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Dubai area guides › Community
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. Every figure is McCone Properties’ own count from the Dubai Land Department’s registers: sales through October 2026.
What Liwan actually sells for — every building, ranked by recorded price →
Median resale price
AED 800K
404 completed homes · the last 12 months
Mean AED 871K
Median per sq ft
AED 866
+8% on the year before
Mean AED 885
Buildings
53
41 with enough recent sales to rank
On the market
1
1 for sale · 0 for rent · with McCone today
At a glance
Liwan in numbers
- Made of
- 53 buildings with a recorded sale history
- Sales on record
- 7,079 since 2009 — the latest registered 19 Oct 2026
- On the market
- 1 for sale with McCone today
- The name
- A hall open to a courtyard — the old houses’ veranda — what Dubai’s area names mean
- Across Dubai
- Freehold areas — freehold, 99% of homes letCheapest areas — resales at AED 866 per sqft, 3rd cheapest of 80Studio apartments — studios resell for AED 512,500, median2 bedroom apartments — two-beds resell for AED 1,342,521, median1 bedroom apartments — one-beds resell for AED 595,000, median3 bedroom apartments — three-beds resell for AED 1,250,000, medianBest residential buildings — Wavez Residence resells at AED 1,216 per sqft, 59th dearest district of 67New buildings — 2 towers handed over in 2025; 5 still off-planCheapest buildings — Mazaya 4 resells for AED 337,500, median, the cheapest of 13 ranked towers hereProperty price index — resales +76% a sqft since 2020, 38th of 51Rental yields — ranked with its neighbours under the DLD area Wadi Al Safa 2
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 name is the Arabic for a hall open on one side to a courtyard, the covered veranda of the region's old houses.
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 | 460,000 | 462,011 | 1,142 | 99 |
| 1 B/R | 788 sqft | 550,000 | 592,812 | 749 | 672 |
| 3 B/R | 1,738 sqft | 1,120,000 | 1,120,660 | 642 | 57 |
| 2 B/R | 1,309 sqft | 1,192,970 | 1,118,367 | 938 | 460 |
Over the last 12 months, 404 completed homes changed hands in Liwan at a median of AED 800,000 — AED 866 a square foot, up 8% on the year before. Off-plan launches sit beside that figure, not inside it: 570 in the last year at AED 1,445 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 19 October, by McCone Properties' count of the Land Department register, Ayat Park View and Wavez Residence accounted for 16 of the 63 completed homes sold in Liwan.
| # | Building | Sales, 90 days | Against its usual pace | Median per sq ft |
|---|---|---|---|---|
| 1 | Ayat Park View | 9 | 0.8× | 1,046 |
| 2 | Wavez Residence | 7 | 0.9× | 1,106 |
| 3 | Mazaya 4 | 6 | 1.3× | 534 |
| 4 | Mazaya 1 | 5 | 1.8× | 743 |
Completed homes only, by the date the Dubai Land Department registered the transfer — the ninety days to 19 Oct 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 →
Every building
All 53 buildings in Liwan
Every building with a page of its own, alphabetically — its registered prices, sizes and the year it was handed over wherever the Dubai Land Department has a sale on record, and our homes in it where it has none yet.
Rent in Liwan by building — what each tower actually lets for, from the Ejari register →
Al Yarmouk · Albero By Oro24 · Alma Gardens · Ayat Park View · Confident Lancaster · Empire Lake view · Farah Tower 1 · Farah Tower 2 · Farah Tower 5 · Ghanima · Karma by Vision · Mazaya 1 · Mazaya 10A · Mazaya 10B · Mazaya 11 · Mazaya 12 · Mazaya 13 · Mazaya 14 · Mazaya 15 · Mazaya 16 · Mazaya 17 · Mazaya 18 · Mazaya 19 · Mazaya 2 · Mazaya 20 · Mazaya 21 · Mazaya 22 · Mazaya 23 · Mazaya 24 · Mazaya 25 · Mazaya 26 · Mazaya 28 · Mazaya 29 · Mazaya 3 · Mazaya 30 · Mazaya 31 · Mazaya 32 · Mazaya 4 · Mazaya 5 · Mazaya 6 · Mazaya 7 · Mazaya 8 · Mazaya 9 · Monaco Residency · National Bonds Jewels · Platinum By Vision · Reem by Vision · Shams · Symbolic Altus · Tala 1 · Tala 2 · Vision 1 · Wavez Residence
Questions people ask
Liwan, answered
Where is Liwan?
Liwan 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.
How much does it cost to buy in Liwan?
By McCone Properties' count of the Dubai Land Department register, 404 completed homes changed hands in Liwan over the last 12 months at a median of AED 800,000 — AED 866 a square foot, up 8% on the year before. Off-plan launches are counted separately: 570 in the last year at a median AED 1,445 a square foot. Every figure is a registered transfer, not an asking price.
How much is a one-bedroom in Liwan?
On McCone Properties' reading of the Land Department's sales register, completed one-bedroom homes in Liwan sold for a median AED 550,000 over the last three years — typically 788 sq ft, or AED 749 a square foot — across 672 recorded sales.
How many buildings are there in Liwan?
McCone Properties counts 53 buildings in Liwan with a sale history on the Land Department register. 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 the Land Department registered in Liwan in 2025, McCone Properties counts 679 off-plan purchases from a developer and 492 resales of finished homes — a community with both markets running at once. The register has 7,079 sales for Liwan since 2009.
Which buildings in Liwan are selling right now?
Over the ninety days to 19 October, by McCone Properties' count of the Land Department register, Ayat Park View and Wavez Residence accounted for 16 of the 63 completed homes sold in Liwan.
New to renting or buying here? Ejari, the RERA rental index and the cost of buying, explained.
Where these numbers come from. Sale prices are the Dubai Land Department’s transaction register, read from the Dubai Data Exchange — what buyers actually paid, recorded at transfer. Mortgage registrations, gifts and developers’ own filings are excluded, and medians are used so one unusual sale cannot move the number. Sales through 19 Oct 2026.