Area profile
Liwan Liwan 1 · Dubai · property prices and rents
In the 12 months to 4 November 2026, the ready price per sq ft of the same home types rose 16.3% (Dubai +6.4%), and registered sales fell 3.2% to 1,151. In the last 3 months, the ready price per sq ft of the same home types stood 12.3% above the same months a year before (Dubai +1.6%).
In DLD records: Liwan1, Liwan2
The full Liwan report
Price growth over 1, 3 and 5 years, rents by home type, service charges and net yield, comparables and every project ranked, with a PDF.
Data to 4 November 2026
- Median ready price
- AED 1,000
- Per sq ft
Median ready price
The median price per sq ft of the ready homes sold in the last 12 months: half sold for more, half for less, so one unusual sale moves it little. Plots and whole buildings are left out; off-plan sales are counted apart.
Price change Ready homes · Same home types
| 3 months | 1 year | 3 years | |
|---|---|---|---|
| Liwan | +12.3% | +16.3% | +104.6% |
| Dubai | +1.6% | +6.4% | +31.6% |
3 months: against the same 3 months a year before
Price change
How much the median ready price per sq ft changed. It is worked out home type by home type (class and bedrooms) and weighted by each type’s sales now, so a shift from studios to villas does not read as a change in price.
3 months: the last 3 months against the same months a year before, so a turn in the market shows sooner. 1 year: the last 12 months against the 12 months before. 3 years: the last 12 months against the 12 months that ended three years earlier.
Dubai: the same change for the whole of Dubai, worked out the same way, to read the area against.
5 years: the area report adds the change over 5 years and the yearly growth rate.
A home type counts only with at least 5 ready sales in both periods. Share of the ready sales in the home types compared: 3 months 97% · 1 year 100% · 3 years 100%.
- Registered sales
- 1,151
- Last 12 months
Registered sales
Residential sales registered with the Dubai Land Department in the last 12 months, ready and off-plan, plots and whole buildings included. Mortgages and gifts are not sales and are left out.
In the last 12 months, Dubai Land Department registered 1,151 sales in Liwan, worth AED 1.3B in total. The number of sales was 3.2% lower than in the 12 months before. The median price was 1,429 AED/sqft off-plan and 1,000 AED/sqft for ready homes.
Source: Dubai Land Department open data, published on Dubai Data under the Dubai Data Open Data Licence: registered sales and new rent contracts. Medians use at least 5 transactions. Asking prices are aggregates of property portal listings.
Liwan 1 prices, over time.
Median registered price, AED per sq ft
- Ready (registered sales)
- Off-plan (registered sales)
Show the figures
| Month | Ready (registered sales) | Off-plan (registered sales) |
|---|---|---|
| Nov 2023 | 558 AED/sqft 21 sales | — |
| Dec 2023 | 596 AED/sqft 14 sales | 1,050 AED/sqft 14 sales |
| Jan 2024 | 600 AED/sqft 32 sales | 1,249 AED/sqft 49 sales |
| Feb 2024 | 582 AED/sqft 24 sales | 1,215 AED/sqft 73 sales |
| Mar 2024 | 575 AED/sqft 31 sales | 1,075 AED/sqft 53 sales |
| Apr 2024 | 589 AED/sqft 30 sales | 1,030 AED/sqft 34 sales |
| May 2024 | 652 AED/sqft 30 sales | 1,259 AED/sqft 30 sales |
| Jun 2024 | 849 AED/sqft 36 sales | 1,221 AED/sqft 10 sales |
| Jul 2024 | 899 AED/sqft 70 sales | 1,161 AED/sqft 6 sales |
