What is the rental yield in Mazaya 23?

Mazaya 23 returns 8.4% gross: a median new-contract rent of AED 49,000 a year (12 Ejari contracts in 12 months) over a price benchmark of AED 585,000 (median of 4 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Mazaya 23 cost?

The median registered sale price is AED 585,000 (803 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Mazaya 23 compare with Liwan?

Its 8.4% gross yield sits -0.4 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 23?

The median new annual rent is AED 49,000, from 12 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 23 risen or fallen?

The median new annual rent changed +6.5% in the trailing 12 months against the previous 12, using 12 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 23

Completed 2013
55 units
6 floors

A 1 bed in Mazaya 23 costs a median AED 585,000 and rents long-let for AED 49,000/yr (8.4% gross).

Satellite view of Mazaya 23, 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 23, with roads and landmarks named. Apple Maps.

Street map around Mazaya 23, Liwan, centred on its registered pin. Apple Maps.

1 bed · typical price

585,000AED

AED 803/sqft

Rent a year: AED 49,000
Yield after service charge: 6.5%
vs Liwan: 2% below the median

Cost to buy, all inAED 624,885

Price: AED 585,000
DLD fee 4%: AED 23,400
Agent 2% + VAT: AED 12,285
Trustee: AED 4,200

Fees repaid by net rent13 months

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Is Mazaya 23 a good investment?Pays above the Dubai median, prices rising and little new supply nearby, with nothing to watch

Does it pay a good rent?8.4% gross, 6.5% after the service charge (Dubai median 6.8%)8.4%Strength
Are rents going up?New 1 bed leases: AED 46,000 a year ago, AED 49,000 now (pooled across the project)+6.5%
Are prices going up?All types: AED 728/sqft a year ago, 771 now+5.9%Strength
How fast do fees pay back?AED 39,885 in fees to buy a 1 bed; net rent covers it in 1.0 years1.0 yrsFair
Can I sell easily?5 sales in 12 months, 9% of the tower (11 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 17% for launch buyers, before fees+16.7%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 23 prices and rents by unit typeA one-bed costs about AED 585,000 and rents for about AED 49,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed37 units · 624 sqft	AED 585,000803/sqft		8.4%-0.4 pts	AED 49,00012 contracts	under 5 sales in a year	4
2 bed15 units · 1,086 sqft	AED 850,000771/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: -2.0%
Rank by price per sqft: 22nd of 37
Off-plan price gain, 2009–2014: +21.7% · +1.4%/yr

Rental income

1 bed · Liwan

Gross yield: 8.4%
Median new rent: AED 49,000/yr
Yield vs area median: -0.4 pts
Yield vs Dubai (6.8%): +1.6 pts
Yield rank: 19th of 25
Renewal rent: AED 45,575/yr
New tenants pay vs sitting (10 renewals): +7.5%

Read with care

Rental data covers the whole Qpoint Liwan-Plot R094 project, not this tower alone.
Thin sample — 4 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 771 · before fees

Launch, 2009–14: 661; +17%; 35 sales
Previous 12 months: 728; +6%; 11 sales
Last 12 months: 771; 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 7 a year on average over 2022–2025.

Date	Type	Sqft	Price
5 Aug 2026	1 bed	1,066	AED 650,000	610
26 Feb 2026	1 bed	620	AED 525,000	846
19 Feb 2026	1 bed	816	AED 620,000	760
2 Jan 2026	2 bed	1,102	AED 850,000	771
16 Dec 2025	1 bed	611	AED 550,000	901

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 23 places 32nd of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
28	Mazaya 25Completed 2013 · off-plan 708/sqft	AED 590,000	786+1.9%	9.2%	+4.1%	7
29	GhanimaCompleted 2014 · off-plan 665/sqft	AED 610,000	786+1.9%	8.5%	-3.6%	6
30	Al YarmoukCompleted 2014 · off-plan 663/sqft	AED 630,000	781+1.3%	8.3%	+15.8%	5
31	Mazaya 11Completed 2016 · off-plan 705/sqft	AED 642,500	778+0.8%	9.3%	—	4
32	Mazaya 23 · this buildingCompleted 2013 · off-plan 661/sqft	AED 620,000	771	8.1%	+5.9%	5
33	Mazaya 21Completed 2015 · off-plan 680/sqft	AED 630,000	767-0.5%	8.3%	—	3
34	Mazaya 12Completed 2014 · off-plan 705/sqft	AED 800,000	756-2.0%	6.8%	+11.5%	5
35	Mazaya 1Completed 2014 · off-plan 635/sqft	AED 520,000	743-3.7%	10.4%	+14.7%	13
36	Zenith One	AED 500,000	739-4.1%	—	—	5

Rank 1 is the dearest per square foot. Differences are against Mazaya 23 (AED 771/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 23 has registered sale prices 2% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 22nd of 37 by price per square foot and 19th 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 23

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 23

Mazaya 23 is an apartment building completed in 2013 in Liwan with 55 registered units. 56 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 14.92/sqft a year · 2026 budget
Floors: 6

Drive times · typical

Downtown: 24 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 23: AED 771 per sq ft, 3% below the median Liwan building, and a 8.1% gross yield, below 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 23AED 771
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 23Liwan median building

Liwan8.1% 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 23, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 23 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
4 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
12 new and 10 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 14.92/sqft a year, 2026 owners-association budget; 6.5% yield after it. Confirm against the latest invoice.
On record
Project register
Qpoint Liwan-Plot R094: recorded complete 2013-11-11 · 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 23’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: 2,601AED; 4.5% over 25 years
Monthly rent: 4,083AED; AED 49,000 a year
Cash needed at purchase: 165,735AED; 20% down plus AED 48,735 in fees

Owning costs AED 191,769 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 23?: Mazaya 23 returns 8.4% gross: a median new-contract rent of AED 49,000 a year (12 Ejari contracts in 12 months) over a price benchmark of AED 585,000 (median of 4 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Mazaya 23 cost?: The median registered sale price is AED 585,000 (803 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Mazaya 23 compare with Liwan?: Its 8.4% gross yield sits -0.4 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 23?: The median new annual rent is AED 49,000, from 12 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 23 risen or fallen?: The median new annual rent changed +6.5% in the trailing 12 months against the previous 12, using 12 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 23 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 4 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-23
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 23 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-23

Stable dataJSON