Liwan
Affordable flats beside Dubai Silicon Oasis
Community guide
Liwan is a freehold residential community in Dubailand (Wadi Al Safa 2), next to Dubai Silicon Oasis, made up mostly of mid rise apartment buildings. It suits budget buyers and tenants who work on the eastern side of Dubai: a one bedroom sold for about AED 894,000 and yields around 8% gross.
Key takeaways
- Liwan is a freehold Dubailand community master planned by Mizin and launched in 2006, beside Dubai Silicon Oasis.
- One bedrooms are the busiest size in Liwan and the best value per square foot: about AED 894,000, not far above a studio at AED 740,000, while two bedrooms reach about AED 1.43M.
- Gross yields are high, at about 8.2% for studios, 8.1% for one bedrooms and 7.7% for two bedrooms.
- Off plan sales made up 600 of 1,028 deals, led by Empire Lakeviews with 392 sales.
- Wavez Residence by Danube was the most leased building, with 321 Ejari contracts in a year.
Liwan is worth a look if you want an affordable apartment with good road links on the eastern side of Dubai. The community was master planned by Mizin, part of Dubai Holding, and launched in 2006 on about 13 million sq ft at the meeting point of Dubai Al Ain Road and Sheikh Mohammed Bin Zayed Road. Today it is a mix of older Queue Point blocks by Al Mazaya, newer boutique buildings by Vision Developments, Danube and Confident Group, and the 180 Degree villa enclave. A one bedroom flat sold for about AED 894,000 and rented for about AED 48,000 a year in DLD and Ejari records, roughly an 8% gross return. Demand comes from yield investors and tenants working nearby.
Key facts
- Location
- Wadi Al Safa 2, Dubailand, next to Dubai Silicon Oasis
- Master developer
- Mizin (Dubai Holding)
- Property types
- Apartments, plus villas at 180 Degree
- Typical 1 bedroom sale price
- AED 894,000 (DLD, 12 months)
- Typical 1 bedroom rent
- AED 48,000 a year, about 8.1% gross yield
- Tenure
- Freehold, open to all nationalities
- Best for
- Budget buyers, yield investors, tenants working in Silicon Oasis
Building guides in Liwan
Facts, live asking and sold prices, yields and amenities for each tower.
Market data
Liwan prices and rents by bedroom
Dubai Land Department registered sales and Ejari registered rents from 26 Sept 2025 to 25 Sept 2026, across the 40 buildings and communities we track in Liwan.
- Sales registered
- 1,028
- 600 off plan
- Rents registered
- 1,489
- Typical price per sq ft
- AED 1,226
- Homes listed now
- 472
| Size | Sales | Typical price | AED per sq ft | Typical rent | Gross yield |
|---|---|---|---|---|---|
| Studio | 277 | AED 740K | 1,752 | AED 42K a year | 8.2% |
| 1 bed | 485 | AED 894K | 1,187 | AED 48K a year | 8.1% |
| 2 bed | 238 | AED 1.4M | 1,020 | AED 70K a year | 7.7% |
| 3 bed | 26 | AED 1.5M | 859 | AED 91K a year | · |
What sold here
1,028 homes changed hands in Liwan over the last 12 months, 58% of them bought off plan.
Most traded: Empire Lakeviews (392, AED 740K); Reem by Vision (107, AED 876K); National Bonds Jewels (79, AED 1.4M)
Top buildings in Liwan
| Building | Developer | Completion | Sales, 12 months | Typical price |
|---|---|---|---|---|
| Empire Lakeviews | Empire Developments | off plan | 392 | AED 740K |
| Wavez Residence | Danube Properties | 2022 | 34 | AED 513K |
| Mazaya 10 | Al Mazaya Real Estate | · | 21 | AED 560K |
| Reem by Vision | Vision Developments | off plan | 107 | AED 876K |
| Celine by Vision | Vision Developments | 2026 | 39 | AED 983K |
| Mazaya 5 | Al Mazaya Real Estate | · | 10 | AED 665K |
| National Bonds Jewels | Binghatti Developers | 2018 | 79 | AED 1.4M |
| Mazaya 6 | Al Mazaya Real Estate | · | 5 | AED 500K |
Typical figures are medians weighted by the number of deals. Yields are gross: typical rent divided by typical price.
From Mizin master plan to a growing apartment district
Liwan was launched in September 2006 by Mizin, the community developer within Tatweer and Dubai Holding, as a freehold township in Dubailand. The plan covered about 13 million sq ft and was split into plots for other developers. Al Mazaya Real Estate was one of the first to build, delivering Queue Point, a cluster of mid rise blocks in the northern and central part of the community that still provides much of Liwan's ready rental stock.
A second wave of building has changed the area in recent years. Danube completed Wavez Residence in 2022 with shops on the ground floor, Confident Lancaster opened in 2024, and Vision Developments has added Karma in 2025, Celine in February 2026 and the completed Platinum building with homes of up to four bedrooms. Near the centre, Al Sayyah Group's 180 Degree gathers 126 five bedroom villas around a club house. Large off plan projects such as Empire Lakeviews and Reem by Vision are now adding the next layer of supply.
