What is the rental yield in Mazaya 31?

Mazaya 31 returns 9.9% gross: a median new-contract rent of AED 53,500 a year (8 Ejari contracts in 12 months) over a price benchmark of AED 537,500 (median of 6 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Mazaya 31 cost?

The median registered sale price is AED 537,500 (687 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 31 selling for right now?

Registered sales of ready units in Mazaya 31 over the last 12 months have a median of 687 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 31 risen or fallen?

Median price per square foot moved -2.1% 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 31 compare with Liwan?

Its 9.9% gross yield sits +1.2 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.

Mazaya 31

Completed 2013
61 units
5 floors

A 1 bed in Mazaya 31 costs a median AED 537,500, rents long-let for AED 53,500/yr (9.9% gross), and returns 22.1% short-term at the assumed 70% occupancy.

Satellite view of Mazaya 31, 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 31, with roads and landmarks named. Apple Maps.

Street map around Mazaya 31, Liwan, centred on its registered pin. Apple Maps.

1 bed · typical price

537,500AED

AED 687/sqft · -2.1% on a year

Rent a year: AED 53,500
Yield after service charge: 8.1%
vs Liwan: 16% below the median

Cost to buy, all inAED 574,488

Price: AED 537,500
DLD fee 4%: AED 21,500
Agent 2% + VAT: AED 11,288
Trustee: AED 4,200

Fees repaid by net rent10 months

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Is Mazaya 31 a good investment?Pays above the Dubai median, fees repaid within a year, easy to sell and little new supply nearby, with nothing to watch

Does it pay a good rent?9.9% gross, 8.1% after the service charge (Dubai median 6.8%)9.9%Strength
Are rents going up?New 1 bed leases: AED 48,500 a year ago, AED 53,500 now (pooled across the project)+10.3%
Are prices going up?1 bed: AED 701/sqft a year ago, 687 now-2.1%Fair
How fast do fees pay back?AED 36,988 in fees to buy a 1 bed; net rent covers it in 0.8 years0.8 yrsStrength
Can I sell easily?11 sales in 12 months, 18% of the tower (8 the year before)11Strength
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 75% for buyers 5 years ago; up 5% for launch buyers, before fees+74.8%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 31 prices and rents by unit typeA one-bed costs about AED 537,500 and rents for about AED 53,500 a year

Type	Median price	New rent	12-month change	Sales
1 bed36 units · 833 sqft	AED 537,500687/sqftlaunch 685 +0.2%	9.9%+1.2 pts	AED 53,5008 contracts	-2.1%	6
2 bed21 units · 1,117 sqft	AED 820,000735/sqft	8.5%+0.3 pts	AED 70,0009 contracts	under 5 sales in a year	4
3 bed4 units · 1,758 sqft	AED 1.22M694/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

12-month change: -2.1%
vs area median: -16.2%
Rank by price per sqft: 33rd of 37
Off-plan price gain, 2009–2014: +0.2% · 0.0%/yr

Rental income

1 bed · Liwan

Gross yield: 9.9%
Median new rent: AED 53,500/yr
Yield vs area median: +1.2 pts
Yield vs Dubai (6.8%): +3.2 pts
Yield rank: 1st of 25
Renewal rent: AED 43,500/yr
New tenants pay vs sitting (12 renewals): +23.0%

Short-term income

1 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 22.1%
Median nightly rate: AED 611
Net revenue: AED 118,673/yr
vs long-let rent: 2.2×
Listings seen: 4+

Read with care

Rental data covers the whole Qpoint Liwan-Plot R072 project, not this tower alone.

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 719 · before fees

Launch, 2009–14: 685; +5%; 15 sales
5 years ago: 411; +75%; 2 sales
3 years ago: 408; +76%; 5 sales
Previous 12 months: 627; +15%; 8 sales
Last 12 months: 719; today; 11 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.

