Liwan
وادي الصفا 2officially Wadi Al Safa 2
Dubai Land Department data shows the typical sale price (the median, ready and off-plan homes together) in Liwan was AED 1,359/sqft over the 30 days to 7 October 2026, from 83 sales recorded so far.
AED 1,359/sqft
30 days to 7 October 2026 · 83 sales
+22.3%
+1%
70%
12 months to 7 October 2026 · 1,559 sales
7.9%
Ready homes, 12 months to 7 October 2026 · 475 sales · 2,323 new lets
45
All years, 2012–2026 · 4,614 resales
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
A typical residential sale here was AED 1,053,745 for about 830 sqft in the 12 months to 7 October 2026 (1,559 sales); across all 10,420 recorded sales the typical price is AED 685,767.
Ready-home prices here have moved +22.3% across the 176 months (Feb 2012 – Oct 2026) of Land Department records we hold. That is a pace of +1% a year if it kept going.
That is all 176 months of records for this area, shown as a yearly pace. It averages over every rise and fall in that time, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Off-plan and ready are different markets
Off-plan
AED 1,524/sqft
1,084 sales, 12 months to 7 October 2026
AED 933/sqft
5,813 sales since 2009
Ready
AED 945/sqft
475 sales, 12 months to 7 October 2026
AED 704/sqft
4,607 sales since 2009
In the 12 months to 7 October 2026, across 1,559 sales (1,084 off-plan, 475 completed homes), off-plan sold 61% above completed homes here.
Across every recorded sale since 2009, off-plan sold 32% above completed homes here.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What each size costs in Liwan
Typical size and price for every bedroom count. A size with at least 15 recorded sales is well evidenced; a size with fewer is still shown, with a red (i) and the number of sales behind it. The Dubai Land Department records the number of bedrooms on nearly every sale, so these figures come from real sales, not estimates. The main price is for the last 12 months. The typical price across every sale on record sits under it.
Rent: the typical rent on new lets, matched by bedrooms or by size.
Apartments
| Size | Typical floor area | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| Studio | 408 sqft | AED 744,777 354 sales all years AED 500,650 | AED 1,216/sqft | AED 42,000/yr 300 rent contracts | 1,200 |
| 1 bed | 770 sqft | AED 1,045,000 681 sales all years AED 545,000 | AED 719/sqft | AED 55,000/yr 1,234 rent contracts | 5,453 |
| 2 beds | 1,198 sqft | AED 1,561,394 368 sales all years AED 884,813 | AED 726/sqft | AED 78,000/yr 632 rent contracts | 2,593 |
| 3 beds | 1,733 sqft | AED 2,638,828 55 sales all years AED 1,208,602 | AED 690/sqft | AED 91,500/yr 56 rent contracts | 454 |
| 4 beds | 2,228 sqft | AED 3,301,213 2 sales all years AED 2,600,000 | AED 765/sqft | — | 5 |
Villas and townhouses, as the Land Department records them
| Size | Typical floor area | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| 2 beds | 976 sqft | AED 1,283,500 52 sales all years AED 1,080,000 | AED 999/sqft | — | 535 |
| 3 beds | 2,221 sqft | fewer than 10 sales in 12 months all years AED 1,500,000 | AED 671/sqft | AED 164,007/yr 26 rent contracts | 32 |
| 4 beds | 976 sqft | AED 1,829,637 13 sales all years AED 1,697,252 | AED 1,256/sqft | AED 225,000/yr 32 rent contracts | 148 |
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
What exists here, and who may own it
Most figures on this page are about sales and rents. This one counts what exists, not what sold: the units on the Land Department’s register.
Units on record
12,139
In Liwan, from the Land Department's register of flats.
Freehold
100%
Every unit in Liwan with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
827 sqft
Typical size of the 12,139 units that record one.
By size of home
No villas in this register.
Dubai Land Department · unit register The Land Department's unit register · counts, not valuations. File dated 8 Oct 2026 · synced 9 Oct 2026.
