Liwan Market Report: Q3 2026
In Q3 2026, the median apartment price in Liwan was AED 1,155 per sq ft, across 128 residential sales transactions worth AED 120 million, according to Richmond Properties' analysis of Dubai Land Department data.
Key statistics
Q3 2026, compared with Q2 2026
- 128
- Residential sales transactions −15.2%
- AED120 million
- Sales value −10.6%
- AED1,155
- Apartments, median price per sq ft +8.5%
- AED2.0 million
- Villas and townhouses, median price⚠ 1
- 39%
- Off-plan share of sales 50 off-plan sales
- 272
- New lease registrations (Ejari) +22.5%
- AED70
- Apartment rent per sq ft, a year −1.2%
- 7.9%
- Gross rental yield, apartments −0.2 pts
Apartments, median price per sq ft
Lighter bars: fewer than 30 sales
Villas and townhouses, median price
Lighter bars: fewer than 30 sales
Apartment rent, median per sq ft a year
Villa and townhouse rent, median a year
Lighter bars: fewer than 30 leases
Apartment sales
Off-planReadyTotal sales
Apartment lease registrations
NewRenewedTotal lease registrations
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FAQ
How many residential sales transactions were recorded in Liwan in Q3 2026?
Residential sales transactions in Liwan totalled 128 in Q3 2026, worth AED 120 million. Sales declined 15.2% quarter-on-quarter. Off-plan sales accounted for 39% of the total and owner resales 57%.
What is the price per sq ft in Liwan?
The median apartment price in Liwan was AED 1,155 per sq ft in Q3 2026, across 127 sales; it rose 8.5% quarter-on-quarter, and was 32% below the Dubai median. The median villa and townhouse price was AED 2.0 million, across 1 sales.
Are property prices in Liwan going up or down?
The median apartment price in Liwan rose 6.6% between Q1 2026 and Q3 2026, from AED 1,084 to AED 1,155 per sq ft.
| Quarter | Sales | Value | Apartments, per sq ft | Villas, median | New lease registrations | Apartment rent, per sq ft | Gross yield |
|---|---|---|---|---|---|---|---|
| ⚠Q1 2026 | 292 | AED 332 million | AED 1,084 | AED 25.3 million | 214 | AED 72 | 7.3% |
| Q2 2026 | 151 | AED 135 million | AED 1,065 | – | 222 | AED 71 | 8.1% |
| ⚠Q3 2026 | 128 | AED 120 million | AED 1,155 | AED 2.0 million | 272 | AED 70 | 7.9% |
How much does a home in Liwan cost by number of bedrooms?
In Liwan in Q3 2026, median prices were AED 827,009 for a 1-bedroom apartment (77 sales); AED 1.5 million for a 2-bedroom apartment (26 sales); AED 2.0 million for a 2-bedroom villa or townhouse (1 sales).
| Bedrooms | Sales | Median price | Per sq ft |
|---|---|---|---|
| ⚠Studio | 20 | AED 570,450 | AED 1,401 |
| 1-bed | 77 | AED 827,009 | AED 1,101 |
| ⚠2-bed | 26 | AED 1.5 million | AED 1,152 |
| ⚠3-bed | 4 | AED 1.1 million | AED 645 |
| Bedrooms | Sales | Median price | New lease registrations | Median rent, a year | Gross yield |
|---|---|---|---|---|---|
| ⚠2-bed | 1 | AED 2.0 million | 0 | – | – |
What is the average rent in Liwan?
The median rental rate on new apartment lease registrations (Ejari) in Liwan was AED 70 per sq ft a year in Q3 2026, across 272 registrations. 272 new leases and 204 renewals were registered with Ejari.
What is the rental yield in Liwan?
The gross rental yield on ready apartments in Liwan was 7.9% in Q3 2026, comparing median new rents with median ready sale prices per sq ft.
How much does property in Liwan cost in US dollars?
The UAE dirham is pegged to the US dollar at AED 3.6725. At that rate, in Liwan in Q3 2026, the median apartment price of AED 1,155 per sq ft is approximately $315 per sq ft; the median villa and townhouse price of AED 2.0 million is approximately $551,396; the median new apartment rental rate of AED 70 per sq ft a year is approximately $19.
How does Liwan compare with Dubai?
The median apartment price in Liwan was 32% below the Dubai median in Q3 2026, at AED 1,155 per sq ft compared with AED 1,692.
| Measure | Liwan | Dubai |
|---|---|---|
| Apartments, median per sq ft | AED 1,155 | AED 1,692 |
| ⚠Villas and townhouses, median | AED 2.0 million | AED 3.7 million |
| New apartment rent, per sq ft a year | AED 70 | AED 94 |
| Gross yield, apartments | 7.9% | 6.8% |
| Off-plan share of sales | 39% | 69% |
Which buildings in Liwan recorded the most sales?
