Liwan
7 buildings with sales · 351 sales and 301 new leases in 12 months · 392 homes planned to 2028
The typical Liwan studio yields 8.4% gross at AED 739,777 (AED 1,663/sqft), 0.5 points above Dubai. The pipeline equals 63% of the homes let today.
As of 2026-10-12, Liwan's median gross yield for studio apartments is 8.4% across 7 buildings (DLD + Ejari).
Studio apartments · typical price
739,777AED
AED 1,663/sqft · +4.4% on a year
- Gross yield
- 8.4%
- Rent a year, typical
- AED 43,000
- Sales, 12 months
- 351
Leaders
- Highest yield
- Wavez Residence· 8.4%
- Most traded
- Empire Lake Views· 206
Is a studio in Liwan a good investment?Yields 0.5 points above Dubai and prices rising; lots of new supply is coming
- Does it pay a good rent?8.4% gross at the typical studio, against 7.9% across Dubai8.4%Fair
- Are rents going up?September’s new leases at AED 75/sqft a year, 79 a year earlier-5.2%Context
- Are prices going up?The typical studio is up 4.4% on a year+4.4%Strength
- Can I sell easily?351 sales in 12 months, 35th of 59 Dubai areas351Context
- Is a lot being built?392 homes planned 2026–28, equal to 63% of the 627 let today63%Watch
Readings use published thresholds · studio medians across buildings · data to 12 Oct 2026
Which Liwan building?4 buildings with 5+ sales, ranked
Top yields often rest on few sales: check the Sales column
Liwan prices and rents by unit typeA studio costs about AED 582,300 and rents for about AED 43,000 a year
Medians across buildings with sales in the 12 months to 12 Oct 2026 · rent is the typical building’s registered annual rent
What is coming, and what is movingStudios face the most new supply: 392 planned against 627 let today
DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast
How these are counted
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%.
Planned completions are apartment units in projects the Land Department register lists as neither complete nor cancelled, by the year of the registered completion date. Projects already past that date and projects without one are counted separately, not spread over future years. Leases are every registered new and renewed apartment lease in the area in the last 12 months. A planned date is not a delivery forecast.
Each building counts once per bedroom type when it has at least five ready sales (or five new leases) in both the last 12 months and the 12 before. Its change is its own median price per sqft (or annual rent) now against then, so the mix of buildings that happened to trade cannot move it. Off-plan sales are left out.
Sales and leases to 12 Oct 2026. Neither figure is a forecast, a vacancy rate or a price index. Methodology
Rents from every lease, yields building by buildingNew-lease rents −5.2% per sq ft on a year; 1 bed homes yield 8.8% gross at the median building
New-lease rents, month by month
Median rent of new leases, AED per sq ft per year
Gross yield, building by building
Axis: gross yield, % of price
Median building
- 1 bed8.8% (7.5–9.6)
- 2 bed8.2% (7.1–9.1)
Prices in Liwan, month by month · all apartmentsMonthly median price per sqft
The records behind these figures
The latest registered sales and rental contracts in Liwan, as filed. Off-plan sales are flagged.
Latest registered sales
Latest registered rental contracts
New contracts only, so a renewal capped by RERA is not read as the market rate. Sales exclude the outliers the methodology names. A size or a per-square-foot figure the recorded area cannot support is left blank rather than guessed.
About the Liwan figures
This record covers the 7 Liwan buildings with enough registered sales for a median to mean anything, of which 4 sit directly in Liwan and the rest inside the districts listed below. The Dubai Land Department registers Liwan as Wadi Al Safa 2. The Dubai median for comparison is 7.9%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.
Districts inside Liwan
One district inside Liwan has enough registered sales to stand on its own. The figures above cover all 55 buildings across Liwan; the 49 listed above sit directly in Liwan, the rest under a district below.
- Falcon City of Wonders · 6 buildings
Where Liwan is
Compare towers within a project
Projects with at least two buildings that meet this record’s publication criteria. Each comparison uses the same locality and sale or rental evidence as this page.
- Qpoint Liwan-Plot R008 A&b · 2 towers
Every building in Liwan53 buildings with a sale, A to Z
53 buildings
A
- Al Yarmouk630k
- Alba1.30M
- Albero by ORO24896k
- Alma Gardens1.12M
- Ayat Park View996k
C
- Celine By Vision910k
- Confident Lancaster24 months1.43M
E
F
- Farah tower 1550k
- Farah tower 224 months550k
G
- Ghanima610k
K
- Karma by Vision1.34M
M
- Mazaya 1520k
- Mazaya 2595k
- Mazaya 3515k
- Mazaya 4410k
- Mazaya 5685k
- Mazaya 6690k
- Mazaya 7570k
- Mazaya 8850k
- Mazaya 9600k
- Mazaya 10 - A595k
- Mazaya 10 - B725k
- Mazaya 11643k
- Mazaya 12800k
- Mazaya 13630k
- Mazaya 15758k
- Mazaya 1724 months780k
- Mazaya 18570k
- Mazaya 19643k
- Mazaya 21630k
- Mazaya 22610k
- Mazaya 23620k
- Mazaya 24560k
- Mazaya 25590k
- Mazaya 27580k
- Mazaya 28750k
- Mazaya 29635k
- Mazaya 30575k
- Mazaya 31615k
N
P
- Parkgreen Residences by Alishaan827k
- Platinum by vision24 months940k
R
- Reem by vision896k
S
- Serra Residence By Wujod1.25M
- Shams620k
- Symbolic Alpha915k
- Symbolic Altus1.07M
T
V
- Vision 1866k
W
- Wavez Residence525k
Z
- Zenith One500k
Typical price, AED, 12-month median; AED per sqft where a building has no unit figure · “24 months”: fewer than three sales in 12 months, so priced on 24 and shown without a yield
Back to top ↑Common questions
- What is the rental yield for studio apartments in Liwan?
- As of 2026-10-12, the median apartment building in Liwan returns 8.4% gross on studio apartments, +0.5 pts against the Dubai median of 7.9%, across 7 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (264 registered sales in the last 12 months). Gross means before service charge, fees and vacancy.
- What does an apartment in Liwan cost per square foot?
- The median is 1,663 AED/sqft, over registered Dubai Land Department and Ejari records to 2026-10-12.
- Are prices in Liwan rising?
- The median building moved +4.4% over the last 12 months against the 12 before it. That is a median across 7 buildings, so individual towers move further in both directions.
- Which building in Liwan yields most?
- Wavez Residence, at 8.4% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
- How many buildings in Liwan does this record cover?
- 7. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.
studio apartments sale record for Liwan
- Record type
- Area-level property market record
- Data date
- Evidence base
- 264 registered sales represented across 4 directly located eligible buildings; headline scope 7 buildings including child localities
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts
- Canonical record
- /sale/studio-apartments/dubai/liwan
Cite as: Dubai Wealth Index. “studio apartments for sale in Liwan.” Data to 2026-10-12. https://dubaiwealthindex.com/sale/studio-apartments/dubai/liwan
Source: Dubai Land Department open data. Data to . Area figures are medians across the buildings listed above, not a separate calculation.