Villas on the Land Department's register in Wadi Al Safa 2
The Land Department files these villas under its area Wadi Al Safa 2, which this page covers as Liwan. Every villa record in that Land Department area is counted.
924 of the 1,814 villa records the Land Department lists in Wadi Al Safa 2 stand alone on their plot with both sizes recorded; the other 890 share a plot with other building records or miss a size, and are not in these bands.
2 bedrooms
36 villas- Plot
- typically 2,907 sqftmiddle half 2,907–3,776 sqft
- Built-up area
- typically 2,852 sqftmiddle half 2,852–2,852 sqft
3 bedrooms
160 villas- Plot
- typically 5,400 sqftmiddle half 4,026–5,813 sqft
- Built-up area
- typically 3,223 sqftmiddle half 3,137–4,628 sqft
4 bedrooms
417 villas- Plot
- typically 4,845 sqftmiddle half 4,672–5,814 sqft
- Built-up area
- typically 5,072 sqftmiddle half 3,502–5,143 sqft
5 bedrooms
272 villas- Plot
- typically 5,813 sqftmiddle half 5,425–8,910 sqft
- Built-up area
- typically 6,045 sqftmiddle half 5,747–6,800 sqft
6 bedrooms
39 villas- Plot
- typically 5,425 sqftmiddle half 5,425–5,804 sqft
- Built-up area
- typically 7,083 sqftmiddle half 7,083–7,189 sqft
Both figures are as the Land Department's files record them, for the same villas. On these villas the plot is typically 1.15 times the built-up area (middle half 0.93–1.36).
In the Land Department's buildings file dated 5 Oct 2026 and in the Land Department's land register dated 10 Oct 2026.
Dubai Land Department · building register The Land Department's buildings file · each villa record's built-up area and bedrooms, as recorded. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · land register The Land Department's land register · the plot a villa stands alone on, as the Municipality measures it · no owner. File dated 10 Oct 2026 · synced 11 Oct 2026.
Rental market
From 4,891 Ejari rent contracts , last 12 months. These are the rents tenants agreed to pay, not advertised rents.
Typical yearly rent
AED 55,000/yr
for ~807 sqft
Rent per sqft
AED 69/sqft
per year
Renewals
52%
of contracts
Contracts
4,891
last 12 months
What it costs to rent here
Typical yearly rent, by size of home. Each group's bars are measured against its own largest rent.
Apartments
- StudioAED 42,000/yr
- 1 bedAED 55,000/yr
- 2 bedsAED 78,000/yr
- 3 bedsAED 91,500/yr
Villas and townhouses, as the Land Department records them
- 3 bedsAED 164,007/yr
- 4 bedsAED 225,000/yr
Matched by number of bedrooms where Ejari records one (most contracts do), and by floor area where it does not. The table below says which for each row. Renewing tenants pay about 14% less per sqft than someone signing a new lease here.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
What it returns
A year of rent compared with what completed homes of that size actually sold for in Liwan over the same twelve months. Rents come from Ejari rent contracts and prices from recorded sales. Off-plan sales are left out of the price, because rent is paid on built homes and off-plan sells at a premium.
| Size | Price now, ready homes | Rents for | Yield before costs | Ready sales, 12 months |
|---|---|---|---|---|
| Studio | AED 525K | AED 42,000/yrby bedroom · 300 new lets | 8.0% | 37 |
| 1 bed | AED 620K | AED 55,000/yrby bedroom · 1,234 new lets | 8.9% | 244 |
| 2 beds | AED 1.34M | AED 78,000/yrby bedroom · 632 new lets | 5.8% | 164 |
| 3 beds | AED 1.25M | AED 91,500/yrby bedroom · 56 new lets | 7.3% | 16 |
The highest yield before costs here is on a 1 bed at 8.9%. Studio apartments here yield more than 3-bedroom apartments: 8.0% against 7.3%.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price. In a market that has risen as far as Dubai’s, the average is a historical price. Worked out with the typical price across every sale on record (AED 545K), a 1 bed here reads 10.1% instead of 8.9%. The yield in the table above uses the AED 620K a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from the typical owners’ association budget in this area — AED 13/sqft across 33 projects, recorded for 2024–2026 (32 for 2026). Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Yield before costs | Yield after service charge |
|---|---|---|---|---|
| Studio | AED 5,176 | AED 36,824 | 8.0% | 7.0% |
| 1 bed | AED 9,781 | AED 45,219 | 8.9% | 7.3% |
| 2 beds | AED 15,218 | AED 62,782 | 5.8% | 4.7% |
| 3 beds | AED 22,004 | AED 69,496 | 7.3% | 5.6% |
Only the service charge is taken off.