| Aug 2024 | 850 AED/sqft 44 sales | 890 AED/sqft 20 sales |
| Sep 2024 | 700 AED/sqft 44 sales | 922 AED/sqft 10 sales |
| Oct 2024 | 724 AED/sqft 61 sales | 1,028 AED/sqft 42 sales |
| Nov 2024 | 700 AED/sqft 44 sales | 1,057 AED/sqft 18 sales |
| Dec 2024 | 742 AED/sqft 38 sales | 997 AED/sqft 59 sales |
| Jan 2025 | 654 AED/sqft 29 sales | 990 AED/sqft 36 sales |
| Feb 2025 | 706 AED/sqft 31 sales | 1,065 AED/sqft 13 sales |
| Mar 2025 | 867 AED/sqft 55 sales | 1,106 AED/sqft 25 sales |
| Apr 2025 | 941 AED/sqft 59 sales | 1,139 AED/sqft 45 sales |
| May 2025 | 783 AED/sqft 45 sales | 1,193 AED/sqft 34 sales |
| Jun 2025 | 787 AED/sqft 46 sales | 1,431 AED/sqft 72 sales |
| Jul 2025 | 845 AED/sqft 49 sales | 1,349 AED/sqft 117 sales |
| Aug 2025 | 1,040 AED/sqft 49 sales | 1,436 AED/sqft 28 sales |
| Sep 2025 | 971 AED/sqft 40 sales | 1,189 AED/sqft 88 sales |
| Oct 2025 | 1,000 AED/sqft 52 sales | 1,468 AED/sqft 38 sales |
| Nov 2025 | 885 AED/sqft 36 sales | 1,325 AED/sqft 88 sales |
| Dec 2025 | 900 AED/sqft 39 sales | 1,582 AED/sqft 209 sales |
| Jan 2026 | 886 AED/sqft 62 sales | 1,206 AED/sqft 75 sales |
| Feb 2026 | 918 AED/sqft 45 sales | 1,368 AED/sqft 28 sales |
| Mar 2026 | 1,045 AED/sqft 52 sales | 1,452 AED/sqft 49 sales |
| Apr 2026 | 819 AED/sqft 49 sales | 1,293 AED/sqft 13 sales |
| May 2026 | 868 AED/sqft 21 sales | 1,391 AED/sqft 26 sales |
| Jun 2026 | 1,035 AED/sqft 31 sales | 1,365 AED/sqft 22 sales |
| Jul 2026 | 930 AED/sqft 37 sales | 1,400 AED/sqft 29 sales |
| Aug 2026 | 792 AED/sqft 20 sales | 1,386 AED/sqft 6 sales |
| Sep 2026 | 842 AED/sqft 28 sales | 1,329 AED/sqft 19 sales |
| Oct 2026 | 1,000 AED/sqft 160 sales | 1,284 AED/sqft 13 sales |
Where the change in sales came from.
Registered sales in the last 12 months against the 12 months before, by DLD registration type, beside all of Dubai.
- Off-plan-13.4%Off-plan sales fell by 13.4%, from 618 to 535.Dubai: -10.3%
- Ready+7.9%Ready sales rose by 7.9%, from 571 to 616.Dubai: -27.8%
The projects whose number of sales moved most
- Qpoint Liwan-Plot R062160 sales, against 0
- Empire Lakeviews327 sales, against 240
- Karma4 sales, against 84
Counts of registered sales, not prices: a project’s count follows its launches and how many homes it has left to sell.
What does each home type sell and rent for in Liwan 1?
Apartment · Studio
- Ready median price
- AED 520K
- Median yearly rent
- AED 42K
- Gross yield
- 8.1%
Apartment · 1 bed
- Ready median price
- AED 790K
- Median yearly rent
- AED 55K
- Gross yield
- 7%
Apartment · 2 beds
- Ready median price
- AED 1.3M
- Median yearly rent
- AED 78K
- Gross yield
- 5.8%
Apartment · 3 beds
- Ready median price
- AED 1.3M
- Median yearly rent
- AED 93K
- Gross yield
- 7.4%
Villa or townhouse · 2 beds
- Ready median price
- —
- Median yearly rent
- AED 85K
- Gross yield
- Rent only
Villa or townhouse · 3 beds
- Ready median price
- —
- Median yearly rent
- AED 116K
- Gross yield
- Rent only
Villa or townhouse · 5 beds
- Ready median price
- —
- Median yearly rent
- AED 210K
- Gross yield
- Rent only
Last 12 months. Medians of at least 5 registered sales or new rent contracts; the median price of all sales mixes ready and off-plan. Gross yield is the median new yearly rent over the ready median price, shown where a home type has at least 10 ready sales and 5 new rents (“rent only” otherwise), before service charges and other costs.
