What is the rental yield in Mazaya 22?

No gross yield is published for Mazaya 22 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 5 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 22 cost?

The median registered sale price is AED 557,500 (964 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 22?

The median new annual rent is AED 50,000, 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 22 risen or fallen?

The median new annual rent changed +4.2% 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.

Do new tenants in Mazaya 22 pay more than sitting ones?

A new tenant pays +12.4% against a renewing one, across 12 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 22

Completed 2014
55 units
6 floors

A 1 bed in Mazaya 22 costs a median AED 557,500 and rents long-let for AED 50,000/yr.

Satellite view of Mazaya 22, 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 22, with roads and landmarks named. Apple Maps.

Street map around Mazaya 22, Liwan, centred on its registered pin. Apple Maps.

1 bed · typical price

557,500AED

AED 964/sqft

Rent a year: AED 50,000
vs Liwan: 18% above 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 rent9 months

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Is Mazaya 22 a good investment?Pays above the Dubai median and little new supply nearby, with nothing to watch

Does it pay a good rent?9.5% gross, 7.9% after the service charge (Dubai median 6.8%)9.5%Strength
Are rents going up?New 1 bed leases: AED 48,000 a year ago, AED 50,000 now (pooled across the project)+4.2%
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?3 sales in 12 months, 5% of the tower (8 the year before)3Fair
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 30% for launch buyers, before fees+30.1%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 22 prices and rents by unit typeA one-bed costs about AED 557,500 and rents for about AED 50,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed37 units · 619 sqft	AED 557,500964/sqft		pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2
2 bed15 units · 1,046 sqft	AED 722,000678/sqft		pooled rent, not per building	pooled rent, not per building	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: +17.6%
Off-plan price gain, 2009–2014: +43.0% · +2.5%/yr

Rental income

1 bed · Liwan

Median new rent: AED 50,000/yr
Renewal rent: AED 44,500/yr
New tenants pay vs sitting (12 renewals): +12.4%

Read with care

Rental data covers the whole Qpoint Liwan-Plot R095 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 878 · before fees

Launch, 2009–14: 675; +30%; 21 sales
3 years ago: 457; +92%; 6 sales
Previous 12 months: 795; +10%; 8 sales
Last 12 months: 878; today; 3 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
9 Apr 2026	1 bed	581	AED 610,000	1,049
26 Jan 2026	1 bed	575	AED 505,000	878
5 Nov 2025	2 bed	1,065	AED 722,000	678

3 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 22 places 17th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
13	Vision 1	AED 865,898	1,058+20.5%	—	+11.4%	10
14	Ayat Park View	AED 995,500	1,045+19.0%	—	—	56
15	National Bonds Jewels	AED 1.42M	1,025+16.7%	—	-2.4%	70
16	Mazaya 13Completed 2014 · off-plan 676/sqft	AED 630,000	900+2.4%	10.2%	—	4
17	Mazaya 22 · this buildingCompleted 2014 · off-plan 674/sqft	AED 610,000	878	9.5%	—	3
18	Mazaya 10 - BCompleted 2014 · off-plan 680/sqft	AED 725,000	869-1.0%	7.0%	+20.5%	8
19	Mazaya 18Completed 2016 · off-plan 746/sqft	AED 570,000	868-1.2%	9.9%	—	3
20	Farah tower 1Completed 2014 · off-plan 850/sqft	AED 550,000	845-3.7%	9.1%	—	5
21	Mazaya 5Completed 2018 · off-plan 771/sqft	AED 685,000	843-4.0%	8.8%	+7.7%	9

Rank 1 is the dearest per square foot. Differences are against Mazaya 22 (AED 878/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 22 has registered sale prices 18% above 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 22

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 22

Mazaya 22 is an apartment building completed in 2014 in Liwan with 55 registered units. 76 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 14.35/sqft a year · 2026 budget
Floors: 6

Drive times · typical

Downtown: 25 min · 20 km
DXB Airport: 22 min · 25 km
DIFC: 21 min · 22 km
Dubai Marina: 26 min · 32 km
Palm Jumeirah: 32 min · 37 km

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 22: AED 878 per sq ft, 10% above the median Liwan building, and a 9.5% gross yield, above the area's median 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

Mazaya 22AED 878
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 22Liwan median building

Liwan9.5% 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 22, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 22 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
5 new and 12 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 R095: recorded complete 2014-10-09 · 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 22’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: 4,167AED; AED 50,000 a year
Cash needed at purchase: 158,283AED; 20% down plus AED 46,783 in fees

Owning costs AED 199,956 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 22?: No gross yield is published for Mazaya 22 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 5 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 22 cost?: The median registered sale price is AED 557,500 (964 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 22?: The median new annual rent is AED 50,000, 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 22 risen or fallen?: The median new annual rent changed +4.2% 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.
Do new tenants in Mazaya 22 pay more than sitting ones?: A new tenant pays +12.4% against a renewing one, across 12 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.

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Mazaya 22 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-22
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 22 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-22

Stable dataJSON