Liwan

وادي الصفا 2

officially Wadi Al Safa 2

Median per sqft

AED 1,372/sqft

August 2026 · 47 sales

Change / 174mo · ready

+44.1%

Annualised pace · ready homes

+3%

Sold off-plan

70%

Last 12 months · 1,575 sales

Gross rental yield

7.6%

Ready homes, last 12 months · 472 sales · 2,279 tenancy contracts, new lets and renewals

Mortgages per 100 resales

Registered DLD sales · medians, not estimates · how we compute this

A typical residential sale here is AED 1,070,828 for about 830 sqft in the last 12 months (1,575 sales); across all 10,361 recorded sales the median is AED 679,777.

Ready-home prices here have moved +44.1% across the 174 months (Feb 2012 – Aug 2026) of Land Department records we hold — a pace of +3% a year if it continued.

That is the whole 174 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, 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

Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.

56%

Sold off-plan

of 10,361 sales

Off-plan

AED 946/sqft

5,790 recorded sales

Ready

AED 704/sqft

4,571 recorded sales

Off-plan trades 34% above completed homes here. A single blended figure would sit between the two and describe neither.

What each size costs in Liwan

Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate. The headline price is the last 12 months; the median across every sale on record sits under it.

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 says which. Every figure is the median of registered new lets: a renewal is capped under Decree 43 of 2013 and sits below what the same home lets for today.

Apartments

Size	Typical home	Price, last 12 months · ready and off-plan	Per sqft, all years	Typical rent	Sales, all years
Studio	407 sqft	AED 744,777 351 sales all years AED 505,500	AED 1,294/sqft	AED 42,000/yr 312 tenancies	1,272
1 bed	770 sqft	AED 1,035,277 678 sales all years AED 545,776	AED 719/sqft	AED 55,000/yr 1,237 tenancies	5,373
2 beds	1,198 sqft	AED 1,563,210 407 sales all years AED 884,455	AED 726/sqft	AED 78,000/yr 625 tenancies	2,560
3 beds	1,732 sqft	AED 2,544,828 63 sales all years AED 1,209,965	AED 690/sqft	AED 94,500/yr 51 tenancies	446

Villas and townhouses, as DLD files them

Size	Typical home	Price, last 12 months · ready and off-plan	Per sqft, all years	Typical rent	Sales, all years
2 beds	976 sqft	AED 1,287,000 59 sales all years AED 1,080,000	AED 993/sqft	AED 157,500/yr 10 tenancies	527
3 beds	2,221 sqft	fewer than 10 sales in 12 months all years AED 1,500,000	AED 671/sqft	AED 187,160/yr 25 tenancies	32
4 beds	976 sqft	AED 1,803,108 15 sales all years AED 1,694,232	AED 1,256/sqft	AED 220,500/yr 33 tenancies	146

What exists here, and who may own it

Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.

Registered units

11,842

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

825 sqft

Median of the 11,842 units that record one.

By size of home

1 B/R6,618

2 B/R3,193

Studio1,623

3 B/R388

4 B/R20

Apartments, stacked townhouses and commercial units. Villas are not in this dataset.

Rental market

From 4,798 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.

Typical annual rent

AED 55,000/yr

for ~805 sqft

Rent per sqft

AED 69/sqft

per year

Renewals

53%

of contracts

Contracts

4,798

last 12 months

What it costs to rent here

Median annual rent, by size of home.

StudioAED 42,000/yr
1 bedAED 55,000/yr
2 bedsAED 78,000/yr
3 bedsAED 94,500/yr
2 bedsAED 157,500/yr
3 bedsAED 187,160/yr
4 bedsAED 220,500/yr

Matched to tenancies by bedroom count 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 16% less per sqft than someone signing a new lease here.

What it returns

A year’s rent against what completed homes of that size actually sold for in Liwan over the same twelve months — both from registered records. Off-plan sales are left out of the price, because rent is paid on built homes and off-plan sells at a premium.

Size	Costs now, ready	Rents for	Gross yield	Ready sales, 12m
Studio	AED 530K	AED 42,000/yrby bedroom · 312 new lets	7.9%	33
1 bed	AED 615K	AED 55,000/yrby bedroom · 1,237 new lets	8.9%	246
2 beds	AED 1.35M	AED 78,000/yrby bedroom · 625 new lets	5.8%	175
3 beds	AED 1.25M	AED 94,500/yrby bedroom · 51 new lets	7.6%	16

The best gross yield here is on a 1 bed at 8.9%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.