- Median service charge
- 12.69 AED/sqftA year · median of 33 developments’ owners’ association budgets, 2026Apartment buildings’ budgets; villa and townhouse budgets are left out.
After service charges
Net yield, Apartment · 1 bed: 5.7% after the area’s median service charge (AED 12.69 per sq ft a year, 2026, budgets of 33 developments). Gross yield: 7%.
Net yield takes the service charge off the rent. It is still before vacancy, maintenance, agency and DLD fees and mortgage costs, and an owners’ association budget is not any one owner’s bill. How net yield is worked out
Net yield for every home type and every project is in the area reportOff-plan or ready.
Off-plan premium, same home type
Apartment · 1 bed: off-plan homes sold at 37.8% above ready ones per sq ft in the last 12 months (1,378 AED/sqft against 1,000 AED/sqft, medians of 257 and 356 sales).
Same home type, not the same buildings: off-plan stock is often newer, so the gap is not a forecast of resale prices. Not investment advice.
The middle half of prices
Middle half of Apartment · 1 bed · Ready sales: AED 766–1,001 per sq ft (AED 550,000–896,000), 356 sales in the last 12 months. The full spread by home type is in the area report.
A quarter of these sales were below the band and a quarter above it. Registered sales, not a valuation.
Future supply
2,097
Homes under construction or planned, in 13 projects
- Finished4,917 homes55 projects
- Under construction1,350 homes7 projects
- Planned or on hold747 homes6 projects
- Pipeline per finished home
- 0.43×Low pipeline pressure compared with Dubai as a whole (1.17×)
- Homes due in the next 24 months
- 1,295Under construction or planned, with a DLD end date in that time
2 projects (104 homes) are past their DLD end date.
The project-by-project handover calendar is in the area reportFrom the DLD project register for this area, counting apartments and villas. Records still not finished more than 5 years after their DLD end date are left out as stale.
Ready turnover, last 12 months
6.5%
Ready sales in the last 12 months came to 6.5% of the 4,917 homes in the area’s finished DLD register projects (322 sales). Dubai: 7.2%.
Ready sales count resales and a developer’s sales of finished homes alike. Not counted, homes or sales: buildings older than the DLD project register, and villa projects whose sales DLD mostly registers as land. DLD data only.
Sales of AED 2M or more.
2.1%
2.1% of the area’s home sales in the last 12 months were for AED 2M or more (24 of 1,145). Dubai: 32.9%.
AED 2M is the minimum total property value for the UAE’s 10-year Golden Residence (golden visa) for real-estate investors, according to ICP and GDRFA Dubai (rules checked on 5 November 2026). This count shows registered sale prices only; the authorities decide each application on their own conditions, such as the owner’s share, how the value is certified and how the home is financed.
- ICP: UAE Golden Residency, conditions for real-estate investors
- GDRFA Dubai: golden residence permit for investors
Home sales of the last 12 months, every home type together. The area report has every price band, by home type.
Projects in Liwan 1
Browse all projects- Empire Lakeviews567 sales in 24 monthsView project
- Reem by vision192 sales in 24 monthsView project
- Qpoint Liwan-Plot R062160 sales in 24 monthsView project
- Celine by Vision142 sales in 24 monthsView project
- Karma88 sales in 24 monthsView project
- Platinum by vision82 sales in 24 monthsView project
- Alma Gardens76 sales in 24 monthsView project
- Wavez Residence62 sales in 24 monthsView project
The latest registered sales in Liwan 1.
