Lyvia by Palace — off-plan in Dubai Creek Harbour

• Developer — Emaar Properties (high) ^[1]
• Product title — Lyvia by Palace at Dubai Creek Harbour (high) ^[1]
• District wording — Green Gate within Dubai Creek Harbour (high) ^[1]
• Mix on developer page — apartments (1–3 beds) and townhouses (3 beds) (high) ^[1]
• Palace branding — yes, on the official product page (high) ^[1]
• Marketing open — AED 1.98 million (med — filter, not SPA) ^[1]
• Inventory widget at capture — from AED 2,684,888 · from 1,144 sqft · 15 available (med) ^[1]
• Portal starting price field — AED 2,684,888 (med) ^[2]
• Portal layout bands — 1BR ~760–1,417 sqft; 2BR ~1,144–1,917; 3BR apt ~1,821–1,835; townhouse ~3,238 (med) ^[2]
• Portal completion field — 31 July 2029 target (med — portal only; can move) ^[2]
• Portal Standard plan — 10% book / 70% build (dated) / 20% Jul 2029 handover (low) ^[2]
• Portal salesPhase vs Emaar card — sold_out label vs 15 available (low — conflict) ^{[2] [1]}
• Portal narrative extras — ~50 storeys; ~478 homes (low/med — not on Emaar capture) ^[2]
• RERA number / escrow account — not published on the sources we used (unknown)

Shortlist on the high/med rows. Do not treat floating portal fields as contract text.

This is a single named product, not a synonym for every Palace Residences tower. Emaar’s page pairs apartment stacks (1–3 bedrooms) with a 3-bedroom townhouse tier and frames daily life under Palace hospitality language. ^[1] Green views, padel, infinity pool and similar amenity lines are brochure until your unit drawings match. ^[1]

Price discipline: the AED 1.98M open is marketing. The same Emaar page’s inventory widget can sit higher (AED 2,684,888 remaining floor at capture), and Property Finder stores that same 2.68M figure as starting price. ^{[1] [2]} The card’s 1,144 sqft floor lines up with the lower end of portal 2BR plans more than with the cheapest 1BR layouts (portal tables open around 760 sqft). ^{[1] [2]}

Keep portal size bands only as a sanity check against a named plan type. Freeze storey count and total unit count on drawings: Property Finder’s blurb cites ~50 storeys and ~478 homes, neither of which appears on the Emaar capture we used. ^{[2] [1]}

Emaar’s Lyvia capture is silent on completion quarter and on any instalment table. ^[1]

Property Finder’s project record shows expected completion 31 July 2029, construction start 8 Nov 2025, expected booking 7 Nov 2025, and one Standard schedule: 10% on booking, 70% across dated build steps from Dec 2025 through Sep 2028, 20% at Jul 2029 handover. ^[2] That sketch dies the moment your SPA schedule differs.

Channel check: Emaar’s widget still counted 15 available units while Property Finder’s salesPhase field read sold_out (even though a separate stockAvailability flag stayed “available”). ^{[1] [2]} Prove primary developer inventory versus assignment before any reservation fee leaves your account.

Builder hub: Emaar. Palace branding on Lyvia does not replace escrow, variation or service-charge paperwork for this product.

Community hub: Dubai Creek Harbour. Emaar’s product copy pins Lyvia in Green Gate and recycles masterplan scale lines (7.4 million sqm residential; 500,000 sqm parks) plus marina / Ras Al Khor / hotel-brand context. ^[1] Those are community marketing claims, not rights on a numbered flat.

Fit (opinion): buyers who want a Palace-labelled Green Gate ticket near the published AED 1.98M+ band, who can live with a late-2020s portal key date, and who will not confuse Lyvia with Altan, Silva, Creek Haven or Albero. ^{[1] [2]}

1. Missing developer handover quarter — July 2029 is Property Finder’s field, not Emaar’s page. ^{[1] [2]}
2. Missing developer instalment table — Standard 10/70/20 is a portal sketch. ^[2]
3. Primary stock mismatch — Emaar 15 available vs Property Finder sold_out sales phase. ^{[1] [2]}
4. Two “from” prices — AED 1.98M marketing open vs AED 2,684,888 inventory/list floor. ^[1]
5. Wrong product on the SPA — name must read Lyvia by Palace; other DCH and Palace lines are separate.
6. Unverified height / unit total — ~50 storeys and ~478 homes are portal narrative only. ^[2]
7. Blank RERA and escrow on this research page — obtain both before money moves.

No yield forecasts. No “last units” theatre.

1. SPA product line = Lyvia by Palace at Dubai Creek Harbour, with unit ID and apartment vs townhouse.
2. Official plans for net area, aspect and parking.
3. Written RERA registration + escrow account for this release.
4. Cash-flow rebuilt from SPA dates only (ignore portal Standard plan after that). ^[2]
5. Quote matched to unit ID against both the 1.98M open and the live inventory floor. ^[1]
6. Written completion date compared with portal 31 July 2029. ^[2]
7. Primary Emaar sale vs assignment confirmed in writing. ^{[1] [2]}
8. One sibling DCH name stress-tested the same way — see due diligence.