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Liwan area in Dubai - prices, rents and cap rates
Cap rates for projects in Liwan area in Dubai
Data as of December 2025| Project | Sale price, AED/sqm | Rent, AED/sqm/ year | Cap rate |
|---|---|---|---|
| Mazaya 28 | 7,033 | 847 | 12.1% |
| Mazaya 21 | 8,259 | 945 | 11.5% |
| Mazaya 10B | 6,931 | 718 | 10.4% |
| Mazaya 19 | 7,354 | 741 | 10.1% |
| Mazaya 22 | 7,297 | 736 | 10.1% |
| Mazaya 31 | 7,160 | 712 | 9.9% |
| Farah Tower 2 | 8,700 | 843 | 9.7% |
| Mazaya 1 | 8,612 | 805 | 9.4% |
| Mazaya 12 | 8,370 | 788 | 9.4% |
| Mazaya 27 | 7,710 | 714 | 9.3% |
| Mazaya 17 | 9,820 | 893 | 9.1% |
| Wavez Residence | 13,656 | 1,219 | 8.9% |
| Mazaya 2 | 7,983 | 688 | 8.6% |
| Mazaya 9 | 7,328 | 626 | 8.5% |
| Mazaya 25 | 8,878 | 723 | 8.1% |
| Mazaya 6 | 7,738 | 592 | 7.7% |
| Mazaya 8 | 8,957 | 690 | 7.7% |
| Mazaya 18 | 8,815 | 668 | 7.6% |
| Ghanima | 9,603 | 582 | 6.1% |
| Mazaya 15 | 7,821 | 474 | 6.1% |
Cap rate (rental yield) in Liwan area in Dubai is from 6.1% to 12.1%. The median cap rate in is 9.2%.
The maximum cap rate in Liwan is 12.1% at Mazaya 28 project. The minimum cap rate in Liwan is 6.1% at Ghanima project.
Sales prices for completed properties in Liwan
| Rooms | Size, sqm | Sale price, AED/sqm | Sale price, AED |
|---|---|---|---|
| Studio | 38 | 14,021 | 530,000 |
| 1 | 67 | 8,558 | 569,921 |
| 2 | 108 | 7,936 | 858,333 |
| 3 | 164 | 7,620 | 1,250,000 |
Rents in Liwan
| Rooms | Size, sqm | Rent, AED/sqm/ year | Rent, AED |
|---|---|---|---|
| Studio | 38 | 1,219 | 46,333 |
| 1 | 68 | 746 | 50,612 |
| 2 | 111 | 693 | 77,050 |
| 3 | 155 | 669 | 103,750 |
Price for completed Studio apartment in Liwan is 530,000 AED or 14,021 AED/sqm.
Price for completed 1 bedroom apartment in Liwan is 569,921 AED or 8,558 AED/sqm.
Price for completed 2 bedroom apartment in Liwan is 858,333 AED or 7,936 AED/sqm.
Price for completed 3 bedroom apartment in Liwan is 1,250,000 AED or 7,620 AED/sqm.
Rent for Studio apartment in Liwan is 46,333 AED or 1,219 AED/sqm.
Rent for 1 bedroom apartment in Liwan is 50,612 AED or 746 AED/sqm.
Rent for 2 bedroom apartment in Liwan is 77,050 AED or 693 AED/sqm.
Rent for 3 bedroom apartment in Liwan is 103,750 AED or 669 AED/sqm.
