What is the rental yield in Alba?

No gross yield is published for Alba as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 6 registered sales and 2 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Liwan median is 8.2% gross.

How much does a 2 bedroom in Alba cost?

The median registered sale price is AED 1.30M (1,099 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What is the registered annual rent for a 2 bedroom in Alba?

The median new annual rent is AED 72,500, from 2 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

How many apartments change hands in Alba?

6 sales were registered with the Dubai Land Department in the last 12 months, alongside 2 Ejari rental contracts. Every median on this page rests on those counts.

Alba

Completed 2026
5 floors
2 lifts
20 parking bays
Master developer Amaya

A 2 bed in Alba costs a median AED 1.30M and rents long-let for AED 72,500/yr.

Satellite view of Alba, Liwan, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Liwan district around Alba, with roads and landmarks named. Apple Maps.

Street map around Alba, Liwan, centred on its registered pin. Apple Maps.

2 bed · typical price

1.30MAED

AED 1,099/sqft

Rent a year: AED 72,500
vs Liwan: 35% above the median

Cost to buy, all inAED 1.38M

Price: AED 1.30M
DLD fee 4%: AED 51,840
Agent 2% + VAT: AED 27,216
Trustee: AED 4,200

Fees repaid by rent14 months

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Is Alba a good investment?Easy to sell and little new supply nearby; the rent pays below the Dubai median and few units are let; no record of the rent trend

Does it pay a good rent?4.5% gross, before the service charge (not on file) (Dubai median 6.8%)4.5%Watch
Is it easy to let?25% of units signed a yearly lease in 12 months; the typical Liwan building manages 9%25%Watch
Liwan median 9% · top tenth from 76%Alba · 25%
Across 13 Liwan buildings with 40 or more units, the median signed annual leases on 9% of units in 12 months and the top tenth on 76% or more; Alba is at 25%.
Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
Are prices going up?All types: AED 1,095/sqft a year ago, 1,099 now+0.3%Fair
How fast do fees pay back?AED 83,256 in fees to buy a 2 bed; rent covers it in 1.1 years1.1 yrs
Can I sell easily?6 sales in 12 months, 30% of the tower (6 the year before)6Strength
Is a lot being built nearby?940 apartments are planned in Liwan from 2026 to 2028, equal to 21% of the 4,584 homes let there today. A further 78 are past their planned date. Liwan supply by year →21%Strength
Did earlier buyers gain?Up 0% for launch buyers, before fees+0.3%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Alba prices and rents by unit typeA two-bed costs about AED 1.30M and rents for about AED 72,500 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
2 bed12 units · 1,026 sqft	AED 1.30M1,099/sqft		under 5 contracts	under 5 contracts	no prior year	6

Appreciation, rental income and short-term detail, by unit type

Appreciation

2 bed · price per sqft · Liwan · area median AED 812/sqft

vs area median: +35.4%
Rank by price per sqft: 6th of 21
Off-plan price gain, 2025–2026: +0.7% · +1.3%/yr

Rental income

2 bed · Liwan

Median new rent: AED 72,500/yr

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid by year, 2 bed, with fainter bars resting on fewer sales. Too few monthly records in Alba to draw an honest monthly line.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,099 · before fees

Launch, 2025–26: 1,095; 0%; 8 sales
Previous 12 months: 1,095; 0%; 6 sales
Last 12 months: 1,099; today; 6 sales

The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.

Date	Type	Sqft	Price	AED/sqft
27 Aug 2026	2 bed	1,197	AED 1,320,000		1,103
27 Aug 2026	2 bed	1,197	AED 1,310,000		1,094

2 resales in the last 12 months.

