What is the rental yield in Mazaya 11?

Mazaya 11 returns 8.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 14 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Mazaya 11 cost?

The median registered sale price is AED 550,000 (698 AED/sqft), from 9 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Mazaya 11 risen or fallen?

Median price per square foot moved +23.6% over the last 12 months against the 12 before it, on 9 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Mazaya 11 compare with Liwan?

Its 8.00% gross yield sits -0.7 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.

Do new tenants in Mazaya 11 pay more than sitting ones?

A new tenant pays +9.1% against a renewing one, across 19 renewal contracts in the last 24 months. Renewals are capped by RERA and sit below market, so a wide gap means rent that is below market until the unit changes hands.

Mazaya 11 — sale prices & yield

Buy: 550,000AED; AED 698/sqft
Long-let: 8.00%; AED 48,000/yr

Priced off the last 5 sales — most recent June 2026.

Yield spread: -0.7 pts; vs the Liwan median for this unit type
Turnover upside: +9.1%; new tenants pay more than sitting ones — 19 renewals
AED/yr/sqft: AED 65
Sales: 9
Rental contracts: 14
Renewal rent: AED 44,000/yr

12 months: +23.6%
3 years: +65.7%+18.3%/yr

Based on 9 sales and 14 rental contracts in the last 24 months. Rental data covers the whole Qpoint Liwan-Plot R046 project, not this tower alone.

Mazaya 11 is an apartment building in Liwan, Dubai, one of the towers in the Qpoint Liwan-Plot R046 development. The nearest landmark IMG World Adventures. Land Department records for it run from 2015 to 2026, 158 registered sales in all — the 9 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Mazaya 11, by year.

Monthly median AED per sqft, smoothed over three months. The band along the bottom is the number of records each month.

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
1 bed	AED 550,000	698	8.00% -0.7 pts	+23.6%	9
2 bed	AED 800,000	601	5.58% -2.3 pts	—	2

Deltas compare each yield with the Liwan median for the same unit type. How these yields are computed

How these yields are computed

Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

2 bed: Priced off the last 5 sales — most recent June 2025.

Off-plan vs resale

Units sold off-plan in Mazaya 11 between 2009 and 2017 went for a median of AED 705/sqft (AED 592,876). The same building resells today at AED 673/sqft (AED 550,000) — an uplift of -7.2%.

Based on 22 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

Sales

Date	Type	Sqft	Price	AED/sqft
23 Jun 2026	1 bed	796	AED 610,000	766

1 resales in the last 3 months.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 6
Flats: 57
Lifts: 2
Parking bays: 59
Flats per lift: 28.5
Parking per flat: 1.04

Nearby

Landmark: IMG World Adventures

Compare with nearby buildings

The most-traded buildings in Liwan, on the same figures over the same window.

Highest rental yields in Liwan · Mazaya 11 places 17th of 41

Common questions

What is the rental yield in Mazaya 11?: Mazaya 11 returns 8.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 14 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Mazaya 11 cost?: The median registered sale price is AED 550,000 (698 AED/sqft), from 9 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Mazaya 11 risen or fallen?: Median price per square foot moved +23.6% over the last 12 months against the 12 before it, on 9 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Mazaya 11 compare with Liwan?: Its 8.00% gross yield sits -0.7 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.
Do new tenants in Mazaya 11 pay more than sitting ones?: A new tenant pays +9.1% against a renewing one, across 19 renewal contracts in the last 24 months. Renewals are capped by RERA and sit below market, so a wide gap means rent that is below market until the unit changes hands.

Mazaya 11