Community · #87 by 12M value
Liwan
Market bulletin · Thu, 22 Oct 2026
Liwan: median AED 1,106/sqft, up 5.0% over three months on 72 sales
Liwan recorded 31 sales worth AED 31.3M in the 30 days to Thu, 22 Oct 2026, up 55.0% on the previous 30 days. Over the last week 13 sales were registered (AED 12.1M), against 5 the week before.
The median sale over the last three months was AED 919K, or AED 1,106/sqft — like-for-like prices per sqft up 5.0% on the previous three months and up 3.5% on a year earlier. Monthly medians over the past year ranged from AED 995/sqft to AED 1,495/sqft.
By market over 12 months: developer off-plan sales 57.2%, off-plan resales 2.9%, secondary (ready) sales 39.9%. Off-plan resales traded at a median 1.0% premium to developer prices per sqft.
Empire Lake Views was the most active project by value over 12 months (327 sales, AED 326M), and Empire Development the leading developer with 39.1% of value.
Leases registered in the last three months had a median annual rent of AED 50K; like-for-like rent per sqft is down 0.5% on the previous three months. The best gross yield is on 1 BR apartments at about 7.9%.
Median AED/sqft
Monthly median of all registered sales
View data table
| Date | AED/sqft |
|---|---|
| Oct 26 | AED 1,145 |
| Sept 26 | AED 1,127 |
| Aug 26 | AED 1,074 |
| Jul 26 | AED 1,185 |
| Jun 26 | AED 1,230 |
| May 26 | AED 1,259 |
| Apr 26 | AED 995 |
| Mar 26 | AED 1,224 |
| Feb 26 | AED 1,006 |
| Jan 26 | AED 1,057 |
| Dec 25 | AED 1,495 |
| Nov 25 | AED 1,152 |
| Oct 25 | AED 1,061 |
| Sept 25 | AED 1,100 |
| Aug 25 | AED 1,001 |
| Jul 25 | AED 1,087 |
| Jun 25 | AED 1,219 |
| May 25 | AED 1,050 |
| Apr 25 | AED 1,003 |
| Mar 25 | AED 886 |
| Feb 25 | AED 693 |
| Jan 25 | AED 707 |
| Dec 24 | AED 949 |
| Nov 24 | AED 773 |
Off-plan vs resale vs secondary
Monthly median AED/sqft by market (months with 10+ sales)
View data table
| Date | Off-plan (developer) | Secondary (ready) |
|---|---|---|
| Oct 26 | AED 1,266 | AED 951 |
| Sept 26 | — | AED 788 |
| Aug 26 | — | AED 917 |
| Jul 26 | AED 1,401 | AED 930 |
| Jun 26 | AED 1,345 | AED 1,051 |
| May 26 | AED 1,516 | AED 863 |
| Apr 26 | — | AED 789 |
| Mar 26 | AED 1,429 | AED 1,050 |
| Feb 26 | — | AED 987 |
| Jan 26 | AED 1,162 | AED 926 |
| Dec 25 | AED 1,594 | AED 892 |
| Nov 25 | AED 1,332 | AED 912 |
| Oct 25 | AED 1,577 | AED 1,020 |
| Sept 25 | AED 1,186 | AED 927 |
| Aug 25 | AED 1,447 | AED 847 |
| Jul 25 | AED 1,211 | AED 836 |
| Jun 25 | AED 1,485 | AED 788 |
| May 25 | AED 1,195 | AED 785 |
| Apr 25 | AED 1,139 | AED 814 |
| Mar 25 | AED 1,160 | AED 764 |
| Feb 25 | AED 1,065 | AED 641 |
| Jan 25 | AED 988 | AED 549 |
| Dec 24 | AED 993 | AED 757 |
| Nov 24 | AED 1,039 | AED 640 |
Sales per month
Registered sales by market
View data table
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 10 | 1 | 12 |
| Sept 26 | 8 | 6 | 12 |
| Aug 26 | 3 | 0 | 10 |
| Jul 26 | 18 | 4 | 25 |
| Jun 26 | 17 | 1 | 18 |
| May 26 | 14 | 2 | 14 |
| Apr 26 | 9 | 0 | 37 |
| Mar 26 | 40 | 0 | 32 |
| Feb 26 | 9 | 0 | 34 |
| Jan 26 | 58 | 2 | 61 |
| Dec 25 | 214 | 7 | 37 |
| Nov 25 | 82 | 2 | 33 |
Period comparison
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 31 | up 55.0% | AED 31.3M | 1,145 | up 1.6% |
| Last 3 months | 72 | down 32.7% | AED 71.6M | 1,106 | down 10.2% |
| Last 6 months | 179 | down 73.0% | AED 173M | 1,204 | down 3.7% |
| Last 12 months | 850 | down 32.2% | AED 836M | 1,229 | up 22.7% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Off-plan (developer) | 486 | 57% | AED 959K | 1,438 | up 24.5% |
| Off-plan resale | 25 | 3% | AED 850K | 1,453 | up 24.1% |
| Secondary (ready) | 339 | 40% | AED 825K | 958 | up 25.4% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Studio | 228 | 27% | AED 705K | 1,687 | up 9.4% |
| 1 bedroom | 404 | 48% | AED 947K | 1,153 | up 31.2% |
| 2 bedrooms | 194 | 23% | AED 1.43M | 1,049 | up 6.1% |
| 3 bedrooms | 22 | 3% | AED 1.50M | 870 | up 36.8% |
| 4 bedrooms | 2 | 0% | — | — | — |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 832 | 98% | AED 873K | 1,229 | up 22.7% |
| AED 2M–10M | 18 | 2% | AED 2.22M | 1,176 | up 9.5% |
Rents & yields
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
View data table
