#1 by matching listings
Aghas Ali
Agency not supplied by feed
67% of observed sale portfolio here
AED 1.4M
Liwan1
apartment community
AED 1,127/sqft+7.5%YoY
Buyer read
Accessible entry with a resilient risk profile
Apartments have a median sale price of AED 896K. 48% of recent sales are off-plan. The downside profile is robust, based on 2 of 5 available inputs.
Entry unit
AED 896K
Apartment median · 2025-11-02 to 2026-11-02
Recent sale mix
48% off-plan
Moderate supply-pressure proxy
Downside profile
Robust
2 of 5 risk inputs available
A mixed-use community in Dubailand offering affordable apartments near the planned Dubai Safari Park extension.
Median PSF
AED 1,127
Apartments
YoY change
+7.5%
5-yr sales
3,586
DLD transactions
Median price
AED 897K
All property types
DLD records through November 2026FreshYieldFreshForecastFresh
Dubai Properties· Established4,331residents· 2026 est.· 2K householdsEst. 2014
DUBUY VERDICT
Exceptional amenity density, weaker transit
Liwan1 offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 157 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
157
Dining
16/100
73 mapped
Shopping
15/100
39 mapped
Health
10/100
16 mapped
Nightlife
3/100
1 mapped bars
HighlightsNear Dubai SafariAffordable apartmentsGrowing infrastructure
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Liwan1 has compounded 179% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+7.5%
3-yr growth
+179%
Gross yield
—
5yr volume
3,586
Median PSF
AED 1,127
Apartments
YoY change
+7.5%
5-yr sales
3,586
DLD transactions
Median price
AED 897K
All property types
Liwan1 is a primarily apartment-based community in Dubai with 3,586 transactions on record over the last five years. Median price per square foot sits at AED 1,127, up 7.5% year-on-year, outperforming the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with Liwan1 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 897K
Down payment25% · AED 224K
Monthly payment
AED 4K
Loan AED 673K · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
Explore property types:Apartments(3,370)
PROPERTY CATALOGUE
Homes in Liwan1
Liwan1 is led by apartments, with 60 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
830 sqft
Community median
Named homes
60
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R
432–1,392 sqft
Villas
5 B/R
Not published
Includes Liwan1, EMPIRE LAKEVIEWS, Wavez Residence and 57 more.
Explore all homesMARKET VERDICT
Price momentum is positive over the longer cycle
Liwan1 is outperforming Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+7.5%
3-yr growth
+179%
12m sales
1,179
Forecast
medium
Current PSF
AED 1,000
6-month forecast
+0.2%
Forecast range
922–1,082
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Liwan1 is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Apartments
Agent evidence
Available
Off-plan mix
48%
Named profiles
60
complete catalogue
Primary stock
Apartments
98% of observed mix
12m sales
1,179
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
No single downside signal dominates
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is robust with 2 of 5 composite inputs available.
Supply pressure
moderate
Downside
Robust
Forecast confidence
medium
Mapped greenery
High
Off-plan share
48%
Recent ready/off-plan sales
Supply pressure
Moderate
1,179 sales sampled
Downside profile
Robust
2 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Outperforming
+7.5% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. Liwan1 is growing faster than the citywide average, indicating strong local demand.
Nearby schools17 schools
View on DubaiSchools.aiFilter:
Dubai English Speaking College
2.6 km away
OutstandingBritish
YEAR 7 - YEAR 13AED 84k - 91k
Published fees: 2026-2027
Repton School
4.6 km away
OutstandingBritish
FS 1 - YEAR 13,FS 1 - YEAR 13,FS 1 - YEAR 13AED 57k - 103k
Published fees: 2026-2027
GEMS First Point School L.L.C
1.8 km away
Very goodBritish
ECC (2-3) - YEAR 13AED 44k - 76k
Published fees: 2026-2027
GEMS Wellington Academy -Fze
2.1 km away
Very goodBritish
,ECC (1-2) - YEAR 13AED 40k - 91k
Published fees: 2026-2027
Lycee Francais International Georges Pompidou School (Dubai Branch)
2.3 km away
Very goodFrench
GRADE 1 - GRADE 12AED 37k - 51k
Published fees: 2026-2027
German International School Dubai
2.8 km away
Very goodOther
Pre primary - GRADE 12AED 39k - 73k
Published fees: 2026-2027
Available Curriculums
School locations and ratings from DubaiSchools.ai • Mapping recorded November 2026 • KHDA ratings checked 2026-11-01 • KHDA fee tables checked 2026-11-01
Local amenities
Mapped amenities within a 2.5km straight-line radius • 157 total outlets near Liwan1
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
73
Restaurants53
Cafes & Coffee16
Bars & Nightlife1
Click to explore venues
Shopping
39
Supermarkets32
Mini Marts6
Click to explore venues
Health
16
Pharmacies9
Clinics4
Click to explore venues
Lifestyle
18
Gyms & Fitness1
Spas0
Salons17
Click to explore venues
Lifestyle Scores
Dining16/100
Shopping15/100
Health10/100
Nightlife3/100
B4 BanksATM7 ATMs
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
High greenery
14 park features
High mapped greenery · #22 of 86 mapped Dubai communities The 14 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 14 distinct named parks or confirm walking access.