A separate reserve-fund line appears in 33 of the 33 project budgets counted together here; the middle of those is AED 0.8/sqft.
Yield before costs: a year of rent as a share of the price.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Common questions about Liwan
How much is rent in Liwan?
The typical rent (the median: half of the rent contracts were above this, half below) in Liwan is AED 42,000/yr for a studio, AED 55,000/yr for a 1-bedroom, AED 78,000/yr for a 2-bedroom and AED 91,500/yr for a 3-bedroom. These rents come from the rent contracts recorded in Ejari (Dubai's rent registration system) in Liwan over the last twelve months. They are what tenants agreed to pay, not advertised asking rents. Each rent is matched to homes by bedroom count where Ejari records one, which most contracts do, and by floor area where it does not. Each row on this page says which.
How much do properties cost in Liwan?
The typical price (the median: half sold for more than this, half for less) for residential sales in Liwan was AED 1,359/sqft over the 30 days to 7 October 2026, from the 83 sales recorded so far for those days. Late records are still arriving, so that count can grow. Over the 12 months to 7 October 2026, homes here typically sold for about AED 1.05M and measured about 830 sqft (1,559 sales). These come from sales recorded by the Dubai Land Department. They are what buyers paid, not asking prices.
What rental yield does Liwan give?
The yield before costs on ready homes in Liwan is about 8.0% on a studio apartment, 8.9% on a 1-bedroom apartment, 5.8% on a 2-bedroom apartment and 7.3% on a 3-bedroom apartment. That is a year of rent divided by what completed homes of that size sold for over the same twelve months. Studio apartments here yield more than 3-bedroom apartments: 8.0% against 7.3%. Service charges, agency commission and empty periods are not taken off, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Liwan freehold?
Yes. Every unit in Liwan whose ownership type is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 12,139 units for the area.
How have property prices in Liwan changed over the last two years?
The typical price (the median: half sold for more than this, half for less) of ready homes in Liwan was AED 881/sqft in Q3 2026 (86 sales), against AED 724/sqft in Q4 2024 (143 sales). That is a change of +21.7% across those quarters. By quarter, the typical price of ready homes was AED 724/sqft in Q4 2024, AED 739/sqft in Q1 2025, AED 819/sqft in Q2 2025, AED 1,000/sqft in Q3 2025, AED 963/sqft in Q4 2025, AED 980/sqft in Q1 2026, AED 890/sqft in Q2 2026 and AED 881/sqft in Q3 2026. Off-plan sales had a typical price of AED 1,472/sqft in Q3 2026 (147 sales) and are never counted together with ready homes here. These are typical prices of recorded sales, not a price index: a quarter's move against the one before it partly reflects which homes sold, and sales for Q3 2026 are still being recorded.
Is Liwan mostly off-plan or completed homes?
70% of the 1,559 sales recorded in Liwan in the 12 months to 7 October 2026 were off-plan, and the rest were recorded as existing property rather than off-plan. The two sell at different prices, so one price per square foot for both together would describe neither.
