Shams
What people actually paid in Shams: the sales registered at the Dubai Land Department, not asking prices. Understand the numbers before you buy.
116 sales are on record at the Dubai Land Department, below.
McCone Properties
Managing Partner
Buying 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
Recorded rents and gross yield for Shams →
Living in Liwan — the area guide →
What a mortgage on a home in Shams costs a month — and the cash you need on the day →
The recorded market
Price per square foot, by year
The median of every sale registered at the Dubai Land Department here. Not asking prices.
The low was 2019 at AED 402 a square foot, and it has recovered 81% since.
What sells here
By size
Registered sales in the last three years. Sizes are the registered floor area.
| Layout | Typical size | Median price | Mean price | Per sq ft | Sales |
|---|---|---|---|---|---|
| 1 B/R | 780 sqft | 508,000 | 510,273 | 689 | 11 |
| 2 B/R | 1,507 sqft | 932,500 | 910,000 | 662 | 6 |
Layouts that have sold fewer than five times in three years are left out — too few to quote a median, so we do not guess at one.
Every sale, as registered
Recent sales in Shams
The last transfers recorded at the Dubai Land Department, newest first.
| Date | Layout | Size | Price | Per sq ft |
|---|---|---|---|---|
| 16 Oct 2026 | 2 B/R | 1,218 | 915,000 | 752 |
| 30 Sept 2026 | 1 B/R | 780 | 540,000 | 692 |
| 7 Sept 2026 | 2 B/R | 1,021 | 860,000 | 842 |
| 6 May 2026 | 1 B/R | 697 | 508,000 | 729 |
| 14 Apr 2026 | 2 B/R | 1,474 | 970,000 | 658 |
| 17 Feb 2026 | 2 B/R | 1,540 | 1,025,000 | 666 |
| 11 Feb 2026 | 1 B/R | 687 | 470,000 | 684 |
| 2 Feb 2026 | 1 B/R | 891 | 690,000 | 774 |
| 14 Jan 2026 | 1 B/R | 734 | 550,000 | 749 |
| 11 Jun 2025 | 2 B/R | 1,651 | 950,000 | 575 |
| 13 Mar 2025 | 1 B/R | 863 | 595,000 | 689 |
| 28 Feb 2025 | 3 B/R | 1,864 | 1,200,000 | 644 |
How often it trades
Sales per year
Off-plan sales dominate a building’s first years; resales take over after handover.Off-planResale
Of the 116 sales on record, 41 were bought off-plan from the developer and 75 were resales of a finished home. The changeover in 2014 is the handover. The 2026 bar is part-year.
Where the market is moving
The busiest buildings in Liwan
Shams sold 3 completed homes in the ninety days to 19 Oct 2026, below the five-sale floor to rank. These are the five busiest buildings in Liwan.
| Rank | Building | Sales, 90 days | Against its usual pace |
|---|---|---|---|
| 1 | Ayat Park View | 9 | 0.8× |
| 2 | Wavez Residence | 7 | 0.9× |
| 3 | Mazaya 4 | 6 | 1.3× |
| 4 | Mazaya 1 | 5 | 1.8× |
Completed homes only, by the date the Dubai Land Department registered the transfer — the ninety days to 19 Oct 2026. Buildings with fewer than five sales in the window are not ranked. The ten busiest in Liwan, with pace against each building’s own year before.
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.
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