Tivanno by AYS Developers at Dubai Islands
Ultra-luxury residences with private pools on Dubai Islands
Starting Price
Tivanno by AYS Developers — A Refined Coastal Residence on Dubai Islands
Tivanno is a residential project by AYS Developers, located on Dubai Islands. The building is designed as a low-rise waterfront residence with a structure of a ground floor, two podium levels, eight residential floors, and a rooftop. The project offers 1, 2, 3, and 4-bedroom apartments, including selected residences with private pools, and is scheduled for completion in Q1 2027.
Architectural Concept
The architecture of Tivanno is calm and deliberate. Clean lines, warm natural tones, and layered façades define the building’s character. Terraces, recessed volumes, and carefully proportioned elevations create a sense of privacy and visual balance, allowing the project to sit naturally within the island environment.
Ultra-luxury residences
Tivanno offers a limited collection of 1 to 4-bedroom apartments, planned with clear, functional layouts. Living areas are open and well proportioned, bedrooms are separated for privacy, and outdoor spaces are treated as part of the home. Selected residences feature private pools, creating a villa-style living experience within a managed residential building.
Kitchens & Living Spaces
Kitchens are fitted with Scavolini cabinetry, paired with integrated Miele appliances and Gutmann ventilation systems. Materials are chosen for durability and consistency. Storage, work surfaces, and lighting are designed for everyday use. Electrical systems and switches are supplied by Legrand, ensuring reliability across the residences.
Bathrooms, Finishes & Details
Bathrooms are finished with Villeroy & Boch sanitaryware and Dornbracht fittings, supported by surface finishes from Ceracasa Ceramica. Interior doors are supplied by Bertolotto Porte, reinforcing the European residential character of the project. The material palette is restrained, tactile, and consistent throughout all unit types.
Amenities & Resident Facilities
Resident amenities are integrated into the podium and rooftop levels and are intended for regular use. Fitness areas are equipped with Technogym, while vertical circulation is provided by Schindler elevators. All shared spaces are planned to remain quiet, functional, and private, in line with the residential nature of the project.
Location — Island A, Dubai Islands
Tivanno is located within Dubai Islands, a master-planned coastal district designed for long-term residential living. The area combines beaches, waterfront promenades, hospitality projects, and future retail infrastructure, while maintaining direct road connectivity to mainland Dubai. Dubai Islands is positioned as a next-phase waterfront destination, with Tivanno forming part of its low-rise residential fabric.
Gold Souq Metro Station
Dubai World Trade Center
Dubai International Airport (DXB), Downtown Dubai, Dubai Frame
Business Bay
Amenities and Facilities at Tivanno by AYS Developers
Property Types at Tivanno on Dubai Islands
Tivanno offers a range of residential formats designed for different living scenarios, from compact apartments to large family residences with private outdoor space. The project includes one-, two-, three-, and four-bedroom apartments, as well as duplex units located on the ground level. Each property type follows a consistent planning logic focused on functional layouts, clear zoning, and usable interior space.
One-bedroom residences are located on mid-level floors and are planned with an open living and dining area, a separate bedroom, built-in wardrobes, a bathroom, guest bathroom, laundry space, and a balcony. These units are suitable for individual residents or couples and prioritize efficient use of space without reducing room proportions.
Two-bedroom apartments are larger in scale and include two separate bedrooms, multiple bathrooms, dedicated wardrobe areas, and expanded living and dining zones. Layouts provide separation between private and shared areas, making them suitable for long-term residential use. Balconies are integrated as functional outdoor extensions.
Three-bedroom residences are positioned on lower levels and offer more expansive internal layouts. These units include multiple bathrooms, storage areas, laundry rooms, and larger living spaces. Selected three-bedroom apartments feature extended outdoor areas and private pools, creating a low-rise, villa-style living format within the building structure.
