What is the rental yield in Mazaya 28?

Mazaya 28 returns 8.94% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 26 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Mazaya 28 cost?

The median registered sale price is AED 460,000 (676 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Mazaya 28 risen or fallen?

Median price per square foot moved -7.1% over the last 12 months against the 12 before it, on 12 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Mazaya 28 compare with Liwan?

Its 8.94% gross yield sits +0.2 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.

Does Mazaya 28 earn more short-let than long-let?

A night asks a median of AED 587, which models to 29.01% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.94% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Mazaya 28 — sale prices & yield

Buy: 460,000AED; AED 676/sqft
Long-let: 8.94%; AED 46,500/yr
Short-let: 29.01%; AED 587/night · 0.86/sqft

Priced off the last 5 sales — most recent April 2026.

Yield spread: +0.2 pts; vs the Liwan median for this unit type
Turnover upside: +9.4%; new tenants pay more than sitting ones — 19 renewals
AED/yr/sqft: AED 70
Sales: 12
Rental contracts: 26
Renewal rent: AED 42,500/yr

12 months: -7.1%

Based on 12 sales and 26 rental contracts in the last 24 months. Rental data covers the whole Qpoint Liwan-Plot R069 project, not this tower alone.

Mazaya 28 is an apartment building in Liwan, Dubai, one of the towers in the Qpoint Liwan-Plot R069 development. The nearest landmark IMG World Adventures. Land Department records for it run from 2015 to 2026, 128 registered sales in all — the 12 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Mazaya 28, by year.

Monthly median AED per sqft, smoothed over three months. The band along the bottom is the number of records each month.

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
1 bed	AED 460,000	676	8.94% +0.2 pts	-7.1%	12
2 bed	AED 750,000	650	8.53% +0.6 pts	+7.2%	5
3 bed	AED 1.11M	636	—	—	2

Deltas compare each yield with the Liwan median for the same unit type. How these yields are computed

How these yields are computed

Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

Short-let rates around Mazaya 28

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

How short-let rates are measured

Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.

Type	Nightly (AED)	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Short-let yield	Listings seen
1 bed500m	587	0.86	AED 133,429	AED 46,500	2.9×	29.01%	4+

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts

Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing. Rows marked 500m widen to the surrounding cluster, because Mazaya 28 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Mazaya 28 between 2009 and 2009 went for a median of AED 693/sqft (AED 615,706). The same building resells today at AED 668/sqft (AED 520,000) — an uplift of -15.5%.

Based on 41 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

6 resales in the last 12 months, against 9 a year on average over 2023–2025.

Sales

Nothing registered in the last 3 months. Try a wider window.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 5
Flats: 61

Nearby

Landmark: IMG World Adventures

Compare with nearby buildings

The most-traded buildings in Liwan, on the same figures over the same window.

Highest rental yields in Liwan · Mazaya 28 places 34th of 41

Common questions

What is the rental yield in Mazaya 28?: Mazaya 28 returns 8.94% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 26 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Mazaya 28 cost?: The median registered sale price is AED 460,000 (676 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Mazaya 28 risen or fallen?: Median price per square foot moved -7.1% over the last 12 months against the 12 before it, on 12 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Mazaya 28 compare with Liwan?: Its 8.94% gross yield sits +0.2 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.
Does Mazaya 28 earn more short-let than long-let?: A night asks a median of AED 587, which models to 29.01% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.94% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Mazaya 28