by a bridge and oriented around a waterfront that combines beach frontage with marina-adjacent living. The setting is relatively low-density compared to the established high-rise corridors of Dubai Marina or Downtown, which gives new buildings here a more singular presence.

Tivanno Residence occupies that context as a single tower of 27 homes. The scale is deliberately contained. At 27 units, it functions less like a conventional residential tower and more like a private apartment building, where common areas and rooftop facilities remain genuinely exclusive rather than shared across hundreds of owners.

# Residences, layouts and specification

The building offers one, two and three-bedroom apartments alongside four-bedroom units, with floor areas running from 968 sq ft to 4,284 sq ft. Three-bedroom homes are configured as duplexes. Four-bedroom apartments are delivered fully furnished.

Specification throughout draws on a consistent set of European brand names. Kitchens and wardrobes are by Scavolini; sanitary fittings by Dornbracht; internal doors by Bertolotto. Frameless door detailing and Ceracasa and Villeroy and Boch finishes feature across the residences. Each apartment includes a balcony fitted with a built-in jacuzzi and provision for motorised curtains, operated via a full smart home system integrated with Alexa.

The four-bedroom homes represent the upper end of the pricing band, which reaches approximately AED 11.2 million. Entry-level pricing begins at around AED 2.5 million.

# Amenities and shared facilities

The building includes a rooftop infinity saltwater pool, a fitness centre and a business lounge. Given the 27-unit count, these facilities serve a genuinely small resident community, which shapes how they function in practice: availability and exclusivity are structural rather than aspirational.

# Dubai Islands as an address

The islands are accessed via road bridge and positioned to the north of Deira, placing residents outside the central congestion zones while retaining reasonable proximity to Dubai International Airport. The broader masterplan for Dubai Islands includes resort hotels, beach access and community retail, much of which remains at various stages of development.

For buyers, the address functions differently depending on priorities. Those seeking the density and immediacy of Downtown or Business Bay will find Dubai Islands a quieter proposition. Those looking for waterfront orientation, lower building density and a longer-horizon capital story will find the location more directly relevant to their requirements.

# Who this building suits and where it sits in the market

Tivanno Residence targets a buyer who prioritises fit-out quality and a small-building dynamic over the amenity breadth of a large-scale master-development. The specification is European and named throughout, which matters to buyers from markets where those brands carry specific associations. Scavolini and Dornbracht are not decorative references; they signal a particular tier of finish.

The 27-unit structure also limits resale competition within the building itself, a consideration that larger towers in the same area cannot offer. For an international buyer purchasing off-plan with a Q1 2027 horizon, that scarcity at the micro level is a meaningful part of the investment thesis.