| Date | Project | Unit | Size | Price | AED/sqft |
|---|---|---|---|---|---|
| 4 Nov 2026 | Empire Lakeviews | Apartment · 1 bed · Off-plan | 754 sqft | AED 1,299,777 | 1,724 |
| 3 Nov 2026 | Wavez Residence | Apartment · Studio · Ready | 407 sqft | AED 460,000 | 1,130 |
| 2 Nov 2026 | Qpoint Liwan-Plot R062Garden Living | Apartment · 2 beds · Ready | 1,848 sqft | AED 1,848,160 | 1,000 |
| 2 Nov 2026 | Qpoint Liwan-Plot R062Garden Living | Apartment · 2 beds · Ready | 1,709 sqft | AED 1,708,990 | 1,000 |
| 2 Nov 2026 | Qpoint Liwan-Plot R062Garden Living | Apartment · 2 beds · Ready | 1,681 sqft | AED 1,681,110 | 1,000 |
| 2 Nov 2026 | Qpoint Liwan-Plot R062Garden Living | Apartment · 3 beds · Ready | 1,669 sqft | AED 1,669,370 | 1,000 |
| 2 Nov 2026 | Qpoint Liwan-Plot R062Garden Living | Apartment · 2 beds · Ready | 1,520 sqft | AED 1,520,400 | 1,000 |
| 2 Nov 2026 | Reem by vision | Apartment · 2 beds · Off-plan | 1,185 sqft | AED 1,450,000 | 1,224 |
| 2 Nov 2026 | Qpoint Liwan-Plot R062Garden Living | Apartment · 2 beds · Ready | 1,434 sqft | AED 1,433,650 | 1,000 |
| 2 Nov 2026 | Qpoint Liwan-Plot R062Garden Living | Apartment · 2 beds · Ready | 1,393 sqft | AED 1,392,530 | 1,000 |
4 Nov 2026
Apartment1 bedOff-plan754 sqft
AED 1,299,7771,724 AED/sqft
3 Nov 2026
ApartmentStudioReady407 sqft
AED 460,0001,130 AED/sqft
2 Nov 2026
Apartment2 bedsReady1,848 sqft
Garden LivingAED 1,848,1601,000 AED/sqft
2 Nov 2026
Apartment2 bedsReady1,709 sqft
Garden LivingAED 1,708,9901,000 AED/sqft
2 Nov 2026
Apartment2 bedsReady1,681 sqft
Garden LivingAED 1,681,1101,000 AED/sqft
2 Nov 2026
Apartment3 bedsReady1,669 sqft
Garden LivingAED 1,669,3701,000 AED/sqft
2 Nov 2026
Apartment2 bedsReady1,520 sqft
Garden LivingAED 1,520,4001,000 AED/sqft
2 Nov 2026
Apartment2 bedsOff-plan1,185 sqft
AED 1,450,0001,224 AED/sqft
2 Nov 2026
Apartment2 bedsReady1,434 sqft
Garden LivingAED 1,433,6501,000 AED/sqft
2 Nov 2026
Apartment2 bedsReady1,393 sqft
Garden LivingAED 1,392,5301,000 AED/sqft
Asking prices against sales
- Property portal asking prices6.6%above registered sale pricesMedian gap across 3 segments
Property portal asking prices are compared with registered sales per segment (same market, property type and bedrooms), only where there are at least 10 listings and 10 sales. No individual listing is shown.
Questions about Liwan
What is the price per sq ft in Liwan?
In the 12 months to 4 November 2026, the median registered sale price was 1,000 AED/sqft for ready homes and 1,429 AED/sqft off-plan. The two medians mix different home types.
How did prices and sales in Liwan change over the last year?
In the 12 months to 4 November 2026, the ready price per sq ft of the same home types rose 16.3% (Dubai +6.4%), and registered sales fell 3.2% to 1,151. In the last 3 months, the ready price per sq ft of the same home types stood 12.3% above the same months a year before (Dubai +1.6%).
What is the rental yield in Liwan?
Net yield, Apartment · 1 bed: 5.7% after the area’s median service charge (AED 12.69 per sq ft a year, 2026, budgets of 33 developments). Gross yield: 7%. Rents and prices from the 12 months to 4 November 2026. Net yield takes the service charge off the rent. It is still before vacancy, maintenance, agency and DLD fees and mortgage costs, and an owners’ association budget is not any one owner’s bill.
What are the service charges in Liwan?
The area’s median service charge in 2026 is AED 12.69 per sq ft a year, across the owners’ association budgets of 33 developments. Apartment buildings’ budgets; villa and townhouse budgets are left out.
How many homes are under construction or planned in Liwan?
As of 4 November 2026, the DLD project register lists 2,097 homes under construction or planned in Liwan, 1,295 of them in projects with a DLD end date in the next 24 months. An end date is the date in the DLD register, not a handover forecast.
Where do these figures come from?
From Dubai Land Department open data, published on Dubai Data, to 4 November 2026: registered sales, new rent contracts and the project register. They are registered sales, not a valuation, and not investment advice.
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