What is the rental yield in Mazaya 9?

Mazaya 9 returns 8.9% gross: a median new-contract rent of AED 51,000 a year (10 Ejari contracts in 12 months) over a price benchmark of AED 570,000 (median of 5 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Mazaya 9 cost?

The median registered sale price is AED 570,000 (737 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Mazaya 9 selling for right now?

Registered sales of ready units in Mazaya 9 over the last 12 months have a median of 737 AED/sqft, across 5 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.

How does Mazaya 9 compare with Liwan?

Its 8.9% gross yield sits +0.2 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.

What is the registered annual rent for a 1 bedroom in Mazaya 9?

The median new annual rent is AED 51,000, from 10 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.

Mazaya 9

Completed 2012
72 units
9 floors
72 parking bays

A 1 bed in Mazaya 9 costs a median AED 570,000 and rents long-let for AED 51,000/yr (8.9% gross).

Satellite view of Mazaya 9, 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 9, with roads and landmarks named. Apple Maps.

Street map around Mazaya 9, Liwan, centred on its registered pin. Apple Maps.

1 bed · typical price

570,000AED

AED 737/sqft

Rent a year: AED 51,000
Yield after service charge: 7.3%
vs Liwan: 10% below the median

Cost to buy, all inAED 608,970

Price: AED 570,000
DLD fee 4%: AED 22,800
Agent 2% + VAT: AED 11,970
Trustee: AED 4,200

Fees repaid by net rent11 months

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Ask about Mazaya 9 →

Is Mazaya 9 a good investment?Pays above the Dubai median, fees repaid within a year and little new supply nearby, with nothing to watch

Does it pay a good rent?8.9% gross, 7.3% after the service charge (Dubai median 6.8%)8.9%Strength
Are rents going up?New 1 bed leases: AED 49,933 a year ago, AED 51,000 now (pooled across the project)+2.1%
How fast do fees pay back?AED 38,970 in fees to buy a 1 bed; net rent covers it in 0.9 years0.9 yrsStrength
Can I sell easily?7 sales in 12 months, 10% of the tower (4 the year before)7Fair
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 58% for buyers 5 years ago, before fees+57.8%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 9 prices and rents by unit typeA one-bed costs about AED 570,000 and rents for about AED 51,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed45 units · 746 sqft	AED 570,000737/sqft		8.9%+0.2 pts	AED 51,00010 contracts	no prior year	5
2 bed18 units · 1,326 sqft	AED 1.07M661/sqft		pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2

Appreciation, rental income and short-term detail, by unit type

Appreciation

1 bed · price per sqft · Liwan · area median AED 819/sqft

3 years: +44.6% · +13.1%/yr
vs area median: -10.0%
Rank by price per sqft: 29th of 37
Off-plan price gain, 2009–2017: +17.8% · +1.3%/yr

Rental income

1 bed · Liwan

Gross yield: 8.9%
Median new rent: AED 51,000/yr
Yield vs area median: +0.2 pts
Yield vs Dubai (6.8%): +2.2 pts
Yield rank: 10th of 25
Renewal rent: AED 45,000/yr
New tenants pay vs sitting (15 renewals): +13.3%

Read with care

Rental data covers the whole Qpoint Liwan-Plot R016 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 714 · before fees

5 years ago: 453; +58%; 2 sales
3 years ago: 523; +37%; 8 sales
Previous 12 months: 670; +7%; 4 sales
Last 12 months: 714; today; 7 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.

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

Date	Type	Sqft	Price
12 Oct 2026	1 bed	667	AED 510,000	765
2 Oct 2026	2 bed	1,625	AED 1,000,000	615
7 Sept 2026	1 bed	746	AED 620,000	831
7 May 2026	1 bed	746	AED 550,000	737
31 Mar 2026	1 bed	840	AED 600,000	714
22 Jan 2026	2 bed	1,625	AED 1,150,000	708
19 Nov 2025	1 bed	837	AED 570,000	681

7 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 9 places 41st of 49; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
37	Mazaya 2Completed 2014 · off-plan 685/sqft	AED 595,000	738+3.3%	8.9%	+28.4%	9
38	Mazaya 15Completed 2014 · off-plan 661/sqft	AED 757,990	730+2.2%	7.3%	+7.5%	6
39	Mazaya 6Completed 2016 · off-plan 717/sqft	AED 690,000	719+0.6%	8.0%	+2.3%	5
40	Mazaya 31Completed 2013 · off-plan 683/sqft	AED 615,000	719+0.6%	9.8%	+14.7%	11
41	Mazaya 9 · this buildingCompleted 2012 · off-plan 608/sqft	AED 600,000	714	8.8%	—	7
42	ShamsCompleted 2014 · off-plan 670/sqft	AED 620,000	711-0.5%	8.9%	+10.4%	8
43	Tala 2Completed 2014 · off-plan 663/sqft	AED 760,000	704-1.4%	7.6%	—	9
44	Mazaya 28Completed 2013 · off-plan 693/sqft	AED 750,000	676-5.4%	6.7%	+2.5%	5
45	Mazaya 30Completed 2013 · off-plan 785/sqft	AED 575,000	647-9.5%	8.3%	—	3

Rank 1 is the dearest per square foot. Differences are against Mazaya 9 (AED 714/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Mazaya 9 has registered sale prices 10% below the Liwan median price per square foot of 819 AED, across 37 eligible buildings. It ranks 29th of 37 by price per square foot and 10th 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 9

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 9

Mazaya 9 is an apartment building completed in 2012 in Liwan with 72 registered units. 96 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 12.38/sqft a year · 2026 budget
Floors: 9
Parking bays: 72

Drive times · typical

Downtown: 22 min · 20 km
DXB Airport: 19 min · 23 km
DIFC: 18 min · 22 km
Dubai Marina: 27 min · 34 km
Palm Jumeirah: 33 min · 38 km

Nearest, as registered

Landmark: IMG World Adventures

Mazaya 9: AED 714 per sq ft, 10% below the median Liwan building, and a 8.8% 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 9AED 714
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 9Liwan median building

Liwan8.8% 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 9, on the map

Pills show median sale price, AED. 43 buildings pinned from Google place records and Apple geocoding · Mazaya 9 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
5 registered sales in 12 months
On record
Rental evidence · 1 bed
10 new and 15 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 12.38/sqft a year, 2026 owners-association budget; 7.3% yield after it. Confirm against the latest invoice.
On record
Project register
Qpoint Liwan-Plot R016: recorded complete 2012-02-28 · 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 9’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: 2,535AED; 4.5% over 25 years
Monthly rent: 4,250AED; AED 51,000 a year
Cash needed at purchase: 161,670AED; 20% down plus AED 47,670 in fees

Owning costs AED 203,961 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 9?: Mazaya 9 returns 8.9% gross: a median new-contract rent of AED 51,000 a year (10 Ejari contracts in 12 months) over a price benchmark of AED 570,000 (median of 5 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Mazaya 9 cost?: The median registered sale price is AED 570,000 (737 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Mazaya 9 selling for right now?: Registered sales of ready units in Mazaya 9 over the last 12 months have a median of 737 AED/sqft, across 5 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.
How does Mazaya 9 compare with Liwan?: Its 8.9% gross yield sits +0.2 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.
What is the registered annual rent for a 1 bedroom in Mazaya 9?: The median new annual rent is AED 51,000, from 10 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.

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Mazaya 9 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 5 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-9
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Mazaya 9 sale prices and yield.” Liwan, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/liwan/mazaya-9

Stable dataJSON