| Date | Annual rent |
|---|---|
| Oct 26 | AED 52K |
| Sept 26 | AED 50K |
| Aug 26 | AED 50K |
| Jul 26 | AED 52K |
| Jun 26 | AED 53K |
| May 26 | AED 52K |
| Apr 26 | AED 50K |
| Mar 26 | AED 53K |
| Feb 26 | AED 55K |
| Jan 26 | AED 50K |
| Dec 25 | AED 50K |
| Nov 25 | AED 50K |
| Oct 25 | AED 48K |
| Sept 25 | AED 50K |
| Aug 25 | AED 50K |
| Jul 25 | AED 52K |
| Jun 25 | AED 50K |
| May 25 | AED 50K |
| Apr 25 | AED 48K |
| Mar 25 | AED 48K |
| Feb 25 | AED 53K |
| Jan 25 | AED 45K |
| Dec 24 | AED 45K |
| Nov 24 | AED 44K |
- Leases (12M)
- 4,819
- New leases
- 39.8%
- Median rent 3M
- AED 50K
- Rent/sqft 3M
- AED 68
| Studio apartments | AED 40K / AED 545K | 7.3% |
|---|---|---|
| 1 BR apartments | AED 48K / AED 605K | 7.9% |
| 2 BR apartments | AED 68K / AED 1.34M | 5.1% |
| 3 BR apartments | AED 85K / AED 1.25M | 6.8% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| Studio | 445 | AED 40K | AED 43K | 95 |
| 1 BR | 2,104 | AED 48K | AED 53K | 65 |
| 2 BR | 846 | AED 69K | AED 76K | 59 |
| 3 BR | 124 | AED 100K | AED 105K | 57 |
| 4 BR | 39 | AED 220K | AED 225K | 80 |
Top projects
By sales value, last 12 months
| Project | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Empire Lake ViewsLiwan | 327 | 1,663 | — |
| Reem by visionLiwan | 84 | — | — |
| National Bonds Jewels (Binghatti Jewels)Liwan | 53 | — | — |
| Vision 2Liwan | 43 | 1,053 | — |
| Symbolic AltusLiwan | 40 | 1,288 | — |
| Alma GardensLiwan | 27 | — | — |
| Celine By VisionLiwan | 30 | — | — |
| Wavez ResidenceLiwan | 26 | — | — |
| Reem by VisionLiwan | 12 | 1,149 | — |
| Parkgreen ResidencesLiwan | 10 | 1,235 | — |
| Symbolic AlphaLiwan | 7 | — | — |
| Mazaya 04Liwan | 18 | — | — |
| Mazaya - Tala 2 (Queue Point - R098)Liwan | 10 | — | — |
| Mazaya 01Liwan | 11 | — | — |
| Mazaya 19 (Queue Point - R051)Liwan | 7 | — | — |
Developers in Liwan
Their sales here only, last 12 months
| Developer | Sales 12M | AED/sqft | Share |
|---|---|---|---|
| Empire Development | 327 | 1,618 | 39.1% |
| Vision Developments - Vision Platinum Real Estate Development | 129 | 1,149 | 15.3% |
| Al Mazaya Real Estate Development | 173 | 741 | 14% |
| Binghatti | 53 | 1,020 | 8.7% |
| Private Investor | 50 | 1,050 | 7% |
| Symbolic Real Estate Development | 45 | 1,278 | 6.6% |
| Alma Real Estate Development | 27 | 1,222 | 5.5% |
| Danube Properties | 26 | 1,247 | 1.8% |
| Alishaan Developments | 10 | 1,228 | 1.1% |
| ORO24 Developments | 4 | — | 0.4% |
Similarly priced communities
CompareCommunities with the closest 12-month median AED/sqft
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Dubai Silicon Oasis | 1,548 | 1,140 | down 1.4% |
| Mirdif | 124 | 1,205 | down 7.4% |
| Living Legends | 466 | 1,407 | down 1.0% |
| Commercial District | 441 | 1,268 | up 3.5% |
| Rukan | 363 | 1,091 | down 3.0% |
| Damac Island City | 2,951 | 1,257 | down 3.7% |
| Waada | 503 | 1,184 | — |
| The Gardens | 55 | 1,299 | — |
Biggest sales, last 3 months
| Price | Property | Date |
|---|---|---|
| AED 2.15M | 2 BR Apartment · 1,320 sqftEmpire Lake Views | 5 Aug |
| AED 2.01M | 2 BR Apartment · 1,523 sqftVision 2 | 19 Oct |
| AED 1.99M | 2 BR Apartment · 1,319 sqftSymbolic Altus | 24 Sept |
| AED 1.88M | 2 BR Apartment · 1,860 sqftAlma Gardens | 29 Sept |
| AED 1.83M | 2 BR Apartment · 2,041 sqftReem by Vision | 28 Jul |
| AED 1.60M | 2 BR Apartment · 1,523 sqftVision 2 | 1 Oct |
Questions about Liwan
What is the average price per sqft in Liwan?
The median sale price in Liwan over the last three months was AED 1,106 per sqft (median sale AED 919K), based on 72 sales registered with Dubai Land Department.
Are property prices in Liwan going up?
Like-for-like prices per sqft are up 3.5% on a year earlier and up 5.0% on the previous three months.
How many properties were sold in Liwan in the last year?
850 sales worth AED 836M were registered in the last 12 months: 57% developer off-plan, 3% off-plan resales and 40% secondary (ready) sales.
What is the average rent in Liwan?
The median annual rent on leases registered in the last three months was AED 50K, and the best gross rental yield is about 7.9%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
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