Shams
What tenants actually pay: the tenancies registered with Ejari, not asking rents. Understand the numbers before you rent.
23 tenancies naming Shams were registered in the last twelve months, below.
McCone Properties
Managing Partner
Renting in Shams? Our team can walk you through what these numbers mean for you.
- Community
- Liwan
- Handed over
- 2014 — the first year resales of completed homes appear in numbers on the register, not the developer’s date
- First on record
- 2009 — an off-plan sale
- Sales on record
- 116 — registered at the Dubai Land Department, the latest October 2026
- Off-plan share
- 35% — 41 bought off-plan from the developer, 75 resales of a completed home
Every recorded sale in Shams — prices, sizes and the year it was handed over →
What Shams's neighbours let for — every tower in Liwan the register names, ranked →
Living in Liwan — the area guide →
What a home in Shams returns on its rent — the yield calculator →
Recorded rents
What Shams rents for, by layout
Tenancies registered with Ejari that name Shams, last twelve months. Annual rents, medians.
| Layout | Typical size | Median rent | Mean rent | Per sq ft / year | Contracts |
|---|---|---|---|---|---|
| 1 B/R | 800 sqft | 47,000 | 50,367 | 64 | 18 |
| 2 B/R | 1,317 sqft | 70,000 | 66,225 | 54 | 5 |
Layouts with fewer than five contracts in the year are left out. 96 contracts name this building on the register since 2023.
For comparison
Recorded rents in Liwan
How Shams sits against its community. The full Liwan rental report →
| Layout | Median rent | Mean rent | New lease | Renewal | Per sq ft / year | Contracts |
|---|---|---|---|---|---|---|
| Studio | 40,000 | 39,934 | 42,000 | 36,750 | 96 | 672 |
| 1 B/R | 51,000 | 51,929 | 55,000 | 47,124 | 69 | 2,609 |
| 2 B/R | 74,000 | 76,792 | 78,000 | 67,000 | 65 | 1,156 |
| 3 B/R | 97,000 | 121,439 | 97,000 | 97,300 | 50 | 135 |
| 5 B/R | 210,000 | 222,802 | 225,000 | 205,000 | 87 | 107 |
| 4 B/R | 217,554 | 231,231 | 220,000 | 205,000 | 46 | 50 |
Rent against price
Gross yield in Shams
This building's own recorded rent per square foot a year over its own recorded resale price per square foot, layout by layout.
| Layout | Rent / sq ft / year | Rent from | Sale / sq ft | Gross yield |
|---|---|---|---|---|
| 2 B/R | 54 | This building · 5 | 662 | 8.2% |
| 1 B/R | 64 | This building · 18 | 689 | 9.2% |
Gross: before service charges, agency fees and any months empty between tenants. The sale side is completed homes sold here in the last three years, five or more of a layout.
Every tenancy, as registered
Recent contracts in Shams
The latest tenancies registered with Ejari naming this building, newest first.
| Start | Layout | Size | Annual rent | Type |
|---|---|---|---|---|
| 1 Oct 2026 | 1 B/R | 810 | 45,000 | New lease |
| 25 Sept 2026 | 1 B/R | 897 | 46,000 | New lease |
| 1 Sept 2026 | 1 B/R | 791 | 44,100 | Renewal |
| 27 Aug 2026 | 1 B/R | 642 | 48,000 | New lease |
| 25 Aug 2026 | 1 B/R | 846 | 45,000 | Renewal |
| 1 Jul 2026 | 2 B/R | 1,158 | 70,000 | Renewal |
| 15 Jun 2026 | 2 B/R | 1,474 | 80,000 | New lease |
| 1 Jun 2026 | 1 B/R | 1,114 | 58,000 | New lease |
| 10 May 2026 | 1 B/R | 686 | 58,000 | Renewal |
| 8 May 2026 | 1 B/R | 639 | 40,000 | Renewal |
| 1 May 2026 | 1 B/R | 676 | 60,000 | New lease |
| 31 Mar 2026 | 1 B/R | 983 | 80,000 | New lease |
How often it lets
Contracts per year
New tenancies and renewals naming Shams, stacked.New leaseRenewal
20 contracts in 2026 so far. The 2026 bar is part-year.
Nearby
What else to look at in Liwan
The buildings this one sits between on recorded price per square foot, and the newest to start trading. Every one has its own page of registered prices.
| Building | Recorded sales | First traded | Median per sq ft |
|---|---|---|---|
| Empire Lake viewnewest | 562 | 2025 | 1,614 |
| Ayat Park Viewnewest | 55 | 2026 | 1,045 |
| Mazaya 13 | 102 | 2009 | 676 |
| Mazaya 31 | 92 | 2009 | 675 |
| Mazaya 10B | 219 | 2009 | 674 |
| Ghanima | 111 | 2009 | 674 |
| Mazaya 2 | 119 | 2009 | 670 |
| Mazaya 10A | 210 | 2009 | 670 |
| Mazaya 3 | 244 | 2009 | 670 |
| Monaco Residency | 40 | 2015 | 662 |
Medians over each building’s whole recorded history at the Dubai Land Department, so a tower that has not traded lately is still here — this is what to look at next, not what the market is doing this month. Buildings with fewer than five recorded sales are left out. “First traded” is the year the register first saw a sale in the building, which for a new tower is close to its handover.
Moving into Shams? Ejari, the DEWA move-in and your Makani number, explained.