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 27 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (218 registered sales in the last 12 months). Gross means before service charge, fees and vacancy.

What does an apartment in Liwan cost per square foot?

The median is 1,042 AED/sqft, over registered Dubai Land Department and Ejari records to 2026-10-12.

Are prices in Liwan rising?

The median building moved +2.0% over the last 12 months against the 12 before it. That is a median across 27 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?

27. 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 sale · DLD + Ejari data to 12 Oct 2026

Liwan

27 buildings with sales · 339 sales and 632 new leases in 12 months · 126 homes planned to 2028

The typical Liwan 2 bed yields 8.2% gross at AED 1.42M (AED 1,042/sqft), 1.9 points above Dubai. The pipeline equals 11% of the homes let today.

As of 2026-10-12, Liwan's median gross yield for 2 bedroom apartments is 8.2% across 27 buildings (DLD + Ejari).

2 bedroom apartments · typical price

1.42MAED

AED 1,042/sqft · +2.0% on a year

Gross yield: 8.2%
Rent a year, typical: AED 74,000
Sales, 12 months: 339

Leaders

Highest yield: Tala 1· 11.4%
Lowest AED/sqft: Mazaya 4· 507
Most traded: National Bonds Jewels· 67

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

Is a 2 bed in Liwan a good investment?Yields well above the Dubai median and little new supply coming, with nothing to watch

Does it pay a good rent?8.2% gross at the typical 2 bed, against 6.3% across Dubai8.2%Strength
Are rents going up?September’s new leases at AED 75/sqft a year, 79 a year earlier-5.2%Context
Are prices going up?The typical 2 bed is up 2.0% on a year+2.0%Fair
Can I sell easily?339 sales in 12 months, 40th of 89 Dubai areas339Context
Is a lot being built?126 homes planned 2026–28, equal to 11% of the 1,162 let today; 28 more are past their date11%Strength
Does the building matter?2 bed yields run from 7.1% to 9.1% across 10 buildings: which tower matters as much as the area2.0 ptsContext

Readings use published thresholds · 2 bed medians across buildings · data to 12 Oct 2026

How each reading works →

Which Liwan building?8 buildings with 5+ sales, ranked

#	Building	Gross yield	12-month change	Sales
1	Tala 1Rent from the wider project	11.4%	AED 835,000AED 586/sqft	no prior year	6
2	National Bonds Jewels	not yet let	AED 1.43MAED 1,020/sqft	-2.9%	67
3	Reem by vision	not yet let	AED 1.42MAED 1,151/sqft	+0.8%	26
4	Empire Lake Views	not yet let	AED 1.70MAED 1,288/sqft	+7.6%	25
5	Ayat Park View	not yet let	AED 1.58MAED 1,060/sqft	no prior year	20
6	Alma Gardens	not yet let	AED 1.87MAED 1,042/sqft	+2.9%	14
7	Symbolic Altus	not yet let	AED 1.70MAED 1,295/sqft	no prior year	11
8	Alba	under 5 contracts	AED 1.30MAED 1,099/sqft	no prior year	6
9	Mazaya 28Rent from the wider project	8.9%	AED 790,000AED 685/sqft	under 5 sales in a year	3
10	Mazaya 31Rent from the wider project	8.5%	AED 820,000AED 735/sqft	under 5 sales in a year	4
11	Tala 2Rent from the wider project	8.5%	AED 870,000AED 760/sqft	under 5 sales in a year	4
12	Mazaya 5Rent from the wider project	8.3%	AED 1.06MAED 843/sqft	under 5 sales in a year	3
13	Mazaya 25Rent from the wider project	8.2%	AED 855,000AED 779/sqft	under 5 sales in a year	3
14	Mazaya 8Rent from the wider project	8.0%	AED 850,000AED 812/sqft	under 5 sales in a year	4
15	Mazaya 10 - ARent from the wider project	7.5%	AED 950,000AED 788/sqft	under 5 sales in a year	3
16	Karma by Vision	7.2%	AED 1.48MAED 1,154/sqft	under 5 sales in a year	3
17	Symbolic Alpha	6.2%	AED 1.45MAED 1,296/sqft	under 5 sales in a year	3
18	Mazaya 4	under 5 contracts	AED 585,000AED 507/sqft	under 5 sales in a year	4
19	Mazaya 2Rent from the wider project	pooled rent, not per building	AED 915,000AED 716/sqft	under 5 sales in a year	3
20	Mazaya 3	under 5 contracts	AED 700,000AED 562/sqft	under 5 sales in a year	3
21	Shams	under 5 contracts	AED 970,000AED 666/sqft	under 5 sales in a year	3

Showing 10 of 21 · fewer than 5 sales rank last

Top yields often rest on few sales: check the Sales column

Every building, A to Z ↓

Developments compared

What a unit sells 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 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

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

Liwan prices and rents by unit typeA two-bed costs about AED 970,000 and rents for about AED 74,000 a year

Type	Median price	Gross yield	12-month change	Sales
Studio4 buildings	AED 582,3001,375/sqft	AED 43,000	8.4%	+4.4%	264
1 bed37 buildings	AED 582,500819/sqft	AED 51,000	8.8%	+7.3%	493
2 bed21 buildings · this page	AED 970,000812/sqft	AED 74,000	8.2%	+1.9%	218
3 bed2 buildings	AED 2.63M1,170/sqft	—	—	—	8

Medians across buildings with sales in the 12 months to 12 Oct 2026 · rent is the typical building’s registered annual rent

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.

Prices in Liwan, month by month · all apartmentsMonthly median price per sqft

AED/sqft, rolling 3-month median

Median price per sqft across every registered apartment sale 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 27 Liwan buildings with enough registered sales for a median to mean anything, of which 21 sit directly in Liwan and the rest inside the districts listed below. 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.

Filter Liwan in the screener

Districts inside Liwan

One district inside Liwan has enough registered sales to stand on its own. The figures above cover all 55 buildings across Liwan; the 49 listed above sit directly in Liwan, the rest under a district below.

Falcon City of Wonders · 6 buildings

Where Liwan is

Pills show median sale price, AED. 43 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 sale, A to Z

53 buildings

A

M

N

National Bonds Jewels1.42M

P

Parkgreen Residences by Alishaan827k
Platinum by vision24 months940k

R

Reem by vision896k

S

T

Tala 1835k
Tala 2760k

V

Vision 1866k

W

Wavez Residence525k

Z

Zenith One500k

Typical price, AED, 12-month median; AED per sqft where a building has no unit figure · “24 months”: fewer than three sales in 12 months, so priced on 24 and shown without a yield

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 27 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (218 registered sales in the last 12 months). Gross means before service charge, fees and vacancy.
What does an apartment in Liwan cost per square foot?: The median is 1,042 AED/sqft, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are prices in Liwan rising?: The median building moved +2.0% over the last 12 months against the 12 before it. That is a median across 27 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?: 27. 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 sale record for Liwan

Record type: Area-level property market record
Data date: 2026-10-12
Evidence base: 218 registered sales represented across 21 directly located eligible buildings; headline scope 27 buildings including child localities
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/2-bedroom-apartments/dubai/liwan
Method: Definitions and calculations

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