Why this is lower than yields quoted elsewhere

The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 1 bed here reads 10.1% instead of 8.9%, because it prices the home at AED 545.78K — the median across every sale on record — rather than the AED 615K 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 middle filed owners-association budget in this area — AED 11/sqft across 33 buildings, most recently filed for 2023. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.

Service chargeAED / sqft / year— this area's middle filing, not this building's.

Size	Charge / year	Rent after it	Gross	Net
Studio	AED 4,478	AED 37,522	7.9%	7.1%
1 bed	AED 8,472	AED 46,528	8.9%	7.6%
2 beds	AED 13,181	AED 64,819	5.8%	4.8%
3 beds	AED 19,051	AED 75,449	7.6%	6.0%

Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.

Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.

Common questions about Liwan

How much is rent in Liwan?

a studio rents for a median AED 42,000/yr, a 1-bedroom for AED 55,000/yr, a 2-bedroom for AED 78,000/yr, a 3-bedroom for AED 94,500/yr. These are medians of tenancy contracts registered with Ejari in Liwan over the last twelve months — what tenants agreed to pay, not advertised asking rents. Rent is matched to homes by bedroom count where Ejari records one — 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 median residential sale price in Liwan was AED 1,372/sqft in August 2026, from 47 sales registered that month. Over the last 12 months a typical home here sold for about AED 1.07M and measured about 830 sqft (1,575 sales). These are medians of sales actually registered with the Dubai Land Department, not of asking prices.

What rental yield does Liwan give?

Gross yields on ready homes in Liwan run about 7.9% on a studio apartment, 8.9% on a 1-bedroom apartment, 5.8% on a 2-bedroom apartment, 7.6% on a 3-bedroom apartment, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, 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 tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 11,842 units for the area.

How have property prices in Liwan changed over the last two years?

Ready homes in Liwan sold for a median AED 890/sqft in Q2 2026 (101 sales), against AED 885/sqft in Q3 2024 (159 sales): +0.6% across those quarters. By quarter, the ready-home median was AED 885/sqft in Q3 2024, 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. Off-plan registrations ran at AED 1,522/sqft in Q2 2026 (178 registrations) and are never pooled with ready homes here. These are medians of registered sales, not an index: a quarter's move against the one before it partly reflects which homes sold, and registrations for Q2 2026 are still being filed.

Is Liwan mostly off-plan or completed homes?

70% of the 1,575 sales registered in Liwan in the last 12 months were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.

Prices by quarter, Q3 2024 to Q2 2026

Median registered sale price per sqft in Liwan, by calendar quarter of the transaction date, ready homes and off-plan registrations kept apart. Complete quarters only; a quarter's median prints on 60 or more sales.

Quarter	Ready homes · median per sqft	vs a year earlier	Off-plan · median per sqft
Q3 2024	AED 885/sqft159 sales	+66.6%	AED 1,162/sqft81 registrations
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 1,544/sqft612 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 2026still registering	AED 890/sqft101 sales	+8.8%	AED 1,522/sqft178 registrations

Ready-home median +0.6% from Q3 2024 (AED 885/sqft, 159 sales) to Q2 2026 (AED 890/sqft, 101 sales).

Q2 2026 holds 101 ready sales against about 142 in each of the three quarters before it: registrations for it are still being filed, and its median will settle in later months.

A median is not an index: it moves when the mix of what sold moves, and a single quarter's move against the one before it reverses the next quarter about half the time on this register. Read the level, its sample, and the change against the same quarter a year earlier.

Median price per sqft trend

Every registered residential sale in this area by month, ready homes and off-plan together, so this is the history of what sold rather than a rate. The newest month is still being registered and will move. The rates on this page read ready homes alone.

Areas at a similar price

Closest to Liwan on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.

Town Square

19,360 sales

AED 1,373/sqft

about the same

Muhaisanah First

906 sales

AED 1,381/sqft

+1%

Arabian Ranches Ii

9,059 sales

AED 1,381/sqft

+1%