Observed listing specialists
Agents with real choice in Liwan1
21 matching sale adverts across 19 agents. Ranked by unique listings, not paid placement or a claim of service quality.
2
View agent
#2 by matching listings
Blessed Hope De Los Reyes
Agency not supplied by feed
8% of observed sale portfolio here
AED 2.0M
#3 by matching listings
Aboubakar Njoya Mefire
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.5M
Observed 2 Nov 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
Active listings in Liwan1
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
30-DAY REPRICING
Collecting repricing evidence for Liwan1
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices rose 7.6% while sales fell 18% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,149
Q3 2026
3m price change
+7.6%
vs prior completed quarter
Quarter sales
132
Q3 2026
3m sales change
-17.5%
vs prior completed quarter
1,389987585
Sales
23Q424Q325Q326Q3
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
The headline median blends ready resale with off-plan (developer) sales — about 48% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q4 · 8 quarters of data
+0.2%over 6mo
AED 1,000/sqft → AED 1,002/sqft
Range AED 922 – 1,082· -0.1 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
48% off-plan share — moderate incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Offer guide
Build an opening reference for Liwan1
357 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,000. Add the asking price and internal area to scale the evidence to a home.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-13.0%
6 months
-6.4%
1 year
-28.0%
2 years
+5.5%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,000 | 203 | -13.0% |
| 2026Q3 | AED 1,149 | 132 | +7.6% |
| 2026Q2 | AED 1,068 | 160 | -4.1% |
| 2026Q1 | AED 1,114 | 311 | -19.8% |
| 2025Q4 | AED 1,389 | 464 | +24.8% |
| 2025Q3 | AED 1,113 | 372 | +5.4% |
| 2025Q2 | AED 1,056 | 316 | +12.7% |
| 2025Q1 | AED 937 | 203 | -1.2% |
| 2024Q4 | AED 948 | 264 | +5.5% |
| 2024Q3 | AED 899 | 198 | -9.6% |
| 2024Q2 | AED 994 | 173 | -5.3% |
| 2024Q1 | AED 1,050 | 265 | +79.5% |
| 2023Q4 | AED 585 | 78 | +10.0% |
| 2023Q3 | AED 532 | 84 | +8.8% |
| 2023Q2 | AED 489 | 65 | +6.5% |
| 2023Q1 | AED 459 | 55 | +0.7% |
| 2022Q4 | AED 456 | 74 | -2.8% |
| 2022Q3 | AED 469 | 50 | +4.7% |
| 2022Q2 | AED 448 | 53 | +5.4% |
| 2022Q1 | AED 425 | 39 | +3.2% |
| 2021Q4 | AED 412 | 27 |
Property Mix
By Type
Apartments97.6%
Villas0.2%
Room Distribution
1 B/R
49%
2 B/R
26%
Studio
22%
3 B/R
3%
4 B/R
0%
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
Off-plan risk
33/100
Moderate
Headline risk for Liwan1. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Liwan1's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Low fragility · 2/5 inputs
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
High mapped greeneryParks
14
Gardens
9
Woods / forest
8
Recreation grounds
0
Pitches
7
Grass / lawns
244
Total features
282
Named parks
4
Satellite vegetation
—
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.5km straight-line search radius of the community reference point. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
Watch Liwan1
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Frequently asked questions about Liwan1
What is the average property price in Liwan1?
The median property price in Liwan1 is AED 896,850, with a median price per square foot of AED 1,127. Prices have changed +7.5% year-over-year as of November 2026.
What types of properties are available in Liwan1?
Liwan1 is primarily an apartment community with approximately 98% apartments and 0% villas. The most common property types include Flat (3,353), Shop (17), Villa (8).
How is the real estate market performing in Liwan1?
Liwan1 has seen 3,586 property transactions over the past 5 years. The current year-over-year price change is +7.5%, with 1,179 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.