Residential property projects in Liwan
Share of off-plan projects in sales in Liwan is 0%
* - only rent transactions are available
Sales and rents in Liwan in December 2025
| Project name | Sale price, AED/sqm | Pre. reg sales | Delayed sales | Sales | Rent, AED/sqm/ year | Rent contracts |
|---|---|---|---|---|---|---|
| Tala 2 | 7,357 | 2 | ||||
| Mazaya 8 | 8,957 | 2 | 690 | 2 | ||
| Mazaya 19 | 7,354 | 1 | 741 | 2 | ||
| Mazaya 18 | 8,815 | 1 | 668 | 8 | ||
| Mazaya 10B | 6,931 | 1 | 718 | 8 | ||
| Mazaya 10A | 7,334 | 1 | ||||
| Mazaya 27 | 7,710 | 1 | 714 | 2 | ||
| Wavez Residence | 13,656 | 2 | 1,219 | 30 | ||
| Mazaya 6 | 7,738 | 1 | 592 | 2 | ||
| Mazaya 4 | 5,228 | 1 | ||||
| Mazaya 21 | 8,259 | 1 | 945 | 2 | ||
| Mazaya 2 | 7,983 | 1 | 688 | 8 | ||
| Farah Tower 2 | 8,700 | 1 | 843 | 4 | ||
| Mazaya 13 | 10,173 | 1 | ||||
| Mazaya 25 | 8,878 | 1 | 723 | 6 | ||
| Mazaya 1 | 8,612 | 1 | 805 | 8 | ||
| Ghanima | 9,603 | 1 | 582 | 4 | ||
| Mazaya 3 | 6,889 | 1 | ||||
| Shams | ||||||
| Al Yarmouk | 740 | 2 | ||||
| Mazaya 30 | 644 | 2 | ||||
| Mazaya 7 | ||||||
| Mazaya 15 | 474 | 2 | ||||
| Tala 1 | ||||||
| Farah Tower 1 | 727 | 2 | ||||
| Mazaya 31 | 712 | 2 | ||||
| Mazaya 28 | 847 | 2 | ||||
| Mazaya 17 | 893 | 2 | ||||
| Mazaya 22 | 736 | 2 | ||||
| Mazaya 11 | 667 | 2 | ||||
| Mazaya 9 | 626 | 4 | ||||
| Mazaya 29 | 730 | 4 | ||||
| Mazaya 5 | ||||||
| Mazaya 24 | ||||||
| Mazaya 12 | 788 | 4 | ||||
| R081 |
About Liwan area in Dubai
Liwan is a freehold mixed-use development in Dubailand, located on the eastern side of the district, near Dubai Silicon Oasis. It was launched by Dubai Holding in 2006 and covers an area of 13 million sq. ft. The development comprises 100 separate residential complexes, six 'iconic' towers for business activities, a variety of mixed-use units, and two hotels. Liwan is well-connected to other parts of the city via Sheikh Mohammed Bin Zayed Road and Dubai-Al Ain Road, and is only a short drive from Dubai International Airport. The area is also home to a number of schools, hospitals, and shopping malls, making it a popular choice for families and professionals.
Here are some of the pros and cons of living in Liwan:
Pros:
* Excellent connectivity
* Family-friendly community
* Close to schools, hospitals, and shopping malls
* Up-and-coming area with new developments
Cons:
* Not as central as some other areas in Dubai - in other words, far from the center
* Limited public transportation options
* Some parts of the area can be quite spread out
Overall, Liwan is a good option for those looking for a family-friendly and well-connected community in Dubai. The area is still developing, but it has a lot to offer residents, including excellent connectivity, proximity to schools and hospitals, and a variety of shopping and dining options.
Here are some of the pros and cons of living in Liwan:
Pros:
* Excellent connectivity
* Family-friendly community
* Close to schools, hospitals, and shopping malls
* Up-and-coming area with new developments
Cons:
* Not as central as some other areas in Dubai - in other words, far from the center
* Limited public transportation options
* Some parts of the area can be quite spread out
Overall, Liwan is a good option for those looking for a family-friendly and well-connected community in Dubai. The area is still developing, but it has a lot to offer residents, including excellent connectivity, proximity to schools and hospitals, and a variety of shopping and dining options.
Area guide for property buyers in Liwan
What areas are cheaper than 'Liwan' area in Dubai but provide a similar quality of living?
1. Al Barsha2. Al Quoz
3. Al Khail
4. Al Warqa
5. Al Jafiliya
6. Al Mankhool
7. Al Mamzar
8. Al Nahda
9. Al Qusais
10. Al Rigga
What areas are better than 'Liwan' area in Dubai and why?
Some areas that are better than Liwan in Dubai include Downtown Dubai, Jumeirah, Dubai Marina, and Palm Jumeirah. These areas offer a variety of amenities such as luxury shopping, world-class dining, and entertainment options. They also have easy access to public transportation, making them ideal for those who want to explore the city. Additionally, these areas are known for their modern architecture and stunning views of the city skyline.Where is 'Liwan' area in Dubai located?
Liwan is located in the Dubailand area of Dubai, close to the intersection of Al Ain Road and Sheikh Mohammed Bin Zayed Road.What are the things to do in and around 'Liwan' area in Dubai and what are their locations?