Prices by quarter, Q4 2024 to Q3 2026
Typical sale price per sqft in Liwan, by calendar quarter of the sale date, with ready homes and off-plan sales kept apart. Only complete quarters are shown. A quarter with 60 or more sales is well evidenced; one with fewer is still shown, with a red (i) and the number of sales, and no change against a year earlier is worked out from it.
| Quarter | Ready homes · typical price per sqft | vs a year earlier | Off-plan · typical price per sqft |
|---|---|---|---|
| Q4 2024 | AED 724/sqft143 sales | +29.6% | AED 1,028/sqft147 registrations |
| Q1 2025 | AED 739/sqft116 sales | +27.2% | AED 1,049/sqft89 registrations |
| Q2 2025 | AED 819/sqft150 sales | +23.0% | AED 1,432/sqft301 registrations |
| Q3 2025 | AED 1,000/sqft139 sales | +13.0% | AED 1,545/sqft613 registrations |
| Q4 2025 | AED 963/sqft128 sales | +33.0% | AED 1,549/sqft511 registrations |
| Q1 2026 | AED 980/sqft159 sales | +32.7% | AED 1,547/sqft280 registrations |
| Q2 2026 | AED 890/sqft101 sales | +8.8% | AED 1,523/sqft179 registrations |
| Q3 2026still being recorded | AED 881/sqft86 sales | -11.9% | AED 1,472/sqft147 registrations |
Ready-home typical price +21.7% from Q4 2024 (AED 724/sqft, 143 sales) to Q3 2026 (AED 881/sqft, 86 sales).
Q3 2026 holds 86 ready sales against about 129 in each of the three quarters before it: sales for it are still being recorded, and its typical price will settle in later months.
The typical price moves with the mix of homes that sold, not only with prices.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Typical price per sqft, month by month
Ready and off-plan together · the newest month is still filling up.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Mortgage registrations in Liwan
There were 338 mortgage registrations here in the 12 months to 7 October 2026. That is the date of the newest mortgage registration in our Dubai-wide records. These count registrations, not buyers. The register records each loan on its own and does not link it to a sale, so we cannot tell you what share of purchases were paid for with a mortgage.
- 297 new registrations
- 24 delayed, on off-plan
- 5 modifications
- 4 lease finance
- 1 development finance
- 1 portfolio registrations
- 6 other types
A modification or a transfer is not a new purchase.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Valuations recorded here
Counted from the Land Department's valuations file dated 10 Oct 2026, over the 12 months to 9 Oct 2026.
- Fewer than 20 valuations of flats were recorded in Liwan in the 12 months to 9 Oct 2026, so Keyva shows no count.
- Fewer than 20 valuations of villas were recorded in Liwan in the 12 months to 9 Oct 2026, so Keyva shows no count.
A valuation here is an appraisal recorded with the Land Department. It is not a price anyone paid, and the file does not say why each one was recorded. Keyva shows the count and no value.
Dubai Land Department · valuation records Land Department valuations counted as recorded, per property sub-type, in the 12 months to 9 Oct 2026, with a count shown only from 20 valuations · counts, never a price. File dated 10 Oct 2026 · synced 11 Oct 2026.
Areas at a similar price
Closest to Liwan on typical price per sqft, each over the same 30 days.
Barsha Heights
30 days to 7 Oct 2026 · 14 sales
AED 1,350/sqft
-1%
Dubai Land Residence Complex
30 days to 7 Oct 2026 · 407 sales
AED 1,391/sqft
+2%
Town Square
30 days to 7 Oct 2026 · 115 sales
AED 1,392/sqft
+2%
Majan
30 days to 7 Oct 2026 · 592 sales
AED 1,416/sqft
+4%
Jumeirah Village Circle
30 days to 7 Oct 2026 · 808 sales
AED 1,427/sqft
+5%
Arabian Ranches Ii
30 days to 7 Oct 2026 · 55 sales
AED 1,273/sqft
-6%
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · area codes The Land Department's own area names and codes. File dated 2 Oct 2026 · synced 3 Oct 2026.
Buildings in Liwan
Each has at least twenty sales on record, so its own typical price means something. Ordered by how many sales each has had, most first.
