Dubai Community Data · Liwan (Dubailand)

Liwan (Dubailand): Prices, Yields & Resale Performance

Market name first, official registry name in brackets: Liwan (Dubailand) (DLD: Wadi Al Safa 2). All figures are medians of registered transactions.

Data through July 2026 · Dubai Land Department registry

How have prices per square metre moved?

The median residential transaction price in Liwan (Dubailand) is AED 12,282 per square metre in 2026 year-to-date, across 1,025 sales registered with the Dubai Land Department (data through July 2026). That is 7.9% below the 2025 full-year median. The table below shows the full annual series since 2019.

Residential sales only. Source: Dubai Land Department transaction records (1.66M parsed sales; 5.6M rental contracts), AXD in-house database. Data through 2026-07-29.

How large is the off-plan share?

58.8% of the 2,223 residential transactions registered in Liwan (Dubailand) in the trailing 12 months to July 2026 were off-plan, per Dubai Land Department registration type — the rest were ready/existing sales.

DLD registration type, trailing 12 months to 2026-07-29.

Which projects trade the most?

BELGRAVIA GARDENS is the most-traded project in Liwan (Dubailand), with 700 registered residential sales in the trailing 24 months at a median of AED 17,109 per square metre (DLD registry through July 2026).

Ranked by number of registered residential sales, trailing 24 months. Linked names lead to the AXD project data page.

What do units cost by type?

A one-bedroom unit in Liwan (Dubailand) had a median transaction price of AED 955,514 in the 12 months to July 2026, across 932 registered sales (Dubai Land Department).

Residential units, trailing 12 months.

What gross rental yield do apartments achieve?

Bedroom-matched gross yields in Liwan (Dubailand) range from 4.4% to 6.0% over the 12 months to July 2026, per DLD sales and Ejari rental contracts. The figure divides the median new rent by the median sale price of the same unit type — before service charges and vacancy.

Median new rental contract ÷ median sale price of the SAME unit type, both trailing 12 months. Gross figure — before service charges, vacancy and management. Rent source: DLD/Ejari registered contracts.

What share of resales sold at a loss?

50.7% of 791 matched resales in Liwan (Dubailand) closed below purchase price, per the full DLD registry history (through July 2026). Annualised returns span -7.6% at the 10th percentile to 10.7% at the 90th, with a median of -0.0% per year.

Matched buy-sell pairs of identical units across the full DLD history. Bands, not averages: the 10th-90th percentile range shows realistic dispersion.

Analyst note

Analysis of the Liwan dataset through 2026-07-29 reveals significant volatility in median price per square meter (PSM) over the past years. The PSM trend moved from 4,697.0 AED in 2019 to a peak of 13,339.0 AED in 2025, before settling at 12,282.0 AED year-to-date for 2026. The median PSM has shown consistent upward movement since 2021, with the rate decelerating from 2024 (11,031.0 AED) to 2025. In terms of current market structure, the off-plan share over the last 12 months stands at 58.8%. Yield metrics show a gross yield range across bedroom counts spanning from 4.4% (three bedrooms) to 6.0% (zero bedrooms). Historical resale performance data indicates a median annual return of 0.0%, with returns ranging between -7.6% (10th percentile) and 10.7% (90th percentile) over the analyzed pairs. Critically, 50.7% of the observed resales registered as loss-making transactions.

Dubai market context

Frequently asked questions

What is the median price per square metre in Liwan (Dubailand)?

AED 12,282 per square metre is the 2026 year-to-date median in Liwan (Dubailand), based on 1,025 residential sales in Dubai Land Department records through July 2026. The registry lists the community as Wadi Al Safa 2. Figures are medians of registered transaction prices — not asking prices, which typically sit above closed deals.

What gross rental yield can apartments in Liwan (Dubailand) achieve?

4.4% to 6.0% gross is the bedroom-matched yield range in Liwan (Dubailand) over the 12 months to July 2026, per DLD sales and Ejari rental contracts. The calculation divides the median new rental contract by the median sale price of the same unit type. Service charges, vacancy and management costs are not deducted.

How did resale investments in Liwan (Dubailand) perform historically?

-0.0% per year is the median annualised resale return in Liwan (Dubailand), across 791 matched buy-sell pairs in the full DLD registry history through July 2026. The band runs from -7.6% at the 10th percentile to 10.7% at the 90th, and 50.7% of resales closed below purchase price — dispersion, not an average.

What share of Liwan (Dubailand) transactions are off-plan?

58.8% of the 2,223 residential transactions registered in Liwan (Dubailand) in the 12 months to July 2026 were off-plan, per Dubai Land Department registration type. The remainder were ready/existing sales. The off-plan share indicates how much current activity depends on developer launches rather than the secondary market.

Which communities trade in a similar price band?

Ranked by proximity of the trailing-12-month median to Liwan (Dubailand) (AED 13,606/sqm), from Dubai Land Department registered sales:

• Median prices & yields in Town Square (Nshama) median AED 13,749/sqm, trailing 12 months
• Median prices & yields in Dubai Sports City median AED 13,766/sqm, trailing 12 months
• Median prices & yields in Dubai Production City (IMPZ) median AED 14,228/sqm, trailing 12 months
• Rukan (Dubailand) market data 2026 median AED 12,620/sqm, trailing 12 months

Sources & methodology. Transaction and rental figures: Dubai Land Department transaction records (1.66M parsed sales; 5.6M rental contracts), AXD in-house database, data through 2026-07-29. Resale pairs: 47,350 matched buy-sell pairs (AXD repeat-sales dataset). Market context: sources named per item. Medians are used throughout (robust to outliers). Page generated 2026-08-27; figures are not updated in real time.

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Ali Daioub — the analyst behind this page

I run the same registry check on any Dubai property before a client buys — and I will tell you when the numbers say no. My family has been in the Dubai market for over 30 years; every figure on this page comes from our own Land Department database.

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This page is informational market research, not investment advice. Historical transaction data does not predict future performance. All figures are medians of registered transactions and can differ from asking prices.

Published by AXD Immobilien Dubai — Dubai real estate advisory for German-speaking investors, over 30 years of family history in Dubai real estate. Generated 2026-08-27.