What is the rental yield for 1 bedroom apartments in Liwan?

As of 2026-10-12, the median apartment building in Liwan returns 8.8% gross on 1 bedroom apartments, +1.8 pts against the Dubai median of 7.0%, across 48 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (722 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.

What do apartments in Liwan rent for per square foot?

The median is 69 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.

Are rents in Liwan rising?

The median building moved +4.2% over the last 12 months against the 12 before it. That is a median across 48 buildings, so individual towers move further in both directions.

Which building in Liwan yields most?

Mazaya 31, at 9.9% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.

How many buildings in Liwan does this record cover?

48. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

1 bedroom apartments for rent · DLD + Ejari data to 12 Oct 2026

Liwan

48 buildings · 722 contracts in 12 months

Last 12 months of rental activity across 48 eligible buildings.

As of 2026-10-12, Liwan's median gross yield for 1 bedroom apartments is 8.8% across 48 buildings (DLD + Ejari).

1 bedroom apartments · typical rent a year

50,750AEDa year

AED 69/sqft a year · +4.2% on a year

Contracts, 12 months: 722

Leaders

Highest yield: Mazaya 31· 9.9%
Lowest AED/yr/sqft: Mazaya 13· 57
Most traded: Gate Zone· 49

Screen Liwan buildings Compare areas Every building, A to Z ↓Create client report

Developments compared

What a unit rents for in each Liwan development, pooled across its towers. Pick a bedroom type to compare like with like.

Development	Rent a year	Price	AED/sqft	Gross yield
Qpoint Liwan2 developments, pooled	AED 50,00043 contracts	AED 540,00017 sales	749	9.3%
Plot R0021 tower · rent filed for the project	AED 50,00021 contracts	AED 515,00011 sales	749	9.7%
Plot R0031 tower · rent filed for the project	AED 51,00022 contracts	AED 550,0006 sales	752	9.3%
Qpoint Liwan-Plot R008 A&b2 towers · rent filed for the project	AED 48,00044 contracts	AED 572,50012 sales	847	8.4%
All of Liwanevery building, in a project or not	AED 53,000684 contracts	AED 915,000513 sales	1,124	5.8%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 1 bed. A median needs 3 rows; a dash with a count means fewer. Developments sharing a name are grouped under it; DLD itself records no such parent.

Latest in Liwan, 1 bed

Latest new leases

Q-Zone (Qpoint - Phase III), MU005&6Filed for the development · 11 Oct 2026 · 1 bed · 686 sqftAED 55,000 /yr80/sqft
Qpoint Liwan-Plot R008 A&bFiled for the development · 10 Oct 2026 · 1 bed · 750 sqftAED 54,000 /yr72/sqft
Qpoint Liwan-Plot R070Filed for the development · 10 Oct 2026 · 1 bed · 856 sqftAED 55,000 /yr64/sqft
Qpoint Liwan-Plot R096Filed for the development · 10 Oct 2026 · 1 bed · 587 sqftAED 46,000 /yr78/sqft
Q-Zone (Qpoint - Phase III), MU005&6Filed for the development · 10 Oct 2026 · 1 bed · 667 sqftAED 55,000 /yr82/sqft
Qpoint Liwan-Plot R092Filed for the development · 10 Oct 2026 · 1 bed · 794 sqftAED 48,000 /yr60/sqft
Qline (Qpoint phase II) R085Filed for the development · 10 Oct 2026 · 1 bed · 951 sqftAED 55,000 /yr58/sqft
Wavez Residence10 Oct 2026 · 1 bed · 668 sqftAED 58,000 /yr87/sqft

Latest sales

Mazaya 912 Oct 2026 · 1 bed · 667 sqftAED 510,000765/sqft
Wavez Residence8 Oct 2026 · 1 bed · 668 sqftAED 700,0001,048/sqft
Symbolic Altus6 Oct 2026 · 1 bed · 841 sqft · off-planAED 1.00M1,189/sqft
Mazaya 12 Oct 2026 · 1 bed · 937 sqftAED 480,000512/sqft
Mazaya 11 Oct 2026 · 1 bed · 646 sqftAED 510,000789/sqft
Symbolic Alpha30 Sept 2026 · 1 bed · 716 sqftAED 915,0001,278/sqft
Shams30 Sept 2026 · 1 bed · 780 sqftAED 540,000692/sqft
Symbolic Altus28 Sept 2026 · 1 bed · 841 sqft · off-planAED 1.06M1,258/sqft

Every building in Liwan

Annual rents, lowest first. Compare the same bedroom type and check shared rental evidence before judging your rent.