Dubai Land Department · building register The Land Department's building register. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Projects in Liwan · 53 recorded
Albero By Oro24
ORO24 REAL ESTATE DEVELOPMENT L.L.C
AED 1,379/sqft
Jun 2026 · 1 home sale
Alma Gardens
Alma Real Estate Developments L.L.C
AED 1,070/sqft
May 2026 · 6 home sales
Bianca
Reportage Prime Properties L.L.C
AED 1,334/sqft
Sep 2026 · 5 home sales
Celine By Vision
Clear Vision Real Estate Development L.L.C
AED 1,203/sqft
Jul 2026 · 6 home sales
Confident Adur
Unknown developer
No month with 5+ recorded home sales since Oct 2025
Confident Lancaster
CONFIDENT LANCASTER REAL ESTATE DEVELOPMENT L.L.C
AED 945/sqft
Oct 2025 · 1 home sale
Confident Preston
Casa Preston Real Estate L.L.C
No month with 5+ recorded home sales since Oct 2025
Empire Lakeviews
EMPIRE CROWN REAL ESTATE DEVELOPMENT L.L.C
AED 1,657/sqft
Sep 2026 · 7 home sales
Karma
Clear Vision Real Estate Development L.L.C
AED 1,154/sqft
Aug 2026 · 1 home sale
Parkgreen Residences By Alishaan
Unknown developer
AED 1,238/sqft
Sep 2026 · 5 home sales
Platinum By Vision
VISION PLATINUM REAL ESTATE DEVELOPMENT L.L.C
No month with 5+ recorded home sales since Oct 2025
Qline (Qpoint Phase II) R010
AL MAZAYA EMIRATES REAL ESTATE DEVELOPMENT OWNED BY MAZAYA ALGHAD ONE PERSON COMPANY L.L.C
AED 860/sqft
Sep 2026 · 1 home sale
Qpoint Liwan-Plotr001
AL MAZAYA HOLDING COMPANY
AED 610/sqft
Jun 2026 · 1 home sale
Qpoint Liwan - Plot R002
AL MAZAYA REAL ESTATE FZ-LLC
AED 651/sqft
1–7 Oct 2026 · 2 home sales
Qpoint Liwan - Plot R003
AL MAZAYA REAL ESTATE FZ-LLC
AED 738/sqft
Aug 2026 · 1 home sale
Qpoint Liwan-Plot R004
AL MAZAYA REAL ESTATE FZ-LLC
AED 513/sqft
Sep 2026 · 1 home sale
Qpoint Liwan-Plot R005
AL MAZAYA REAL ESTATE FZ-LLC
AED 560/sqft
1–7 Oct 2026 · 1 home sale
Qpoint Liwan-Plot R008 A&B
AL MAZAYA REAL ESTATE FZ-LLC
AED 1,074/sqft
Aug 2026 · 1 home sale
Qpoint Liwan-Plot R009
AL MAZAYA HOLDING COMPANY
AED 755/sqft
Sep 2026 · 1 home sale
Qpoint Liwan-Plot R015
AL MAZAYA REAL ESTATE FZ-LLC
AED 744/sqft
Sep 2026 · 1 home sale
Qpoint Liwan-Plot R016
AL MAZAYA HOLDING COMPANY
AED 615/sqft
1–7 Oct 2026 · 1 home sale
Qpoint Liwan-Plot R017
AL MAZAYA HOLDING COMPANY
AED 792/sqft
Mar 2026 · 1 home sale
Qpoint Liwan-Plot R020
AL MAZAYA REAL ESTATE FZ-LLC
AED 701/sqft
Aug 2026 · 1 home sale
Qpoint Liwan-Plot R022
AL MAZAYA REAL ESTATE FZ-LLC
AED 742/sqft
Jan 2026 · 1 home sale
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Seen a listing for this?
Put the asking price beside what comparable homes actually sold for, and check the agent against the Land Department’s register of licensed brokers. Free, no sign-in.