What is the rental yield in Mazaya 13?

Mazaya 13 returns 7.5% gross: a median new-contract rent of AED 47,000 a year (5 Ejari contracts in 12 months) over a price benchmark of AED 630,000 (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Mazaya 13 cost?

The median registered sale price is AED 630,000 (918 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Mazaya 13 compare with Liwan?

Its 7.5% gross yield sits -1.3 pts against the Liwan median of 8.8%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.

What is the registered annual rent for a 1 bedroom in Mazaya 13?

The median new annual rent is AED 47,000, from 5 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 13 risen or fallen?

The median new annual rent changed -14.6% in the trailing 12 months against the previous 12, using 5 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.

Mazaya 13

Completed 2014
50 units
6 floors

A 1 bed in Mazaya 13 costs a median AED 630,000 and rents long-let for AED 47,000/yr (7.5% gross).

Satellite view of Mazaya 13, 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 13, with roads and landmarks named. Apple Maps.

Street map around Mazaya 13, Liwan, centred on its registered pin. Apple Maps.

1 bed · typical price

630,000AED

AED 918/sqft

Rent a year: AED 47,000
Yield after service charge: 5.8%
vs Liwan: 12% above the median

Cost to buy, all inAED 672,630

Price: AED 630,000
DLD fee 4%: AED 25,200
Agent 2% + VAT: AED 13,230
Trustee: AED 4,200

Fees repaid by net rent14 months

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Is Mazaya 13 a good investment?Little new supply nearby, with nothing to watch

Does it pay a good rent?7.5% gross, 5.8% after the service charge (Dubai median 6.8%)7.5%Fair
Are rents going up?New 1 bed leases: AED 55,000 a year ago, AED 47,000 now (pooled across the project)-14.6%
How fast do fees pay back?AED 42,630 in fees to buy a 1 bed; net rent covers it in 1.2 years1.2 yrsFair
Can I sell easily?4 sales in 12 months, 8% of the tower (8 the year before)4Fair
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 98% for buyers 5 years ago; up 35% for launch buyers, before fees+97.6%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 13 prices and rents by unit typeA one-bed costs about AED 630,000 and rents for about AED 47,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed29 units · 676 sqft	AED 630,000918/sqft		7.5%-1.3 pts	AED 47,0005 contracts	under 5 sales in a year	3
3 bed6 units · 1,703 sqft	AED 1.50M881/sqft		under 5 contracts	under 5 contracts	under 5 sales in a year	1

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: +12.0%
Rank by price per sqft: 13th of 37
Off-plan price gain, 2009–2009: +38.0% · +1.9%/yr

Rental income

1 bed · Liwan

Gross yield: 7.5%
Median new rent: AED 47,000/yr
Yield vs area median: -1.3 pts
Yield vs Dubai (6.8%): +0.7 pts
Yield rank: 23rd of 25
Renewal rent: AED 45,000/yr
New tenants pay vs sitting (11 renewals): +4.4%

Read with care

Rental data covers the whole Qpoint Liwan-Plot R048 project, not this tower alone.
Thin sample — 3 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 900 · before fees

Launch, 2009–12: 665; +35%; 30 sales
5 years ago: 455; +98%; 3 sales
3 years ago: 470; +92%; 4 sales
Previous 12 months: 731; +23%; 8 sales
Last 12 months: 900; today; 4 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
30 Jul 2026	3 bed	1,702	AED 1,500,000	881
13 Feb 2026	1 bed	670	AED 615,000	918
20 Jan 2026	1 bed	928	AED 630,000	679
22 Dec 2025	1 bed	667	AED 630,000	945

4 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 13 places 16th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
12	AlbaCompleted 2026 · off-plan 1,095/sqft	AED 1.30M	1,099+22.1%	4.5%	+0.3%	6
13	Vision 1	AED 865,898	1,058+17.6%	—	+11.4%	10
14	Ayat Park View	AED 995,500	1,045+16.2%	—	—	56
15	National Bonds Jewels	AED 1.42M	1,025+13.9%	—	-2.4%	70
16	Mazaya 13 · this buildingCompleted 2014 · off-plan 676/sqft	AED 630,000	900	10.2%	—	4
17	Mazaya 22Completed 2014 · off-plan 674/sqft	AED 610,000	878-2.4%	9.5%	—	3
18	Mazaya 10 - BCompleted 2014 · off-plan 680/sqft	AED 725,000	869-3.4%	7.0%	+20.5%	8
19	Mazaya 18Completed 2016 · off-plan 746/sqft	AED 570,000	868-3.5%	9.9%	—	3
20	Farah tower 1Completed 2014 · off-plan 850/sqft	AED 550,000	845-6.0%	9.1%	—	5

Rank 1 is the dearest per square foot. Differences are against Mazaya 13 (AED 900/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 13 has registered sale prices 12% above the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 13th of 37 by price per square foot and 23rd of 25 by gross yield 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 Mazaya 13

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 13

Mazaya 13 is an apartment building completed in 2014 in Liwan with 50 registered units. 62 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 15.17/sqft a year · 2026 budget
Floors: 6

Drive times · typical

Downtown: 22 min · 19 km
DXB Airport: 20 min · 23 km
DIFC: 19 min · 21 km
Dubai Marina: 29 min · 34 km
Palm Jumeirah: 35 min · 38 km

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 13: AED 900 per sq ft, 13% above the median Liwan building, and a 10.2% gross yield, in the top 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 13AED 900
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 13Liwan median building

Liwan10.2% 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 13, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 13 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
3 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
5 new and 11 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 15.17/sqft a year, 2026 owners-association budget; 5.8% yield after it. Confirm against the latest invoice.
On record
Project register
Qpoint Liwan-Plot R048: recorded complete 2014-02-24 · 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 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 13’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: 2,801AED; 4.5% over 25 years
Monthly rent: 3,917AED; AED 47,000 a year
Cash needed at purchase: 177,930AED; 20% down plus AED 51,930 in fees

Owning costs AED 176,445 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 Mazaya 13?: Mazaya 13 returns 7.5% gross: a median new-contract rent of AED 47,000 a year (5 Ejari contracts in 12 months) over a price benchmark of AED 630,000 (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Mazaya 13 cost?: The median registered sale price is AED 630,000 (918 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Mazaya 13 compare with Liwan?: Its 7.5% gross yield sits -1.3 pts against the Liwan median of 8.8%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.
What is the registered annual rent for a 1 bedroom in Mazaya 13?: The median new annual rent is AED 47,000, from 5 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 13 risen or fallen?: The median new annual rent changed -14.6% in the trailing 12 months against the previous 12, using 5 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.

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Mazaya 13 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 3 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-13
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 13 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-13

Stable dataJSON