Schools, shops and links to Silicon Oasis
Much of Liwan's daily life spills over into Dubai Silicon Oasis just across Sheikh Mohammed Bin Zayed Road, where residents find schools, a mall and a university hospital within a couple of kilometres. Inside Liwan, a supermarket and a football park serve the southern and central blocks.
- •Nesto Market Liwan is within about 0.3 to 0.8 km of most buildings.
- •Silicon Central Mall in Dubai Silicon Oasis is about 0.7 to 1.1 km away.
- •Indian International School DSO is about 0.9 to 1.4 km from Liwan's buildings, and GEMS Wellington Academy Silicon Oasis about 2.1 to 2.5 km.
- •Fakeeh University Hospital is about 2.1 to 2.5 km away.
- •The Liwan football park sits beside Ayat Park View and Platinum by Vision in the south.
- •Dubai Outlet Mall is about 4.5 km away, and Global Village about 7.5 km.
What Liwan homes sell and rent for
DLD registered deals in the 12 months to September 2026, across the 40 Liwan buildings we track, put a typical studio of about 420 sq ft at AED 740,000, a one bedroom of about 800 sq ft at AED 894,000 and a two bedroom of about 1,380 sq ft at AED 1.43M. Three bedroom flats changed hands less often, 26 times, at around AED 1.5M. The headline average of about AED 1,225 per sq ft hides a wide spread: older Mazaya blocks traded near AED 720 to 840 per sq ft, while Empire Lakeviews, sold off plan, averaged about AED 1,620.
Rents are modest and steady. Ejari data shows a studio at AED 42,000 a year, a one bedroom at AED 48,000 and a two bedroom at AED 70,000, which produces gross yields of 7.7 to 8.2%. Three bedroom flats let for around AED 91,000. Wavez Residence led leasing with 321 contracts, followed by Mazaya 10 and Mazaya 5. Among resale buildings, National Bonds Jewels by Binghatti was the busiest, with 79 sales, almost all two bedroom flats.
Why Liwan works for buyers and renters
- •Some of the lowest entry prices for freehold flats in Dubai, with one bedrooms under AED 900,000.
- •Gross yields close to 8% on studios and one bedroom apartments.
- •Fast access to Dubai Al Ain Road and Sheikh Mohammed Bin Zayed Road.
- •Schools, a mall and a university hospital just across the road in Dubai Silicon Oasis.
- •A mix of established buildings and new completions with modern amenities.
Points to consider in Liwan
- •Liwan has no metro station, so commuting is mainly by car.
- •Off plan projects will bring new supply, so compare handover dates and payment plans carefully.
- •Older Queue Point buildings date from around 2009 to 2014: check maintenance and service charges block by block.
- •Plots are still being built on in parts of the community, so some streets will see construction for a while.
Good to know
Liwan questions, answered
Is Liwan a good place to live?+
Liwan suits people who want an affordable, practical home on the eastern side of Dubai. One bedroom flats rent for about AED 48,000 a year, a supermarket and park are inside the community, and Dubai Silicon Oasis next door adds schools, Silicon Central Mall and Fakeeh University Hospital. It is quieter and less polished than central districts, and most residents drive.
How much is a one bedroom apartment in Liwan?+
A one bedroom apartment in Liwan typically sold for about AED 894,000 in DLD registered deals over the 12 months to September 2026, for roughly 800 sq ft. Studios traded near AED 740,000 and two bedroom flats near AED 1.43M. Resale units in the older Mazaya blocks usually cost less than new or off plan buildings.
What rental yield can I expect in Liwan?+
Gross yields in Liwan are among the highest in Dubai, at about 8.2% for studios, 8.1% for one bedrooms and 7.7% for two bedrooms, based on current DLD prices and Ejari rents. Wavez Residence, Mazaya 10 and Mazaya 5 had the most leases, which shows steady tenant demand.
Can expats buy property in Liwan?+
Yes. Liwan was launched as a freehold township, so expats and overseas buyers can own apartments and villas outright, with title registered at the Dubai Land Department. Mortgages are available on ready units, and off plan projects such as Empire Lakeviews sell with developer payment plans.
Which schools are near Liwan?+
The closest schools are in Dubai Silicon Oasis. Indian International School DSO is about 1 to 1.4 km from most Liwan buildings, and GEMS Wellington Academy Silicon Oasis is about 2.1 to 2.5 km away. Rochester Institute of Technology Dubai, a university campus, is about 3 km from the northern blocks.
How far is Liwan from Downtown Dubai and the airport?+
The Dubai Mall in Downtown is about 12.5 to 14 km from Liwan, around 20 minutes by car in light traffic. Dubai International Airport is about 15 to 16 km away. Dubai Al Ain Road and Sheikh Mohammed Bin Zayed Road both run along the edges of the community.
Buyer guides