Mazaya 3
- Completed 2014
- 220 units
- 14 floors
A 1 bed in Mazaya 3 costs a median AED 450,000 and rents long-let for AED 50,000/yr.
1 bed · typical price
450,000AED
AED 624/sqft · +34.5% on a year
- Rent a year
- AED 50,000
- vs Liwan
- 24% below the median
Cost to buy, all inAED 479,550
- Price
- AED 450,000
- DLD fee 4%
- AED 18,000
- Agent 2% + VAT
- AED 9,450
- Trustee
- AED 2,100
Fees repaid by rent7 months
Is Mazaya 3 a good investment?Pays above the Dubai median, prices rising and little new supply nearby; few units are let, rents are slipping and few units change hands
- Does it pay a good rent?9.7% gross, before the service charge (not on file) (Dubai median 6.8%)9.7%Strength
- Is it easy to let?9% of units signed a yearly lease in 12 months; the typical Liwan building manages 9%9%Watch
Liwan median 9% · top tenth from 76%Mazaya 3 · 9% Across 13 Liwan buildings with 40 or more units, the median signed annual leases on 9% of units in 12 months and the top tenth on 76% or more; Mazaya 3 is at 9%.
- Are rents going up?New leases: AED 54,000 a year ago, AED 50,000 now-7.4%Watch
- Are prices going up?1 bed: AED 464/sqft a year ago, 624 now+34.5%Strength
- How fast do fees pay back?AED 29,550 in fees to buy a 1 bed; rent covers it in 0.6 years0.6 yrs
- Can I sell easily?11 sales in 12 months, 5% of the tower (6 the year before)11Watch
- 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 37% for buyers 5 years ago; launch buyers still 15% down, before fees+37.5%Context
Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026
Mazaya 3 prices and rents by unit typeA one-bed costs about AED 450,000 and rents for about AED 50,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
1 bed · price per sqft · Liwan · area median AED 819/sqft
- 12-month change
- +34.5%
- 5 years
- +56.9% · +9.4%/yr
- vs area median
- -23.8%
- Rank by price per sqft
- 35th of 37
- Off-plan price gain, 2009–2014
- -6.7% · -0.5%/yr
Rental income
1 bed · Liwan
- Median new rent
- AED 50,000/yr
- Renewal rent
- AED 53,000/yr
Read with care
- Rental data covers the whole Qpoint Liwan-Plot R004 project, not this tower alone.
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Sale price, AED (right axis) Rent on new leases, AED a year (left axis)
Chart data, 1 bed: May 2009, AED 458,388; latest, Jun 2026, AED 515,000; peak, Jan 2014, AED 634,301. Rent on new leases: Oct 2020, AED 36,833 a year; latest, Jun 2026, AED 58,000.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 571 · before fees
- Launch, 2009–14
- 674
- −15%
- 114 sales
- 5 years ago
- 416
- +37%
- 12 sales
- Previous 12 months
- 464
- +23%
- 6 sales
- Last 12 months
- 571
- 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 2021–2025.
11 resales in the last 12 months.
Comparables in Liwan
Every Liwan building with a page, ranked by price per sqft over the same 12 months, all unit types. Mazaya 3 places 48th of 49; the nearest 5 are shown.
Rank 1 is the dearest per square foot. Differences are against Mazaya 3 (AED 571/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 1 bed, Mazaya 3 has registered sale prices 24% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 35th of 37 by price per square foot 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 activityPlanned 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 supplySupply 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 countedDirect 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 3
Mazaya 3 is an apartment building completed in 2014 in Liwan with 220 registered units. 198 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 14
Nearest, as registered
- Landmark
- IMG World Adventures
Mazaya 3: AED 571 per sq ft, 28% below the median Liwan building, and a 9.7% 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 3AED 571
- Liwan, readyAED 945
- Liwan, off-planAED 1,438
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
Mazaya 3Liwan median building
- Liwan9.7% vs 8.6%
Nearby in Liwan
Prices per sq ft around Mazaya 3, on the mapPrices per sq ft around Mazaya 3, on the map
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 toOn record
- Sales evidence · 1 bedOn record
- Rental evidence · 1 bedRead with care
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- Building recordOn record
- Costs not includedNot 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 rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from Mazaya 3’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
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
- 2,001AED
- 4.5% over 25 years
- Monthly rent
- 4,167AED
- AED 50,000 a year
- Cash needed at purchase
- 127,050AED
- 20% down plus AED 37,050 in fees
Owning costs AED 213,299 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 1.
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Common questions
- What is the rental yield in Mazaya 3?
- No gross yield is published for Mazaya 3 as of 2026-10-12: its Ejari contracts are registered at project level, not for this tower. In the last 12 months it had 7 registered sales and 3 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Liwan median is 8.8% gross.
- How much does a 1 bedroom in Mazaya 3 cost?
- The median registered sale price is AED 450,000 (624 AED/sqft), from 7 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What are apartments in Mazaya 3 selling for right now?
- Registered sales of ready units in Mazaya 3 over the last 12 months have a median of 624 AED/sqft, across 7 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 3 risen or fallen?
- Median price per square foot moved +34.5% over the last 12 months against the 12 before it, on 7 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- What is the registered annual rent for a 1 bedroom in Mazaya 3?
- The median new annual rent is AED 50,000, from 3 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.
For agents
Send this page to a client as a branded report
Mazaya 3 sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 7 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-3
Cite as: Dubai Wealth Index. “Mazaya 3 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-3
Stable dataJSON