What is the rental yield in Mazaya 31?

Mazaya 31 returns 9.53% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 20 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Mazaya 31 cost?

The median registered sale price is AED 500,000 (619 AED/sqft), from 13 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Mazaya 31 selling for right now?

Registered sales of ready units in Mazaya 31 over the last 12 months have a median of 654 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in Mazaya 31 risen or fallen?

Median price per square foot moved +9.8% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Mazaya 31 compare with Liwan?

Its 9.53% gross yield sits +0.8 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.

Mazaya 31 — sale prices & yield

Buy: 500,000AED; AED 654/sqft
Long-let: 9.53%; AED 50,500/yr
Short-let: 27.42%; AED 611/night · 0.76/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 12 months, most recent August 2026.

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

Yield spread: +0.8 pts; vs the Liwan median for this unit type
Turnover upside: +25.2%; new tenants pay more than sitting ones — 18 renewals
AED/yr/sqft: AED 66
Sales: 13
Rental contracts: 20
Renewal rent: AED 40,328/yr

12 months: +9.8%

Based on 13 sales and 20 rental contracts in the last 24 months. Rental data covers the whole Qpoint Liwan-Plot R072 project, not this tower alone.

Mazaya 31 is an apartment building in Liwan, Dubai, one of the towers in the Qpoint Liwan-Plot R072 development. The nearest landmark IMG World Adventures. Land Department records for it run from 2015 to 2026, 164 registered sales in all — the 13 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Mazaya 31, 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 500,000	619	9.53% +0.8 pts	+9.8%	13
2 bed	AED 820,000	671	7.93% +0.0 pts	+25.3%	7
3 bed	AED 1.22M	694	8.33% +1.3 pts	—	1

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 31

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	611	0.76	AED 137,094	AED 50,500	2.7×	27.42%	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 31 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Mazaya 31 between 2009 and 2014 went for a median of AED 683/sqft (AED 641,232). The same building resells today at AED 667/sqft (AED 570,000) — an uplift of -11.1%.

Based on 20 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.

10 resales in the last 12 months, against 8 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
13 Aug 2026	1 bed	856	AED 615,000	719
6 Jul 2026	1 bed	856	AED 530,000	619
24 Jun 2026	3 bed	1,758	AED 1,220,000	694
17 Jun 2026	2 bed	1,117	AED 820,000	734

4 resales in the last 3 months.

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 31 places 23rd of 41

Common questions

What is the rental yield in Mazaya 31?: Mazaya 31 returns 9.53% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 20 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Mazaya 31 cost?: The median registered sale price is AED 500,000 (619 AED/sqft), from 13 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Mazaya 31 selling for right now?: Registered sales of ready units in Mazaya 31 over the last 12 months have a median of 654 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Mazaya 31 risen or fallen?: Median price per square foot moved +9.8% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Mazaya 31 compare with Liwan?: Its 9.53% gross yield sits +0.8 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.

Mazaya 31