What is the rental yield for 2 bedroom apartments in Liwan?

As of 2026-10-12, the median apartment building in Liwan returns 8.2% gross on 2 bedroom apartments, +1.9 pts against the Dubai median of 6.3%, across 40 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (283 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 63 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 +0.7% over the last 12 months against the 12 before it. That is a median across 40 buildings, so individual towers move further in both directions.

Which building in Liwan yields most?

Tala 1, at 11.4% 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?

40. 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.

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

Liwan

40 buildings · 283 contracts in 12 months

Last 12 months of rental activity across 40 eligible buildings.

As of 2026-10-12, Liwan's median gross yield for 2 bedroom apartments is 8.2% across 40 buildings (DLD + Ejari).

2 bedroom apartments · typical rent a year

74,000AEDa year

AED 63/sqft a year · +0.7% on a year

Contracts, 12 months: 283

Leaders

Highest yield: Tala 1· 11.4%
Lowest AED/yr/sqft: Mazaya 29· 48
Most traded: Confident Lancaster· 19

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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 78,00016 contracts	AED 850,0005 sales	675	9.2%
Plot R0021 tower	AED 78,00012 contracts	—2 sales, too few	—	—
Plot R0031 tower · rent filed for the project	AED 75,0004 contracts	AED 915,0003 sales	716	8.2%
Qpoint Liwan-Plot R008 A&b2 towers · rent filed for the project	AED 71,00015 contracts	AED 910,0005 sales	788	7.8%
All of Liwanevery building, in a project or not	AED 75,000282 contracts	AED 1.43M248 sales	1,050	5.3%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 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, 2 bed

Latest new leases

Qpoint Liwan-Plot R047Filed for the development · 10 Oct 2026 · 2 bed · 1,058 sqftAED 63,000 /yr60/sqft
Mazaya 110 Oct 2026 · 2 bed · 1,502 sqftAED 80,000 /yr53/sqft
Qpoint Liwan-Plot R017Filed for the development · 10 Oct 2026 · 2 bed · 1,071 sqftAED 73,000 /yr68/sqft
Mazaya 203 Oct 2026 · 2 bed · 951 sqftAED 74,000 /yr78/sqft
Qpoint Liwan-Plot R008 A&bFiled for the development · 2 Oct 2026 · 2 bed · 1,022 sqftAED 90,347 /yr88/sqft
Qpoint Liwan-Plot R015Filed for the development · 1 Oct 2026 · 2 bed · 1,073 sqftAED 68,000 /yr63/sqft
Qpoint Liwan-Plot R052Filed for the development · 1 Oct 2026 · 2 bed · 1,206 sqftAED 77,000 /yr64/sqft
Qpoint Liwan-Plot R053Filed for the development · 1 Oct 2026 · 2 bed · 1,014 sqftAED 65,000 /yr64/sqft

Latest sales

Platinum by vision9 Oct 2026 · 2 bed · 1,440 sqftAED 1.50M1,041/sqft
Mazaya 47 Oct 2026 · 2 bed · 1,107 sqftAED 620,000560/sqft
Mazaya 115 Oct 2026 · 2 bed · 1,032 sqftAED 815,000790/sqft
Mazaya 92 Oct 2026 · 2 bed · 1,625 sqftAED 1.00M615/sqft
Ayat Park View1 Oct 2026 · 2 bed · 1,523 sqftAED 1.60M1,053/sqft
Alma Gardens29 Sept 2026 · 2 bed · 1,860 sqft · off-planAED 1.88M1,008/sqft
Mazaya 628 Sept 2026 · 2 bed · 1,165 sqftAED 880,000755/sqft
Symbolic Altus25 Sept 2026 · 2 bed · 1,319 sqft · off-planAED 1.99M1,509/sqft

Every building in Liwan

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

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Median rent, low first · 5+ contracts26 rows