Find a building

Minimum evidence

Screen the whole city

Median rent, low first · 5+ contracts43 rows


Mazaya 24Rent from the wider project	8.2%-0.6 pts	AED 44,912	75	8	-0.2%
Mazaya 13Rent from the wider project	7.5%-1.3 pts	AED 47,000	57	5	-14.6%
Mazaya 30Rent from the wider project	pooled rent, not per building	AED 47,395	58	9	+0.8%
Mazaya 10 - ARent from the wider project	8.4%-0.4 pts	AED 48,000	67	44	-2.0%
Mazaya 10 - BRent from the wider project	7.6%-1.2 pts	AED 48,000	67	44	-2.0%
Mazaya 12Rent from the wider project	pooled rent, not per building	AED 48,000	70	21	+1.1%
Mazaya 18Rent from the wider project	pooled rent, not per building	AED 48,000	71	10	-2.0%
Tala 2Rent from the wider project	8.9%+0.1 pts	AED 48,958	66	8	-6.8%
Mazaya 23Rent from the wider project	8.4%-0.4 pts	AED 49,000	75	12	+6.5%
Mazaya 28Rent from the wider project	pooled rent, not per building	AED 49,000	73	12	+4.3%
Farah tower 2Rent from the wider project	pooled rent, not per building	AED 49,000	68	11	+1.5%
Mazaya 6Rent from the wider project	8.5%-0.3 pts	AED 49,500	65	20	+3.1%
Mazaya 1Rent from the wider project	9.7%+0.9 pts	AED 50,000	70	21	+8.7%
Mazaya 27Rent from the wider project	9.6%+0.8 pts	AED 50,000	64	12	+5.3%
Farah tower 1	9.1%+0.3 pts	AED 50,000	65	22	+5.3%
Mazaya 25Rent from the wider project	8.6%-0.2 pts	AED 50,000	64	23	0.0%
Mazaya 21Rent from the wider project	pooled rent, not per building	AED 50,000	69	21	+4.2%
Mazaya 29Rent from the wider project	pooled rent, not per building	AED 50,000	67	16	+4.2%
Mazaya 17Rent from the wider project	pooled rent, not per building	AED 50,000	67	10	0.0%
Mazaya 22Rent from the wider project	pooled rent, not per building	AED 50,000	84	5	+4.2%
Mazaya 15Rent from the wider project	9.2%+0.4 pts	AED 50,500	68	12	+5.2%
Mazaya 2Rent from the wider project	9.3%+0.5 pts	AED 51,000	68	22	+5.2%
Al YarmoukRent from the wider project	9.0%+0.2 pts	AED 51,000	76	10	+7.4%
Mazaya 7Rent from the wider project	8.9%+0.2 pts	AED 51,000	69	22	+2.0%
Mazaya 9Rent from the wider project	8.9%+0.2 pts	AED 51,000	61	10	+2.1%
GhanimaRent from the wider project	8.8%+0.0 pts	AED 51,000	76	13	+13.3%
ShamsRent from the wider project	9.5%+0.8 pts	AED 51,500	71	14	+7.3%
Mazaya 32Rent from the wider project	pooled rent, not per building	AED 52,000	63	13	+4.0%
Mazaya 19Rent from the wider project	8.6%-0.2 pts	AED 53,000	60	13	+6.0%
Mazaya 20	under 3 sales	AED 53,000	71	10	+8.2%
Mazaya 31Rent from the wider project	9.9%+1.2 pts	AED 53,500	70	8	+10.3%
Mazaya 8Rent from the wider project	pooled rent, not per building	AED 55,000	66	13	+5.8%
Mazaya 11	9.3%+0.5 pts	AED 56,500	75	22	+10.8%
Mazaya 5Rent from the wider project	8.7%-0.1 pts	AED 58,000	71	22	+5.5%
Gate ZoneRent from the wider project	pooled rent, not per building	AED 58,000	80	49	+5.5%
Mazaya 26Rent from the wider project	pooled rent, not per building	AED 58,000	70	5	+9.4%
Mazaya 14Rent from the wider project	pooled rent, not per building	AED 59,000	65	11	+5.4%
Mazaya 16Rent from the wider project	pooled rent, not per building	AED 59,500	62	12	+8.2%
Wavez Residence	7.6%-1.2 pts	AED 60,000	90	19	0.0%
Symbolic Alpha	7.1%-1.7 pts	AED 65,000	89	23	-4.4%
Celine By Vision	7.1%-1.7 pts	AED 70,000	92	28	no prior year
Platinum by vision	under 3 sales	AED 70,500	81	12	0.0%
Confident Lancaster	under 3 sales	AED 75,000	82	9	0.0%

