What is the rental yield in Mazaya 8?

Mazaya 8 returns 8.0% gross: a median new-contract rent of AED 68,000 a year (5 Ejari contracts in 12 months) over a price benchmark of AED 850,000 (median of 4 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Mazaya 8 cost?

The median registered sale price is AED 850,000 (812 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 8 compare with Liwan?

Its 8.0% gross yield sits -0.2 pts against the Liwan median of 8.2%, 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 2 bedroom in Mazaya 8?

The median new annual rent is AED 68,000, from 5 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 8 risen or fallen?

The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 5 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 8

Completed 2017
90 units
9 floors
2 lifts
90 parking bays

A 2 bed in Mazaya 8 costs a median AED 850,000, rents long-let for AED 68,000/yr (8.0% gross), and returns 13.4% short-term at the assumed 70% occupancy.

Satellite view of Mazaya 8, 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 8, with roads and landmarks named. Apple Maps.

Street map around Mazaya 8, Liwan, centred on its registered pin. Apple Maps.

2 bed · typical price

850,000AED

AED 812/sqft

Rent a year: AED 68,000
Yield after service charge: 6.7%
vs Liwan: 0% above the median

Cost to buy, all inAED 906,050

Price: AED 850,000
DLD fee 4%: AED 34,000
Agent 2% + VAT: AED 17,850
Trustee: AED 4,200

Fees repaid by net rent12 months

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Ask about Mazaya 8 →

Is Mazaya 8 a good investment?Pays above the Dubai median, prices rising, fees repaid within a year and little new supply nearby, with nothing to watch

Does it pay a good rent?8.0% gross, 6.7% after the service charge (Dubai median 6.8%)8.0%Strength
Are rents going up?New 2 bed leases: AED 68,000 a year ago, AED 68,000 now (pooled across the project)0.0%
Are prices going up?All types: AED 741/sqft a year ago, 799 now+7.8%Strength
How fast do fees pay back?AED 56,050 in fees to buy a 2 bed; net rent covers it in 1.0 years1.0 yrsStrength
Can I sell easily?5 sales in 12 months, 6% of the tower (10 the year before)5Fair
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 84% for buyers 5 years ago; up 19% for launch buyers, before fees+83.6%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Mazaya 8 prices and rents by unit typeA two-bed costs about AED 850,000 and rents for about AED 68,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
2 bed36 units · 1,048 sqft	AED 850,000812/sqft		8.0%-0.2 pts	AED 68,0005 contracts	under 5 sales in a year	4
3 bed18 units · 1,564 sqft	AED 1.25M799/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

2 bed · price per sqft · Liwan · area median AED 812/sqft

vs area median: 0.0%
Rank by price per sqft: 11th of 21
Off-plan price gain, 2015–2017: +36.9% · +3.2%/yr

Rental income

2 bed · Liwan

Gross yield: 8.0%
Median new rent: AED 68,000/yr
Yield vs area median: -0.2 pts
Yield vs Dubai (6.8%): +1.2 pts
Yield rank: 7th of 10
Renewal rent: AED 59,750/yr
New tenants pay vs sitting (8 renewals): +13.8%

Short-term income

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

Modelled yield at 70% occupancy: 13.4%
Median nightly rate: AED 611
Net revenue: AED 114,240/yr
vs long-let rent: 1.7×
Listings seen: 1+

Read with care

Rental data covers the whole Qpoint Liwan-Plot R015 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.

Median price paid, 2 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 799 · before fees

Launch, 2014–17: 673; +19%; 9 sales
5 years ago: 435; +84%; 12 sales
3 years ago: 592; +35%; 6 sales
Previous 12 months: 741; +8%; 10 sales
Last 12 months: 799; 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
3 Sept 2026	2 bed	1,109	AED 825,000	744
25 Mar 2026	2 bed	1,073	AED 850,000	792
25 Dec 2025	2 bed	1,021	AED 850,000	833
5 Dec 2025	2 bed	1,022	AED 850,000	831
17 Nov 2025	3 bed	1,565	AED 1,250,000	799

5 resales in the last 12 months.

Short-term rates around Mazaya 8

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
2 bed500 m cluster · 1+ listings seen	6110.58/sqft	AED 114,240	AED 68,000	1.7×	13.4%

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 8 places 24th of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
20	Farah tower 1Completed 2014 · off-plan 850/sqft	AED 550,000	845+5.8%	9.1%	—	5
21	Mazaya 5Completed 2018 · off-plan 771/sqft	AED 685,000	843+5.6%	8.8%	+7.7%	9
22	Mazaya 29Completed 2013 · off-plan 662/sqft	AED 635,000	818+2.4%	7.9%	—	4
23	Mazaya 10 - ACompleted 2014 · off-plan 678/sqft	AED 595,000	802+0.5%	8.6%	+14.9%	10
24	Mazaya 8 · this buildingCompleted 2017 · off-plan 637/sqft	AED 850,000	799	7.1%	+7.8%	5
25	Mazaya 24Completed 2014 · off-plan 698/sqft	AED 560,000	798-0.1%	8.9%	—	9
26	Mazaya 19Completed 2014 · off-plan 736/sqft	AED 642,500	796-0.3%	8.6%	+14.9%	8
27	Mazaya 7Completed 2017 · off-plan 733/sqft	AED 570,000	792-0.8%	9.5%	—	3
28	Mazaya 25Completed 2013 · off-plan 708/sqft	AED 590,000	786-1.6%	9.2%	+4.1%	7

Rank 1 is the dearest per square foot. Differences are against Mazaya 8 (AED 799/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Mazaya 8 has registered sale prices 0% above the Liwan median price per square foot of 812 AED, across 21 eligible buildings. It ranks 11th of 21 by price per square foot and 7th of 10 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 8

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 8

Mazaya 8 is an apartment building completed in 2017 in Liwan with 90 registered units. 137 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 10.28/sqft a year · 2026 budget
Floors: 9
Lifts: 2
Parking bays: 90

Drive times · typical

Downtown: 22 min · 18 km
DXB Airport: 19 min · 23 km
DIFC: 18 min · 20 km
Dubai Marina: 28 min · 33 km
Palm Jumeirah: 34 min · 38 km

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 8: AED 799 per sq ft, level with the median Liwan building, and a 7.1% 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 8AED 799
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 8Liwan median building

Liwan7.1% 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 8, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 8 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 · 2 bed
4 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 2 bed
5 new and 8 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 10.28/sqft a year, 2026 owners-association budget; 6.7% yield after it. Confirm against the latest invoice.
On record
Project register
Qpoint Liwan-Plot R015: recorded complete 2017-02-02 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 1 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 2 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 8’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: 3,780AED; 4.5% over 25 years
Monthly rent: 5,667AED; AED 68,000 a year
Cash needed at purchase: 237,550AED; 20% down plus AED 67,550 in fees

Owning costs AED 264,935 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 8?: Mazaya 8 returns 8.0% gross: a median new-contract rent of AED 68,000 a year (5 Ejari contracts in 12 months) over a price benchmark of AED 850,000 (median of 4 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Mazaya 8 cost?: The median registered sale price is AED 850,000 (812 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 8 compare with Liwan?: Its 8.0% gross yield sits -0.2 pts against the Liwan median of 8.2%, 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 2 bedroom in Mazaya 8?: The median new annual rent is AED 68,000, from 5 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 8 risen or fallen?: The median new annual rent changed 0.0% in the trailing 12 months against the previous 12, using 5 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 8 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-8
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 8 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-8

Stable dataJSON