What is the rental yield in Mazaya 12?

No gross yield is published for Mazaya 12 as of 2026-10-12: its Ejari contracts are registered at project level, not for this tower. In the last 12 months it had 2 registered sales and 21 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Liwan median is 8.8% gross.

How much does a 1 bedroom in Mazaya 12 cost?

The median registered sale price is AED 557,500 (636 AED/sqft), from 2 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 1 bedroom in Mazaya 12?

The median new annual rent is AED 48,000, from 21 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in Mazaya 12 risen or fallen?

The median new annual rent changed +1.1% in the trailing 12 months against the previous 12, using 21 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

Do new tenants in Mazaya 12 pay more than sitting ones?

A new tenant pays +15.9% against a renewing one, across 14 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.

Mazaya 12

Completed 2014
96 units
6 floors

A 1 bed in Mazaya 12 costs a median AED 557,500 and rents long-let for AED 48,000/yr.

Satellite view of Mazaya 12, Liwan, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Liwan district around Mazaya 12, with roads and landmarks named. Apple Maps.

Street map around Mazaya 12, Liwan, centred on its registered pin. Apple Maps.

1 bed · typical price

557,500AED

AED 636/sqft

Rent a year: AED 48,000
vs Liwan: 22% below the median

Cost to buy, all inAED 595,708

Price: AED 557,500
DLD fee 4%: AED 22,300
Agent 2% + VAT: AED 11,708
Trustee: AED 4,200

Fees repaid by rent10 months

Create client report

Ask about Mazaya 12 →

Is Mazaya 12 a good investment?Prices rising and little new supply nearby, with nothing to watch

Does it pay a good rent?6.8% gross, 5.3% after the service charge (Dubai median 6.8%)6.8%Fair
Are rents going up?New 1 bed leases: AED 47,500 a year ago, AED 48,000 now (pooled across the project)+1.1%
Are prices going up?All types: AED 678/sqft a year ago, 756 now+11.5%Strength
How fast do fees pay back?AED 38,208 in fees to buy a 1 bed; rent covers it in 0.8 years0.8 yrs
Can I sell easily?5 sales in 12 months, 5% of the tower (12 the year before)5Fair
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 85% for buyers 5 years ago; up 7% for launch buyers, before fees+84.8%Context

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Mazaya 12 prices and rents by unit typeA one-bed costs about AED 557,500 and rents for about AED 48,000 a year

Type	Median price	New rent	12-month change	Sales
1 bed60 units · 771 sqft	AED 557,500636/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2
2 bed30 units · 1,058 sqft	AED 800,000756/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	1
3 bed6 units · 1,610 sqft	AED 1.34M831/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2

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

Appreciation

1 bed · price per sqft · Liwan · area median AED 819/sqft

vs area median: -22.4%
Off-plan price gain, 2009–2014: -8.3% · -0.6%/yr

Rental income

1 bed · Liwan

Median new rent: AED 48,000/yr
Renewal rent: AED 41,400/yr
New tenants pay vs sitting (14 renewals): +15.9%

Read with care

Rental data covers the whole Qpoint Liwan-Plot R047 project, not this tower alone.
Thin sample — 2 sales in 12 months. Treat these figures as indicative.

Price history and sales

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

Median price paid, 1 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 756 · before fees

Launch, 2009–14: 705; +7%; 33 sales
5 years ago: 409; +85%; 4 sales
3 years ago: 516; +46%; 6 sales
Previous 12 months: 678; +12%; 12 sales
Last 12 months: 756; today; 5 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.

5 resales in the last 12 months, against 10 a year on average over 2023–2025.

Date	Type	Sqft	Price
5 Aug 2026	2 bed	1,058	AED 800,000	756
24 Jul 2026	3 bed	1,610	AED 1,250,000	777
5 May 2026	1 bed	771	AED 515,000	668
25 Nov 2025	1 bed	995	AED 600,000	603
20 Oct 2025	3 bed	1,610	AED 1,425,000	885

5 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. Mazaya 12 places 34th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
30	Al YarmoukCompleted 2014 · off-plan 663/sqft	AED 630,000	781+3.4%	8.3%	+15.8%	5
31	Mazaya 11Completed 2016 · off-plan 705/sqft	AED 642,500	778+2.9%	9.3%	—	4
32	Mazaya 23Completed 2013 · off-plan 661/sqft	AED 620,000	771+2.0%	8.1%	+5.9%	5
33	Mazaya 21Completed 2015 · off-plan 680/sqft	AED 630,000	767+1.5%	8.3%	—	3
34	Mazaya 12 · this buildingCompleted 2014 · off-plan 705/sqft	AED 800,000	756	6.8%	+11.5%	5
35	Mazaya 1Completed 2014 · off-plan 635/sqft	AED 520,000	743-1.7%	10.4%	+14.7%	13
36	Zenith One	AED 500,000	739-2.2%	—	—	5
37	Mazaya 2Completed 2014 · off-plan 685/sqft	AED 595,000	738-2.3%	8.9%	+28.4%	9
38	Mazaya 15Completed 2014 · off-plan 661/sqft	AED 757,990	730-3.4%	7.3%	+7.5%	6

Rank 1 is the dearest per square foot. Differences are against Mazaya 12 (AED 756/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 12 has registered sale prices 22% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings.

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 Mazaya 12

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 Mazaya 12

Mazaya 12 is an apartment building completed in 2014 in Liwan with 96 registered units. 127 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

Service charge: AED 10.95/sqft a year · 2026 budget
Floors: 6

Drive times · typical

Downtown: 22 min · 19 km
DXB Airport: 20 min · 23 km
DIFC: 18 min · 21 km
Dubai Marina: 28 min · 34 km
Palm Jumeirah: 34 min · 38 km

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 12: AED 756 per sq ft, 5% below the median Liwan building, and a 6.8% 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

Mazaya 12AED 756
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

Mazaya 12Liwan median building

Liwan6.8% 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 Mazaya 12, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 12 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 · 1 bed
2 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
21 new and 14 renewal contracts in 12 months · rent source: project (pooled)
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
Qpoint Liwan-Plot R047: recorded complete 2014-04-21 · 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 1 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 Mazaya 12’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: 2,479AED; 4.5% over 25 years
Monthly rent: 4,000AED; AED 48,000 a year
Cash needed at purchase: 158,283AED; 20% down plus AED 46,783 in fees

Owning costs AED 189,338 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.

Ask about Mazaya 12

Looking to buy or rent here? Tell us what you need: unit type, budget, timing.

We reply by phone, WhatsApp or email, and put you in touch with a licensed agent.

Common questions

What is the rental yield in Mazaya 12?: No gross yield is published for Mazaya 12 as of 2026-10-12: its Ejari contracts are registered at project level, not for this tower. In the last 12 months it had 2 registered sales and 21 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Liwan median is 8.8% gross.
How much does a 1 bedroom in Mazaya 12 cost?: The median registered sale price is AED 557,500 (636 AED/sqft), from 2 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 1 bedroom in Mazaya 12?: The median new annual rent is AED 48,000, from 21 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.
Have registered rents in Mazaya 12 risen or fallen?: The median new annual rent changed +1.1% in the trailing 12 months against the previous 12, using 21 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.
Do new tenants in Mazaya 12 pay more than sitting ones?: A new tenant pays +15.9% against a renewing one, across 14 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.

For agents

Send this page to a client as a branded report

Create client report

Mazaya 12 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 2 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/mazaya-12
Method: Definitions and calculations

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

Stable dataJSON