Showing 25 of 43 · 5+ contracts

Yield deltas are vs the Liwan median (8.8%).

Rents by bedroom type in Liwan

Medians across the buildings above. Open a type to rank those buildings on their own.

Type	Median rent	Gross yield	12-month change	Rentals
Studio	AED 42,000	93	8.4%-0.4 pts	+1.2%	199
1 bed	AED 50,750	69	8.8%+0.0 pts	+4.2%	722
2 bed	AED 74,000	63	8.2%-0.6 pts	+0.7%	283
3 bed	AED 92,500	63	—	—	21

Yield deltas are vs the Liwan median (8.8%).

What is coming, and what is movingStudios face the most new supply: 392 planned against 627 let today

Type	Planned 2026–28 against homes let	Rents fell in
Studio	63% · 392	–	–
1 bed	15% · 408	23% of 13	–
2 bed	11% · 126	–	–
3 bed	14	–	–

DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast

Liwan supply by year →

How these are counted

940 apartments are planned in Liwan from 2026 to 2028, equal to 21% of the 4,584 homes let there today.

Ready prices per sqft fell in 27% of 15 buildings (counted once per bedroom type) in Liwan with sales in both years; the typical one moved +7.3%.

The pooled median moved +15.8%: 8.4 points more than the typical building, because different buildings traded in each year.

New-lease rents fell in 45% of 11 buildings (counted once per bedroom type) with leases in both years; the typical one moved 0.0%.

Planned completions are apartment units in projects the Land Department register lists as neither complete nor cancelled, by the year of the registered completion date. Projects already past that date and projects without one are counted separately, not spread over future years. Leases are every registered new and renewed apartment lease in the area in the last 12 months. A planned date is not a delivery forecast.

Each building counts once per bedroom type when it has at least five ready sales (or five new leases) in both the last 12 months and the 12 before. Its change is its own median price per sqft (or annual rent) now against then, so the mix of buildings that happened to trade cannot move it. Off-plan sales are left out.

Sales and leases to 12 Oct 2026. Neither figure is a forecast, a vacancy rate or a price index. Methodology

Rents from every lease, yields building by buildingNew-lease rents −5.2% per sq ft on a year; 1 bed homes yield 8.8% gross at the median building

New-lease rents, month by month

Median rent of new leases, AED per sq ft per year

All bedroom types; months with fewer than 20 new leases are left off. Source: Ejari.

Gross yield, building by building

Axis: gross yield, % of price

Median building

1 bed8.8% (7.5–9.6)
2 bed8.2% (7.1–9.1)

Dot: the median building. Line: 10th to 90th percentile. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Rents in Liwan, month by month · all apartmentsMonthly median rent per sqft

AED/yr/sqft, rolling 3-month median

Median rent per sqft per year across every registered new rental contract in Liwan, as a rolling 3-month median. The band along the bottom is monthly volume.

