What is the rental yield in Mazaya 1?

Mazaya 1 returns 9.7% gross: a median new-contract rent of AED 50,000 a year (21 Ejari contracts in 12 months) over a price benchmark of AED 515,000 (median of 11 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Mazaya 1 cost?

The median registered sale price is AED 515,000 (749 AED/sqft), from 11 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Mazaya 1 selling for right now?

Registered sales of ready units in Mazaya 1 over the last 12 months have a median of 749 AED/sqft, across 11 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

Have prices in Mazaya 1 risen or fallen?

Median price per square foot moved +7.6% over the last 12 months against the 12 before it, on 11 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Mazaya 1 compare with Liwan?

Its 9.7% gross yield sits +0.9 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.

Mazaya 1

Completed 2014
78 units
9 floors

A 1 bed in Mazaya 1 costs a median AED 515,000 and rents long-let for AED 50,000/yr (9.7% gross).

Satellite view of Mazaya 1, 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 1, with roads and landmarks named. Apple Maps.

Street map around Mazaya 1, Liwan, centred on its registered pin. Apple Maps.

1 bed · typical price

515,000AED

AED 749/sqft · +7.6% on a year

Rent a year: AED 50,000
Yield after service charge: 8.1%
vs Liwan: 9% below the median

Cost to buy, all inAED 550,615

Price: AED 515,000
DLD fee 4%: AED 20,600
Agent 2% + VAT: AED 10,815
Trustee: AED 4,200

Fees repaid by net rent10 months

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Is Mazaya 1 a good investment?Pays above the Dubai median, prices rising, fees repaid within a year, easy to sell and little new supply nearby, with nothing to watch

Does it pay a good rent?9.7% gross, 8.1% after the service charge (Dubai median 6.8%)9.7%Strength
Are rents going up?New 1 bed leases: AED 46,000 a year ago, AED 50,000 now (pooled across the project)+8.7%
Are prices going up?1 bed: AED 696/sqft a year ago, 749 now+7.6%Strength
How fast do fees pay back?AED 35,615 in fees to buy a 1 bed; net rent covers it in 0.9 years0.9 yrsStrength
Can I sell easily?13 sales in 12 months, 17% of the tower (17 the year before)13Strength
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 86% for buyers 5 years ago; up 17% for launch buyers, before fees+86.1%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 1 prices and rents by unit typeA one-bed costs about AED 515,000 and rents for about AED 50,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed50 units · 661 sqft	AED 515,000749/sqftlaunch 634 +18.1%		9.7%+0.9 pts	AED 50,00021 contracts	+7.6%	11
2 bed24 units · 1,163 sqft	AED 775,000670/sqft		under 3 sales	not published	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

12-month change: +7.6%
vs area median: -8.5%
Rank by price per sqft: 27th of 37
Off-plan price gain, 2009–2014: +18.0% · +1.1%/yr

Rental income

1 bed · Liwan

Gross yield: 9.7%
Median new rent: AED 50,000/yr
Yield vs area median: +0.9 pts
Yield vs Dubai (6.8%): +2.9 pts
Yield rank: 2nd of 25
Renewal rent: AED 50,000/yr

Read with care

Rental data covers the whole Qpoint Liwan - Plot R002 project, not this tower alone.

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, 1 bed, 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 743 · before fees

Launch, 2009–14: 635; +17%; 23 sales
5 years ago: 399; +86%; 6 sales
3 years ago: 490; +52%; 9 sales
Previous 12 months: 647; +15%; 17 sales
Last 12 months: 743; today; 13 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.

13 resales in the last 12 months, against 11 a year on average over 2023–2025.

Date	Type	Sqft	Price
2 Oct 2026	1 bed	937	AED 480,000	512
1 Oct 2026	1 bed	646	AED 510,000	789
24 Sept 2026	1 bed	646	AED 480,000	743
17 Aug 2026	1 bed	650	AED 515,000	792
6 Aug 2026	1 bed	937	AED 540,000	577
7 Jul 2026	1 bed	643	AED 495,000	769
28 Apr 2026	1 bed	661	AED 495,000	749
14 Apr 2026	2 bed	1,185	AED 800,000	675
7 Apr 2026	1 bed	916	AED 625,000	682
20 Jan 2026	1 bed	994	AED 660,000	664

13 resales in the last 12 months.

