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Liwan
A guide to living in Liwan, Dubai — what it sells for, what it rents for, the buildings, and who to ask. Every figure is drawn from the Dubai Land Department’s registers: sales through September 2026.
What Liwan actually sells for — every building, ranked by recorded price →
At a glance
Liwan in numbers
- Made of
- 53 buildings with a recorded sale history
- Sales on record
- 7,031 since 2009 — the latest registered 3 Sept 2026
The guide
Living in Liwan
Liwan is a district of mid-rise apartment buildings on the Al Ain road beside Dubai Land Residence Complex, planned as an affordable residential quarter and built in phases by several developers. It is among the cheapest places in the city to buy or rent a new flat, and it sits within reach of Silicon Oasis's offices and the academic district.
The place
The district lies along the Dubai to Al Ain road with Dubai Land Residence Complex on one side and the desert on another, a short drive from Silicon Oasis and Academic City. Its buildings are mid-rise on a grid, with retail at ground level along the main streets and parks between the blocks; the earlier phase is settled and the later phase is still being built.
What you get
Apartments only, from studios to family layouts, in buildings that vary by developer in finish and management. The earlier phase's buildings are plain and well let; the newer phase's carry the current market's pools and gyms.
Who it suits
Tenants and first-time buyers who want a flat at the lowest price the city offers for a new one, within reach of the eastern free zones and the airport. Investors, whose yields here have been among the highest in Dubai.
It suits people less well who work at the Marina end of the city, who need public transport, or who want an established neighbourhood.
Buying and renting here
The building is the decision and the register is the way to make it: the tables on this page and the building pages beneath it show what each building's layouts actually fetched. Off-plan launches in the newer phase are kept apart from resales here. Buyers should read the owners' association and the service charge before the price. For tenants, the official index caps a renewal while a new lease follows the market.
What it costs to buy
What Liwan sells for
Completed resales over the last three years, by layout — the registered price and the registered floor area. Off-plan launches are counted separately and never folded in.
| Layout | Typical size | Median price | Mean price | Per sq ft | Sales |
|---|---|---|---|---|---|
| Studio | 407 sqft | 445,000 | 451,927 | 1,106 | 109 |
| 1 B/R | 795 sqft | 550,000 | 585,708 | 740 | 682 |
| 3 B/R | 1,734 sqft | 1,110,000 | 1,114,923 | 636 | 58 |
| 2 B/R | 1,305 sqft | 1,176,268 | 1,106,593 | 916 | 460 |
Over the last 12 months, 425 completed homes changed hands in Liwan at a median of AED 818,000 — AED 882 a square foot, up 13% on the year before. Off-plan launches sit beside that figure, not inside it: 633 in the last year at AED 1,433 a square foot.
Every Liwan building ranked by recorded price, and every sale as registered →
Where the market is moving
The busiest buildings in Liwan
Over the ninety days to 3 September, Ayat Park View and Mazaya 4 accounted for 21 of the 69 completed homes sold in Liwan, Mazaya 4 above its usual pace.
| # | Building | Sales, 90 days | Against its usual pace | Median per sq ft |
|---|---|---|---|---|
| 1 | Ayat Park View | 11 | 1.2× | 1,056 |
| 2 | Mazaya 4 | 10 | 2.9× | 534 |
| 3 | Wavez Residence | 8 | 1.1× | 1,157 |
Completed homes only, by the date the Dubai Land Department registered the transfer — the ninety days to 3 Sept 2026. Pace is this window against the building’s own average ninety days over the year before. Buildings with fewer than five sales in the window are left out. 53 buildings in Liwan carry a recorded history, and each has its own page. Every one ranked by recorded price →
Questions people ask
Liwan, answered from the register
How much does it cost to buy in Liwan?
Over the last 12 months, 425 completed homes changed hands in Liwan at a median of AED 818,000 — AED 882 a square foot, up 13% on the year before. Off-plan launches are counted separately: 633 in the last year at a median AED 1,433 a square foot. Every figure is a transfer registered at the Dubai Land Department, not an asking price.
How much is a one-bedroom in Liwan?
Completed one-bedroom homes in Liwan sold for a median AED 550,000 over the last three years — typically 795 sq ft, or AED 740 a square foot — across 682 recorded sales.
How many buildings are there in Liwan?
53 buildings in Liwan carry a recorded sale history. Each has its own page with every registered price, and 41 of them have enough recent resales to be ranked by price per square foot.
Is Liwan still being built?
Of the 1,171 sales registered in Liwan in 2025, 679 were off-plan purchases from a developer and 492 were resales of finished homes — a community with both markets running at once. The register has 7,031 sales for Liwan since 2009.
Which buildings in Liwan are selling right now?
Over the ninety days to 3 September, Ayat Park View and Mazaya 4 accounted for 21 of the 69 completed homes sold in Liwan, Mazaya 4 above its usual pace.