The records behind these figures

The latest registered sales and rental contracts in Liwan, as filed. Off-plan sales are flagged.

Latest registered sales

Date	Building	Type	Size, sqft	Price, AED
12 Oct 2026	Mazaya 9	1 bed	667	AED 510,000	765
9 Oct 2026	Platinum by vision	2 bed	1,440	AED 1.50M	1,041
8 Oct 2026	Wavez Residence	1 bed	668	AED 700,000	1,048
8 Oct 2026	Skyhills Gardens - Doff-plan	Studio	452	AED 756,000	1,671
7 Oct 2026	Mazaya 4	2 bed	1,107	AED 620,000	560

Latest registered rental contracts

Starts	Building	Type	Size, sqft	Rent, AED/yr
10 Oct 2026	Wavez Residence	Studio	407	AED 40,000	98
10 Oct 2026	Wavez Residence	Studio	399	AED 40,000	100
10 Oct 2026	Wavez Residence	Studio	406	AED 50,000	123
10 Oct 2026	Mazaya 1	2 bed	1,502	AED 80,000	53
10 Oct 2026	Wavez Residence	1 bed	668	AED 58,000	87

New contracts only, so a renewal capped by RERA is not read as the market rate. Sales exclude the outliers the methodology names. A size or a per-square-foot figure the recorded area cannot support is left blank rather than guessed.

About the Liwan figures

This record covers the 48 Liwan buildings with enough registered Ejari contracts for a median to mean anything; 3 more have recorded activity but too little to report. Gross yields inside the area run from 7.1% to 9.9%, so the 8.8% median says much less about any one building than the building table does. The Dubai Land Department registers Liwan as Wadi Al Safa 2. The Dubai median for comparison is 7.0%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.

Filter Liwan in the screener

Where Liwan is

Pills show median annual rent, AED. 46 of 48 buildings pinned from Google place records and Apple geocoding; verify a plot before relying on it.Open in Apple Maps

Compare towers within a project

Projects with at least two buildings that meet this record’s publication criteria. Each comparison uses the same locality and sale or rental evidence as this page.

Qpoint Liwan-Plot R008 A&b · 2 towers

Every building in Liwan53 buildings with a rental contract, A to Z

53 buildings

A

Al Yarmouk52k
Alba58k

C

Celine By Vision65k
Confident Lancaster92k

E

Empire Lake Views1 rental contract · no page—

F

Farah tower 150k
Farah tower 255k
Farah Tower 51 rental contract · no page—

S

Shams55k
Symbolic Alpha67k
Symbolic Altus1 rental contract · no page—

T

Tala 185k
Tala 258k

W

Wavez Residence44k

Typical rent a year, AED, 12-month median; AED per sqft where a building has no unit figure · “no page”: too few rental contracts for a median that means anything

Common questions

What is the rental yield for 1 bedroom apartments in Liwan?: As of 2026-10-12, the median apartment building in Liwan returns 8.8% gross on 1 bedroom apartments, +1.8 pts against the Dubai median of 7.0%, across 48 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (722 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.
What do apartments in Liwan rent for per square foot?: The median is 69 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are rents in Liwan rising?: The median building moved +4.2% over the last 12 months against the 12 before it. That is a median across 48 buildings, so individual towers move further in both directions.
Which building in Liwan yields most?: Mazaya 31, at 9.9% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
How many buildings in Liwan does this record cover?: 48. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

1 bedroom apartments rental record for Liwan

Record type: Area-level property market record
Data date: 2026-10-12
Evidence base: 722 registered rental contracts represented across 48 directly located eligible buildings; headline scope 48 buildings including child localities
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /rent/1-bedroom-apartments/dubai/liwan
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “1 bedroom apartments for rent in Liwan.” Data to 2026-10-12. https://dubaiwealthindex.com/rent/1-bedroom-apartments/dubai/liwan

Source: Dubai Land Department open data. Data to 12 Oct 2026. Area figures are medians across the buildings listed above, not a separate calculation.