What is the rental yield in Empire Lake Views?

No gross yield is published for Empire Lake Views 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 206 registered sales and 1 new Ejari contract; a published yield needs at least 5 new contracts and 3 sales. The Liwan median is 8.4% gross.

How much does a studio in Empire Lake Views cost?

The median registered sale price is AED 739,777 (1,744 AED/sqft), from 206 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

Have prices in Empire Lake Views risen or fallen?

Median price per square foot moved +3.7% over the last 12 months against the 12 before it, on 206 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

What is the registered annual rent for a studio in Empire Lake Views?

The median new annual rent is AED 42,000, from 1 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 Empire Lake Views?

206 sales were registered with the Dubai Land Department in the last 12 months, alongside 1 Ejari rental contracts. Every median on this page rests on those counts.

Empire Lake Views

Under construction · 0% built · handover Q2 2028
37 floors
9 lifts
651 parking bays
1 pool

A studio in Empire Lake Views costs a median AED 739,777 and rents long-let for AED 42,000/yr.

Studio · typical price

739,777AED

AED 1,744/sqft · +3.7% on a year

Rent a year: AED 42,000

Cost to buy, all inAED 789,104

Price: AED 739,777
DLD fee 4%: AED 29,591
Agent 2% + VAT: AED 15,536
Trustee: AED 4,200

Fees repaid by rent14 months

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Is Empire Lake Views a good investment?Prices rising, easy to sell and little new supply nearby; few units are let; no record of the yield and the rent trend

Does it pay a good rent?Too few leases or sales to divide one by the otherNo record
Is it easy to let?1% of units signed a yearly lease in 12 months; the typical Liwan building manages 9%1%Watch
Liwan median 9% · top tenth from 76%Empire Lake Views · 1%
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; Empire Lake Views is at 1%.
Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
Are prices going up?Studio: AED 1,682/sqft a year ago, 1,744 now+3.7%Strength
How fast do fees pay back?AED 49,327 in fees to buy a studio; rent covers it in 1.2 years1.2 yrs
Can I sell easily?378 sales in 12 months, 60% of the tower (184 the year before)378Strength
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 2% for launch buyers, before fees+2.2%Context

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

Check an asking price →How each reading works →

Empire Lake Views prices and rents by unit typeA studio costs about AED 739,777 and rents for about AED 42,000 a year

Type	Median price	New rent	12-month change	Sales
Studio352 units · 417 sqft	AED 739,7771,744/sqft	under 5 contracts	under 5 contracts	+3.7%	206
1 bed226 units · 790 sqft	AED 1.19M1,442/sqft	under 5 contracts	under 5 contracts	+1.3%	144
2 bed50 units · 1,320 sqft	AED 1.70M1,288/sqft	not yet let	not yet let	+7.6%	25
3 bed6 units · 2,658 sqft	AED 3.25M1,212/sqft	not yet let	not yet let	under 5 sales in a year	3

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

Appreciation

Studio · price per sqft · Liwan

12-month change: +3.7%

Rental income

Studio · Liwan

Median new rent: AED 42,000/yr
Renewal rent: AED 35,000/yr

Price history and sales

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

Sale price, AED (right axis) Rent on new leases, AED a year (left axis)

Median price paid, Studio, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,622 · before fees

Launch, 2025–26: 1,586; +2%; 515 sales
Previous 12 months: 1,549; +5%; 184 sales
Last 12 months: 1,622; today; 378 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.

No resales match the last 12 months. Try another transaction type, bedroom type or period.

Comparables in Liwan

Every Liwan building with a page, ranked by price per sqft over the same 12 months, all unit types. Empire Lake Views places 1st of 49; the nearest 4 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
1	Empire Lake Views · this building0% · Q2 2028 · off-plan 1,614/sqft	AED 874,777	1,622	—	+4.7%	378
2	Albero by ORO2418% · off-plan 1,259/sqft	AED 896,000	1,375-15.2%	—	—	4
3	Symbolic Altus0% · Q2 2027 · off-plan 1,282/sqft	AED 1.07M	1,282-20.9%	—	—	46
4	Serra Residence By Wujodoff-plan 1,270/sqft	AED 1.25M	1,270-21.7%	—	—	3
5	Symbolic AlphaCompleted 2025 · off-plan 1,050/sqft	AED 915,000	1,257-22.5%	7.3%	+4.7%	11

Rank 1 is the dearest per square foot. Differences are against Empire Lake Views (AED 1,622/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

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 Empire Lake Views

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 Empire Lake Views

Empire Lake Views is an under-construction (0% built) apartment building in Liwan. 562 sales are registered with the Dubai Land Department.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

The building, as registered

Floors: 37
Lifts: 9
Parking bays: 651
Pools: 1

Nearest, as registered

Landmark: IMG World Adventures

Empire Lake Views: AED 1,622 per sq ft, 103% above the median Liwan building

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

Empire Lake ViewsAED 1,622
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.

Upcoming supply in Liwan, by handover quarter

Nearby in Liwan

Every building in Liwan →

Prices per sq ft around Empire Lake Views, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Empire Lake Views 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 · Studio
206 registered sales in 12 months
On record
Rental evidence · Studio
1 new and 4 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
Empire Lakeviews: not recorded complete, 0% built, planned 2028-06-24 · register data to 2026-07-06
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 studio 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 Empire Lake Views’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: 3,290AED; 4.5% over 25 years
Monthly rent: 3,500AED; AED 42,000 a year
Cash needed at purchase: 207,680AED; 20% down plus AED 59,725 in fees

Owning costs AED 138,425 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 Empire Lake Views?: No gross yield is published for Empire Lake Views 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 206 registered sales and 1 new Ejari contract; a published yield needs at least 5 new contracts and 3 sales. The Liwan median is 8.4% gross.
How much does a studio in Empire Lake Views cost?: The median registered sale price is AED 739,777 (1,744 AED/sqft), from 206 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
Have prices in Empire Lake Views risen or fallen?: Median price per square foot moved +3.7% over the last 12 months against the 12 before it, on 206 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
What is the registered annual rent for a studio in Empire Lake Views?: The median new annual rent is AED 42,000, from 1 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 Empire Lake Views?: 206 sales were registered with the Dubai Land Department in the last 12 months, alongside 1 Ejari rental contracts. Every median on this page rests on those counts.

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Empire Lake Views sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 206 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/empire-lake-views
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Empire Lake Views sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/empire-lake-views

Stable dataJSON