Four-bedroom residences represent the largest apartment type in the project and are located on upper floors. These homes include multiple en-suite bedrooms, staff rooms, storage spaces, and generous outdoor terraces. Private pools are integrated into the terrace areas, and layouts are designed for family living with clear separation between private bedrooms and shared living zones.
Duplex units, located on the ground floor, offer a two-level layout with direct access to private outdoor space and swimming pools. The lower level typically accommodates living, dining, and kitchen areas, while bedrooms are arranged on the upper level to maintain privacy. These units combine the advantages of apartment living with features commonly associated with villas, including private gardens and pools.
Across all property types, layouts emphasize practicality: built-in wardrobes, laundry rooms, storage spaces, and balconies or terraces. Interiors are delivered with branded kitchens, bathrooms, and fittings.
Floor Plans
1 Bedroom Apartments
1 Bedroom Apartments + Private Pool
2 Bedroom Apartments + Private Pool
3 Bedroom Apartments + Private Pool
Payment Plan for Tivanno by AYS Developers in Dubai
Investment Appeal of Tivanno by AYS Developers
Tivanno is positioned as a long-term residential asset on Dubai Islands, combining a limited supply format, branded specifications, and an emerging waterfront location attractive to end users and investors.
Branded residences on Dubai’s island developments demonstrate stable rental demand, particularly for one- and two-bedroom units suited for executive tenants and long-term leasing.
Off-plan pricing, controlled project scale, and delivery in Q1 2027 create conditions for capital appreciation toward handover, supported by the ongoing development of Dubai Islands as a new coastal district.
Property values starting from AED 2 million allow investors to obtain a 10-year UAE Golden Visa, providing long-term residency for the investor and immediate family.
Location Advantages of Tivanno at Dubai Islands
Dubai Islands is one of Dubai’s most ambitious new waterfront developments, planned as a master-planned community of five distinct islands with over 20 km of coastline, beaches, parks, retail, dining, and leisure destinations integrated into a single coastal ecosystem. The location benefits from strategic positioning off the historic Deira area, offering both direct water access and improving connectivity to the mainland via planned bridges and roads, while being minutes from major urban centres and transport infrastructure including Dubai International Airport.
The masterplan is supported by broader city infrastructure and long-term vision under the Dubai 2040 Urban Master Plan, which places emphasis on sustainable waterfront communities, tourism, and residential growth. This framework is expected to drive demand and long-term value for properties within the Islands, creating a balanced mix of residential, commercial, and hospitality offerings that appeal to both local residents and international investors.
Island A — the location of Tivanno — is the central and most developed of the Dubai Islands, often described as the cosmopolitan core with the widest range of amenities and infrastructure in the masterplan. The island is envisaged to combine residential neighbourhoods with lifestyle attractions including promenades, parks, retail, cultural venues, and easy access to waterfront boardwalks and marinas, creating a live-work-play environment with everyday conveniences at walking distance.
Positioned as the heart of the community, Island A gives residents of Tivanno direct access to daily amenities such as shops, restaurants, wellness facilities, and planned cultural districts, while also offering scenic seaside views and opportunities for outdoor recreation. This mix of lifestyle infrastructure and waterfront character supports both quality of life and long-term value retention for properties on the island.
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About the Developer
AYS Developers is a Dubai-based real estate developer established in the early 2000s, known for delivering modern, high-quality residential communities across key growth districts in the UAE, including Dubai Islands, Jumeirah Village Circle (JVC), and Arjan. The company’s portfolio reflects a consistent focus on design integrity, quality finishes, and functional living environments, aiming to combine comfort with long-term value for residents and investors.
Across its developments, AYS Developers places emphasis on attention to detail, contemporary design, and practical layouts that respond to today’s lifestyle needs, while also incorporating sustainability and reputable branded specifications into its homes. Tivanno at Dubai Islands exemplifies this approach, blending thoughtful planning with branded interior elements and a location chosen for its long-term residential appeal.
