What is the rental yield in Mazaya 6?

Mazaya 6 returns 8.5% gross: a median new-contract rent of AED 49,500 a year (20 Ejari contracts in 12 months) over a price benchmark of AED 580,000 (median of 4 sales in the last 12 months, latest Jan 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Mazaya 6 cost?

The median registered sale price is AED 580,000 (716 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Mazaya 6 compare with Liwan?

Its 8.5% gross yield sits -0.3 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.

What is the registered annual rent for a 1 bedroom in Mazaya 6?

The median new annual rent is AED 49,500, from 20 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 6 risen or fallen?

The median new annual rent changed +3.1% in the trailing 12 months against the previous 12, using 20 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.

Mazaya 6

Completed 2016
117 units
9 floors
3 lifts
117 parking bays

A 1 bed in Mazaya 6 costs a median AED 580,000 and rents long-let for AED 49,500/yr (8.5% gross).

1 bed · typical price

580,000AED

AED 716/sqft

Rent a year: AED 49,500
Yield after service charge: 7.1%
vs Liwan: 13% below the median

Cost to buy, all inAED 619,580

Price: AED 580,000
DLD fee 4%: AED 23,200
Agent 2% + VAT: AED 12,180
Trustee: AED 4,200

Fees repaid by net rent12 months

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Is Mazaya 6 a good investment?Pays above the Dubai median, fees repaid within a year and little new supply nearby; few units change hands

Does it pay a good rent?8.5% gross, 7.1% after the service charge (Dubai median 6.8%)8.5%Strength
Are rents going up?New 1 bed leases: AED 48,000 a year ago, AED 49,500 now (pooled across the project)+3.1%
Are prices going up?All types: AED 703/sqft a year ago, 719 now+2.3%Fair
How fast do fees pay back?AED 39,580 in fees to buy a 1 bed; net rent covers it in 1.0 years1.0 yrsStrength
Can I sell easily?5 sales in 12 months, 4% of the tower (10 the year before)5Watch
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 38% for buyers 5 years ago; up 18% for launch buyers, before fees+38.3%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 6 prices and rents by unit typeA one-bed costs about AED 580,000 and rents for about AED 49,500 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed72 units · 691 sqft	AED 580,000716/sqft		8.5%-0.3 pts	AED 49,50020 contracts	under 5 sales in a year	4
2 bed36 units · 1,147 sqft	AED 880,000755/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

vs area median: -12.6%
Rank by price per sqft: 32nd of 37
Off-plan price gain, 2009–2017: -3.4% · -0.3%/yr

Rental income

1 bed · Liwan

Gross yield: 8.5%
Median new rent: AED 49,500/yr
Yield vs area median: -0.3 pts
Yield vs Dubai (6.8%): +1.8 pts
Yield rank: 17th of 25
Renewal rent: AED 46,000/yr
New tenants pay vs sitting (27 renewals): +7.6%

Read with care

Rental data covers the whole Qpoint Liwan-Plot R009 project, not this tower alone.
Thin sample — 4 sales in 12 months. Treat these figures as indicative.

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)

Median price paid, 1 bed, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 719 · before fees

Launch, 2009–17: 611; +18%; 7 sales
5 years ago: 520; +38%; 9 sales
3 years ago: 487; +48%; 8 sales
Previous 12 months: 703; +2%; 10 sales
Last 12 months: 719; today; 5 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.

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

Date	Type	Sqft	Price
28 Sept 2026	2 bed	1,165	AED 880,000	755
23 Jan 2026	1 bed	960	AED 730,000	761
14 Jan 2026	1 bed	664	AED 450,000	677
8 Jan 2026	1 bed	659	AED 470,000	713
26 Dec 2025	1 bed	960	AED 690,000	719

5 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 6 places 39th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
35	Mazaya 1Completed 2014 · off-plan 635/sqft	AED 520,000	743+3.3%	10.4%	+14.7%	13
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+1.5%	7.3%	+7.5%	6
39	Mazaya 6 · this buildingCompleted 2016 · off-plan 717/sqft	AED 690,000	719	8.0%	+2.3%	5
40	Mazaya 31Completed 2013 · off-plan 683/sqft	AED 615,000	7190.0%	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

Rank 1 is the dearest per square foot. Differences are against Mazaya 6 (AED 719/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 6 has registered sale prices 13% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 32nd of 37 by price per square foot and 17th 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 6

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 6

Mazaya 6 is an apartment building completed in 2016 in Liwan with 117 registered units. 148 sales are registered with the Dubai Land Department.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

The building, as registered

Service charge: AED 10.26/sqft a year · 2026 budget
Floors: 9
Lifts: 3
Parking bays: 117

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 6: AED 719 per sq ft, 10% below the median Liwan building, and a 8.0% gross yield, below 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 6AED 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 6Liwan median building

Liwan8.0% 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 6, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 6 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
4 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
20 new and 27 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 10.26/sqft a year, 2026 owners-association budget; 7.1% yield after it. Confirm against the latest invoice.
On record
Project register
Qpoint Liwan-Plot R009: recorded complete 2016-11-28 · 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

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 6’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: 2,579AED; 4.5% over 25 years
Monthly rent: 4,125AED; AED 49,500 a year
Cash needed at purchase: 164,380AED; 20% down plus AED 48,380 in fees

Owning costs AED 194,948 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 6?: Mazaya 6 returns 8.5% gross: a median new-contract rent of AED 49,500 a year (20 Ejari contracts in 12 months) over a price benchmark of AED 580,000 (median of 4 sales in the last 12 months, latest Jan 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Mazaya 6 cost?: The median registered sale price is AED 580,000 (716 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Mazaya 6 compare with Liwan?: Its 8.5% gross yield sits -0.3 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.
What is the registered annual rent for a 1 bedroom in Mazaya 6?: The median new annual rent is AED 49,500, from 20 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 6 risen or fallen?: The median new annual rent changed +3.1% in the trailing 12 months against the previous 12, using 20 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.

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Mazaya 6 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 4 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-6
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 6 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-6

Stable dataJSON