Mazaya 27Rent from the wider project	pooled rent, not per building	AED 62,000	54	6	-1.6%
Mazaya 12Rent from the wider project	pooled rent, not per building	AED 65,000	57	13	-0.8%
Mazaya 17Rent from the wider project	pooled rent, not per building	AED 65,000	67	5	-4.4%
Mazaya 7Rent from the wider project	pooled rent, not per building	AED 65,500	59	6	+14.9%
Mazaya 6Rent from the wider project	pooled rent, not per building	AED 67,500	54	6	-10.0%
Mazaya 8Rent from the wider project	8.0%-0.2 pts	AED 68,000	63	5	0.0%
Mazaya 25Rent from the wider project	8.2%-0.0 pts	AED 69,806	63	13	+7.1%
Mazaya 28Rent from the wider project	8.9%+0.7 pts	AED 70,000	57	5	+11.1%
Mazaya 31Rent from the wider project	8.5%+0.3 pts	AED 70,000	55	9	under 5 sales in a year
Mazaya 10 - ARent from the wider project	7.5%-0.7 pts	AED 71,000	62	15	+0.7%
Mazaya 10 - BRent from the wider project	pooled rent, not per building	AED 71,000	62	15	+0.7%
Mazaya 18Rent from the wider project	pooled rent, not per building	AED 71,000	67	8	under 5 sales in a year
Mazaya 11	under 3 sales	AED 73,000	67	13	-2.7%
Farah tower 2Rent from the wider project	pooled rent, not per building	AED 73,000	62	7	+2.8%
Tala 2Rent from the wider project	8.5%+0.3 pts	AED 74,000	67	6	+5.7%
Mazaya 15Rent from the wider project	pooled rent, not per building	AED 75,000	53	7	under 5 sales in a year
Mazaya 21Rent from the wider project	pooled rent, not per building	AED 77,500	74	5	under 5 sales in a year
Mazaya 1	under 3 sales	AED 78,000	56	12	+14.7%
Mazaya 19	under 3 sales	AED 80,000	73	10	+27.0%
Q-Point Liwan R081	under 3 sales	AED 80,000	72	8	under 5 sales in a year
Celine By Vision	under 3 sales	AED 85,000	82	9	under 5 sales in a year
Mazaya 5Rent from the wider project	8.3%+0.0 pts	AED 87,500	72	10	+19.9%
Symbolic Alpha	6.2%-2.0 pts	AED 90,500	82	6	-9.5%
Tala 1Rent from the wider project	11.4%+3.2 pts	AED 95,000	59	9	+46.1%
Confident Lancaster	under 3 sales	AED 97,000	73	19	-3.0%
Karma by Vision	7.2%-1.0 pts	AED 106,355	84	8	-3.3%

Showing 25 of 26 · 5+ contracts

Yield deltas are vs the Liwan median (8.2%).

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%+0.2 pts	+1.2%	199
1 bed	AED 50,750	69	8.8%+0.6 pts	+4.2%	722
2 bed	AED 74,000	63	8.2%+0.0 pts	+0.7%	283
3 bed	AED 92,500	63	—	—	21

Yield deltas are vs the Liwan median (8.2%).

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 40 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 6.2% to 11.4%, so the 8.2% 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 6.3%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.

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Where Liwan is

Pills show median annual rent, AED. 46 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 2 bedroom apartments in Liwan?: As of 2026-10-12, the median apartment building in Liwan returns 8.2% gross on 2 bedroom apartments, +1.9 pts against the Dubai median of 6.3%, across 40 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (283 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 63 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 +0.7% over the last 12 months against the 12 before it. That is a median across 40 buildings, so individual towers move further in both directions.
Which building in Liwan yields most?: Tala 1, at 11.4% 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?: 40. 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.

2 bedroom apartments rental record for Liwan

Record type: Area-level property market record
Data date: 2026-10-12
Evidence base: 283 registered rental contracts represented across 40 directly located eligible buildings; headline scope 40 buildings including child localities
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /rent/2-bedroom-apartments/dubai/liwan
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “2 bedroom apartments for rent in Liwan.” Data to 2026-10-12. https://dubaiwealthindex.com/rent/2-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.