Mazaya 28

1. Does it pay a good rent?8.9% gross, 7.0% after the service charge (Dubai median 6.8%)8.9%Strength
2. Are rents going up?New 2 bed leases: AED 63,000 a year ago, AED 70,000 now (pooled across the project)+11.1%
3. Are prices going up?All types: AED 659/sqft a year ago, 676 now+2.5%Fair
4. How fast do fees pay back?AED 52,390 in fees to buy a 2 bed; net rent covers it in 1.0 years1.0 yrsStrength
5. Can I sell easily?5 sales in 12 months, 8% of the tower (12 the year before)5Fair
6. 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
7. Did earlier buyers gain?Up 61% for buyers 5 years ago, before fees+61.4%Context

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

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

At 2 bed, Mazaya 28 has registered sale prices 16% below the Liwan median price per square foot of 812 AED, across 21 eligible buildings. It ranks 17th of 21 by price per square foot and 2nd of 10 by gross yield in Liwan.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 2 bed
  3 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · 2 bed
  5 new and 7 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  AED 13.03/sqft a year, 2026 owners-association budget; 7.0% yield after it. Confirm against the latest invoice.
  On record
• Project register
  Qpoint Liwan-Plot R069: recorded complete 2013-09-09 · 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

What is the rental yield in Mazaya 28?

Mazaya 28 returns 8.9% gross: a median new-contract rent of AED 70,000 a year (5 Ejari contracts in 12 months) over a price benchmark of AED 790,000 (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Mazaya 28 cost?

The median registered sale price is AED 790,000 (685 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 28 compare with Liwan?

Its 8.9% gross yield sits +0.7 pts against the Liwan median of 8.2%, 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 2 bedroom in Mazaya 28?

The median new annual rent is AED 70,000, 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 28 risen or fallen?

The median new annual rent changed +11.1% 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.