Comparables in Liwan

Every Liwan building with a page, ranked by price per sqft over the same 12 months, all unit types. Alba places 12th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
8	Celine By VisionCompleted 2026 · off-plan 1,089/sqft	AED 910,000	1,226+11.6%	7.1%	+12.7%	39
9	Alma Gardens50% · Q2 2026 · off-plan 1,163/sqft	AED 1.12M	1,185+7.9%	—	+8.9%	38
10	Karma by VisionCompleted 2025 · off-plan 989/sqft	AED 1.34M	1,143+4.1%	7.3%	+13.6%	5
11	Reem by vision70% · Q4 2026 · off-plan 1,126/sqft	AED 895,950	1,129+2.7%	—	+0.9%	104
12	Alba · this buildingCompleted 2026 · off-plan 1,095/sqft	AED 1.30M	1,099	4.5%	+0.3%	6
13	Vision 1	AED 865,898	1,058-3.7%	—	+11.4%	10
14	Ayat Park View	AED 995,500	1,045-4.9%	—	—	56
15	National Bonds Jewels	AED 1.42M	1,025-6.7%	—	-2.4%	70
16	Mazaya 13Completed 2014 · off-plan 676/sqft	AED 630,000	900-18.1%	10.2%	—	4

Rank 1 is the dearest per square foot. Differences are against Alba (AED 1,099/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Alba has registered sale prices 35% above the Liwan median price per square foot of 812 AED, across 21 eligible buildings. It ranks 6th of 21 by price per square foot in Liwan.

Market context in Liwan

Registered sales activity

464 ready apartment sales in the 12 months to 2026-10-12.

+15.8% in median AED/sqft versus the preceding year, supported by 464 current and 545 prior price observations.

Explore sales activity

Planned apartment projects

306 known registered units across 2 pending projects planned within one year of the 2026-07-06 register.

1 projects had already passed their planned date; 1 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

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%.

How these are counted

Find service-charge budget evidence for Alba

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About Alba

Alba is an apartment building completed in 2026 by Amaya in Liwan. 12 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Floors: 5
Lifts: 2
Parking bays: 20
Master developer: Amaya

Drive times · typical

Downtown: 26 min · 21 km
DXB Airport: 24 min · 30 km
DIFC: 22 min · 23 km
Dubai Marina: 27 min · 32 km
Palm Jumeirah: 33 min · 37 km

Nearest, as registered

Landmark: IMG World Adventures

Alba: AED 1,099 per sq ft, 38% above the median Liwan building, and a 4.5% gross yield, in the bottom tenth of the area

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

AlbaAED 1,099
Liwan, readyAED 945
Liwan, off-planAED 1,438
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Gross yield against the area's buildings

Axis: gross yield, % of price

AlbaLiwan median building

Liwan4.5% vs 8.6%

Line: the 10th to 90th percentile of 38 buildings in Liwan. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Liwan, by handover quarter

Nearby in Liwan

Every building in Liwan →

Prices per sq ft around Alba, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Alba is the inverted pinOpen in Apple Maps

Celine By Vision

Liwan · 39 sales, 12 months

910,000

AED, resale median · 1,226/sqft

Wavez Residence

Liwan · 35 sales, 12 months

525,000

AED, resale median · 1,240/sqft

Mazaya 4

Liwan · 23 sales, 12 months

410,000

AED, resale median · 554/sqft

Mazaya 1

Liwan · 13 sales, 12 months

520,000

AED, resale median · 743/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 2 bed
6 registered sales in 12 months
On record
Rental evidence · 2 bed
2 new and 0 renewal contracts in 12 months · rent source: this building
Read with care
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
Alba: recorded complete 2026-06-18 · register data to 2026-07-06
On record
Developer
Amaya · delivery record
On record
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 2 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from Alba’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: 5,763AED; 4.5% over 25 years
Monthly rent: 6,042AED; AED 72,500 a year
Cash needed at purchase: 358,416AED; 20% down plus AED 99,216 in fees

Owning costs AED 242,185 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in Alba?: No gross yield is published for Alba as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 6 registered sales and 2 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Liwan median is 8.2% gross.
How much does a 2 bedroom in Alba cost?: The median registered sale price is AED 1.30M (1,099 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What is the registered annual rent for a 2 bedroom in Alba?: The median new annual rent is AED 72,500, from 2 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.
How many apartments change hands in Alba?: 6 sales were registered with the Dubai Land Department in the last 12 months, alongside 2 Ejari rental contracts. Every median on this page rests on those counts.

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Alba sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 6 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/apartments/dubai/liwan/alba
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Alba sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/alba

Stable dataJSON