Short-term rates around Mazaya 1

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
2 bed500 m cluster · 1+ listings seen	6110.53/sqft	AED 112,412	AED 78,000	1.4×	—

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

Comparables in Liwan

Every Liwan building with a page, ranked by price per sqft over the same 12 months, all unit types. Mazaya 1 places 35th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
31	Mazaya 11Completed 2016 · off-plan 705/sqft	AED 642,500	778+4.7%	9.3%	—	4
32	Mazaya 23Completed 2013 · off-plan 661/sqft	AED 620,000	771+3.8%	8.1%	+5.9%	5
33	Mazaya 21Completed 2015 · off-plan 680/sqft	AED 630,000	767+3.3%	8.3%	—	3
34	Mazaya 12Completed 2014 · off-plan 705/sqft	AED 800,000	756+1.8%	6.8%	+11.5%	5
35	Mazaya 1 · this buildingCompleted 2014 · off-plan 635/sqft	AED 520,000	743	10.4%	+14.7%	13
36	Zenith One	AED 500,000	739-0.5%	—	—	5
37	Mazaya 2Completed 2014 · off-plan 685/sqft	AED 595,000	738-0.6%	8.9%	+28.4%	9
38	Mazaya 15Completed 2014 · off-plan 661/sqft	AED 757,990	730-1.7%	7.3%	+7.5%	6
39	Mazaya 6Completed 2016 · off-plan 717/sqft	AED 690,000	719-3.2%	8.0%	+2.3%	5

Rank 1 is the dearest per square foot. Differences are against Mazaya 1 (AED 743/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 1 has registered sale prices 9% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 27th of 37 by price per square foot and 2nd 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 1

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 1

Mazaya 1 is an apartment building completed in 2014 in Liwan with 78 registered units. 107 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 12.40/sqft a year · 2026 budget
Floors: 9

Drive times · typical

Downtown: 21 min · 18 km
DXB Airport: 18 min · 22 km
DIFC: 17 min · 20 km
Dubai Marina: 27 min · 33 km
Palm Jumeirah: 33 min · 37 km

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 1: AED 743 per sq ft, 7% below the median Liwan building, and a 10.4% 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 1AED 743
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 1Liwan median building

Liwan10.4% 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 1, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 1 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 3

Liwan · 11 sales, 12 months

515,000

AED, resale median · 571/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
11 registered sales in 12 months
On record
Rental evidence · 1 bed
21 new and 9 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 12.40/sqft a year, 2026 owners-association budget; 8.1% yield after it. Confirm against the latest invoice.
On record
Project register
Qpoint Liwan - Plot R002: recorded complete 2014-12-18 · 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 1’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: 2,290AED; 4.5% over 25 years
Monthly rent: 4,167AED; AED 50,000 a year
Cash needed at purchase: 146,765AED; 20% down plus AED 43,765 in fees

Owning costs AED 204,400 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 1?: Mazaya 1 returns 9.7% gross: a median new-contract rent of AED 50,000 a year (21 Ejari contracts in 12 months) over a price benchmark of AED 515,000 (median of 11 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Mazaya 1 cost?: The median registered sale price is AED 515,000 (749 AED/sqft), from 11 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Mazaya 1 selling for right now?: Registered sales of ready units in Mazaya 1 over the last 12 months have a median of 749 AED/sqft, across 11 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.
Have prices in Mazaya 1 risen or fallen?: Median price per square foot moved +7.6% over the last 12 months against the 12 before it, on 11 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does Mazaya 1 compare with Liwan?: Its 9.7% gross yield sits +0.9 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.

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Mazaya 1 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 11 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-1
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 1 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-1

Stable dataJSON