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

Date	Type	Sqft	Price
9 Sept 2026	1 bed	641	AED 575,000	898
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
12 Mar 2026	2 bed	1,115	AED 830,000	744
26 Jan 2026	1 bed	641	AED 495,000	773
20 Jan 2026	2 bed	1,117	AED 750,000	671
28 Nov 2025	1 bed	856	AED 500,000	584
24 Oct 2025	2 bed	1,115	AED 820,000	735

11 resales in the last 12 months.

Short-term rates around Mazaya 31

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

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed500 m cluster · 4+ listings seen	6110.78/sqft	AED 118,673	AED 53,500	2.2×	22.1%

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

Comparables in Liwan

Every Liwan building with a page, ranked by price per sqft over the same 12 months, all unit types. Mazaya 31 places 40th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
36	Zenith One	AED 500,000	739+2.9%	—	—	5
37	Mazaya 2Completed 2014 · off-plan 685/sqft	AED 595,000	738+2.7%	8.9%	+28.4%	9
38	Mazaya 15Completed 2014 · off-plan 661/sqft	AED 757,990	730+1.6%	7.3%	+7.5%	6
39	Mazaya 6Completed 2016 · off-plan 717/sqft	AED 690,000	7190.0%	8.0%	+2.3%	5
40	Mazaya 31 · this buildingCompleted 2013 · off-plan 683/sqft	AED 615,000	719	9.8%	+14.7%	11
41	Mazaya 9Completed 2012 · off-plan 608/sqft	AED 600,000	714-0.6%	8.8%	—	7
42	ShamsCompleted 2014 · off-plan 670/sqft	AED 620,000	711-1.1%	8.9%	+10.4%	8
43	Tala 2Completed 2014 · off-plan 663/sqft	AED 760,000	704-2.0%	7.6%	—	9
44	Mazaya 28Completed 2013 · off-plan 693/sqft	AED 750,000	676-5.9%	6.7%	+2.5%	5

Rank 1 is the dearest per square foot. Differences are against Mazaya 31 (AED 719/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 31 has registered sale prices 16% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 33rd of 37 by price per square foot and 1st 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 31

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 31

Mazaya 31 is an apartment building completed in 2013 in Liwan with 61 registered units. 82 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 12.69/sqft a year · 2026 budget
Floors: 5

Drive times · typical

Downtown: 24 min · 20 km
DXB Airport: 21 min · 24 km
DIFC: 20 min · 21 km
Dubai Marina: 27 min · 33 km
Palm Jumeirah: 33 min · 37 km

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 31: AED 719 per sq ft, 10% below the median Liwan building, and a 9.8% gross yield, above 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 31AED 719
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 31Liwan median building

Liwan9.8% 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 31, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 31 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
6 registered sales in 12 months
On record
Rental evidence · 1 bed
8 new and 12 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 12.69/sqft a year, 2026 owners-association budget; 8.1% yield after it. Confirm against the latest invoice.
On record
Project register
Qpoint Liwan-Plot R072: recorded complete 2013-10-03 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 4 listings seen; the dial above changes every short-term figure on this page
Read with care
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 31’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: 2,390AED; 4.5% over 25 years
Monthly rent: 4,458AED; AED 53,500 a year
Cash needed at purchase: 152,863AED; 20% down plus AED 45,363 in fees

Owning costs AED 220,630 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 31?: Mazaya 31 returns 9.9% gross: a median new-contract rent of AED 53,500 a year (8 Ejari contracts in 12 months) over a price benchmark of AED 537,500 (median of 6 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Mazaya 31 cost?: The median registered sale price is AED 537,500 (687 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 31 selling for right now?: Registered sales of ready units in Mazaya 31 over the last 12 months have a median of 687 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 31 risen or fallen?: Median price per square foot moved -2.1% 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 31 compare with Liwan?: Its 9.9% gross yield sits +1.2 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.

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Mazaya 31 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 6 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-31
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 31 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-31

Stable dataJSON