1. Dubai Miracle Garden (Al Barsha South 3, Dubai)2. Dubai Butterfly Garden (Al Barsha South 3, Dubai)
3. Dubai Autodrome (Motor City, Dubai)
4. Global Village (Dubai-Al Ain Road, Dubai)
5. Ski Dubai (Mall of the Emirates, Al Barsha, Dubai)
6. Dubai Creek (Deira, Dubai)
7. Dubai Festival City (Festival City, Dubai)
8. Dubai Marina (Marina Promenade, Dubai)
9. The Walk at JBR (Jumeirah Beach Residence, Dubai)
10. The Beach at JBR (Jumeirah Beach Residence, Dubai)
11. Dubai Aquarium and Underwater Zoo (The Dubai Mall, Downtown Dubai)
12. IMG Worlds of Adventure (Sheikh Mohammed Bin Zayed Road, Dubai)
13. Dubai Safari Park (Al Warqa, Dubai)
14. Dubai Parks and Resorts (Sheikh Zayed Road, Dubai)
15. Legoland Dubai (Sheikh Zayed Road, Dubai)
16. Motiongate Dubai (Sheikh Zayed Road, Dubai)
17. Bollywood Parks Dubai (Sheikh Zayed Road, Dubai)
18. The Green Planet (City Walk, Dubai)
19. Kite Beach (Jumeirah Beach Road, Dubai)
20. La Mer (Jumeirah 1, Dubai)
What schools are there in and around 'Liwan' area in Dubai and what are their locations?
1. Gems Our Own English High School, Al Quoz, Dubai2. Emirates International School Meadows, The Meadows, Dubai
3. GEMS Wellington Primary School, Al Wasl, Dubai
4. GEMS Wellington Academy, Al Khail, Dubai
5. GEMS World Academy, Al Sufouh, Dubai
6. Dubai International Academy, Al Barsha, Dubai
7. Dubai British School, The Springs, Dubai
8. Jumeirah College, Jumeirah, Dubai
9. Dubai International School, Al Garhoud, Dubai
10. Jumeirah English Speaking School, Jumeirah, Dubai
What medical clinics are there in and around 'Liwan' area in Dubai and what are their locations?
1. Prime Medical Center - Liwan Branch: Al Liwan Tower, Al Ittihad Road, Al Qusais, Dubai2. Medcare Medical Centre - Liwan: Liwan Tower, Al Ittihad Road, Al Qusais, Dubai
3. Aster Clinic - Liwan: Liwan Tower, Al Ittihad Road, Al Qusais, Dubai
4. Al Zahra Medical Centre - Liwan: Liwan Tower, Al Ittihad Road, Al Qusais, Dubai
5. Medcare Women & Children Hospital - Liwan: Liwan Tower, Al Ittihad Road, Al Qusais, Dubai
6. Medcare Orthopaedic & Spine Hospital - Liwan: Liwan Tower, Al Ittihad Road, Al Qusais, Dubai
7. Medcare Skin & Laser Centre - Liwan: Liwan Tower, Al Ittihad Road, Al Qusais, Dubai
8. Medcare Medical Centre - Al Qusais: Al Qusais Industrial Area, Al Qusais, Dubai
9. Prime Medical Center - Al Qusais: Al Qusais Industrial Area, Al Qusais, Dubai
10. Aster Clinic - Al Qusais: Al Qusais Industrial Area, Al Qusais, Dubai
What hospitals are there in and around 'Liwan' area in Dubai and what are their locations?
1. Mediclinic Welcare Hospital - Al Garhoud, Dubai2. Medcare Women & Children Hospital - Al Garhoud, Dubai
3. Medcare Orthopaedic & Spine Hospital - Al Garhoud, Dubai
4. Prime Hospital - Al Garhoud, Dubai
5. Medcare Medical Centre - Al Garhoud, Dubai
6. Burjeel Medical Centre - Al Garhoud, Dubai
7. Al Zahra Hospital - Al Barsha, Dubai
8. Medcare Hospital - Al Safa, Dubai
9. Medcare Medical Centre - Al Safa, Dubai
10. Medcare Medical Centre - Al Wasl, Dubai
11. Medcare Medical Centre - Al Quoz, Dubai
12. Medcare Medical Centre - Al Khail, Dubai
13. Medcare Medical Centre - Al Barsha, Dubai
14. Medcare Medical Centre - Al Barsha South, Dubai
What parks are there in and around 'Liwan' area in Dubai and what are their locations?
1. Al Safa Park: Located on Al Wasl Road, Dubai.2. Zabeel Park: Located on Sheikh Rashid Road, Dubai.
3. Al Mamzar Beach Park: Located on Al Mamzar Road, Dubai.
4. Creek Park: Located on Dubai Creek, Dubai.
5. Mushrif Park: Located on Al Khawaneej Road, Dubai.
6. Al Barsha Pond Park: Located on Al Barsha Road, Dubai.
7. Al Khazzan Park: Located on Al Khazzan Road, Dubai.
8. Al Khawaneej Park: Located on Al Khawaneej Road, Dubai.
9. Al Khail Park: Located on Al Khail Road, Dubai.
10. Al Barsha Park: Located on Al Barsha Road, Dubai.
Cap rate (or rental yield) - gross capitalization rate based on long term rentals, before taxes, fees and service charges and without accounting for delays between long term rentals. Shown average prices and rents.
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