Empire Lakeviews by Empire Developments recorded the most sales of any building in Liwan in Q3 2026, with 21 sales worth AED 26.7 million.
| Building or sub-community | Developer | Sales | Value | Off-plan | Apartments, per sq ft |
|---|---|---|---|---|---|
| ⚠Empire LakeviewsLiwan | Empire Developments | 21 | AED 26.7 million | 100% | AED 1,655 |
| ⚠Celine By VisionLiwan | Clear Vision | 11 | AED 10.1 million | 0% | AED 1,252 |
| ⚠Symbolic AltusLiwan | Symbolic Developments | 10 | AED 12.3 million | 100% | AED 1,315 |
| ⚠Reem by visionLiwan | Clear Vision | 10 | AED 9.6 million | 100% | AED 1,390 |
| ⚠Parkgreen Residences By AlishaanLiwan | Alishaan Developments | 9 | AED 8.0 million | 100% | AED 1,238 |
| ⚠Wavez ResidenceLiwan | Danube | 8 | AED 4.1 million | 0% | AED 1,140 |
| ⚠Qpoint Liwan-Plot R005Liwan | Al Mazaya | 7 | AED 3.1 million | 0% | AED 514 |
| ⚠Qpoint Liwan-Plot R008 A&BLiwan | – | 5 | AED 2.9 million | 0% | AED 829 |
| ⚠Symbolic AlphaLiwan | – | 4 | AED 4.6 million | 0% | AED 1,256 |
| ⚠Qpoint Liwan - Plot R002Liwan | – | 4 | AED 2.0 million | 0% | AED 756 |
Which developers recorded the most off-plan sales in Liwan?
Empire Developments recorded the most off-plan sales in Liwan in Q3 2026, with 21 sales worth AED 26.7 million, accounting for 42% of off-plan sales. It was followed by Symbolic Developments (10), Clear Vision (10).
| Developer | Off-plan sales | Value | Share of off-plan sales |
|---|---|---|---|
| Empire Developments | 21 | AED 26.7 million | 42% |
| Symbolic Developments | 10 | AED 12.3 million | 20% |
| Clear Vision | 10 | AED 9.6 million | 20% |
| Alishaan Developments | 9 | AED 8.0 million | 18% |
What do the figures mean?
- Median price
- The middle sale price once all sales are ranked: half of sales were above it and half below. Used instead of the average so a few very large sales don't distort the figure.
- Price per sq ft
- Sale price divided by the registered area in square feet, then the median across sales. Reported for apartments; villa records often carry the plot size, so villas are reported per home.
- Off-plan and ready
- Off-plan sales are homes sold before completion; ready sales are completed homes, including owner resales and developers' completed stock.
- Sub-community and building
- Where DLD records a home: a sub-community for villas and townhouses (for example Raya in Arabian Ranches 3), a building for apartments, or the project name for off-plan homes.
- Ejari
- Dubai's official lease registration system. Rents here are new Ejari leases registered in the period; renewals are counted separately.
- Gross rental yield
- Median new annual rent divided by the median ready sale price, before costs. Shown only between 3% and 12%; outside that range the pairing reflects data errors rather than a yield.
- DLD area and community
- The Dubai Land Department records sales and leases by official area, which can differ from the name people use. Each report names the DLD areas it covers.
- ⚠ Small sample
- A figure based on fewer than 30 sales or leases. It is shown, but can move a lot from period to period.
How should this report be cited?
Richmond Properties (2026). Liwan Market Report: Q3 2026. Data: Dubai Land Department. Published 2 November 2026. https://richmondproperties.ae/insights/market-reports/liwan/2026-q3. Licensed CC BY 4.0.
In copy: “according to Richmond Properties’ analysis of Dubai Land Department data”.
Figures are Dubai Land Department open data for Q3 2026 (July to September), compared with Q2 2026. Sales are counted by transaction date and cover homes only: apartments, hotel apartments, villas and townhouses (including villa plots). Offices, shops, hotel rooms, development land and labour accommodation are excluded. Rents are new Ejari leases; leases are assigned to a community through their building or sub-community where DLD files them under a different district. 2 transactions identified as recording errors are excluded. Figures and text are generated from Dubai Land Department data by Richmond Properties’ reporting system. Data as of 2 November 2026. This report is for general information and is not financial or investment advice.