Mazaya 2

1. Does it pay a good rent?9.3% gross, 7.8% after the service charge (Dubai median 6.8%)9.3%Strength
2. Are rents going up?New 1 bed leases: AED 48,500 a year ago, AED 51,000 now (pooled across the project)+5.2%
3. Are prices going up?1 bed: AED 667/sqft a year ago, 752 now+12.7%Strength
4. How fast do fees pay back?AED 37,750 in fees to buy a 1 bed; net rent covers it in 0.9 years0.9 yrsStrength
5. Can I sell easily?9 sales in 12 months, 10% of the tower (10 the year before)9Fair
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 7% for launch buyers, before fees+7.5%Context

9 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 1 bed, Mazaya 2 has registered sale prices 8% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 26th of 37 by price per square foot and 5th of 25 by gross yield in Liwan.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 1 bed
  6 registered sales in 12 months
  On record
• Rental evidence · 1 bed
  22 new and 11 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  AED 11.00/sqft a year, 2026 owners-association budget; 7.8% yield after it. Confirm against the latest invoice.
  On record
• Project register
  Qpoint Liwan - Plot R003: recorded complete 2014-04-01 · 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 2?

Mazaya 2 returns 9.3% gross: a median new-contract rent of AED 51,000 a year (22 Ejari contracts in 12 months) over a price benchmark of AED 550,000 (median of 6 sales in the last 12 months, latest Apr 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Mazaya 2 cost?

The median registered sale price is AED 550,000 (752 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Mazaya 2 selling for right now?

Registered sales of ready units in Mazaya 2 over the last 12 months have a median of 752 AED/sqft, across 6 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 2 risen or fallen?

Median price per square foot moved +12.7% over the last 12 months against the 12 before it, on 6 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Mazaya 2 compare with Liwan?

Its 9.3% gross yield sits +0.5 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.