Some home types in Liwan1 have enough registered ready sales for a price range; the others say so.
Off-plan is 63% of sales here: we count it but compare prices only with ready sales.
Brief Battle is free during the pilot: verified brokers who cover Liwan1 send their best units for 72 hours and we rank them against registered deals. Few brokers have joined so far, so offers may be few. Brokers never see your contact details unless you choose an offer.
Last 12 months. Typical = the middle half of registered deals. Outlook and comparables are under each home type.
By home type
Studio apartment · ≈410 sqft
Typical price
AED 490k – 550k
Median
AED 515k
Ready sales, 12 months
30
Size (median)
407 sq ft
Per sq ft (median)
AED 1,278
AED 490kmedian AED 515kAED 550k
Why this range: the middle half (25th to 75th percentile) of 30 registered ready sales in the last 12 months.
236 off-plan sales were counted but not priced.
Rent: AED 40k – 46k a year, median AED 42k (234 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 420kp50 AED 525kp90 AED 685k
Central case +1.9% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8: 5 ready, 3 off-plan)
Date
Building
Sq ft
Price, AED
22 Sep 2026 Ready
WAVEZ RESIDENCE
407
450,000
18 Sep 2026 Off-plan
EMPIRE LAKE VIEWS
425
704,777
15 Sep 2026 Off-plan
EMPIRE LAKE VIEWS
414
924,777
15 Sep 2026 Off-plan
EMPIRE LAKE VIEWS
411
679,777
9 Sep 2026 Ready
WAVEZ RESIDENCE
407
505,000
2 Sep 2026 Ready
WAVEZ RESIDENCE
407
450,000
1 Sep 2026 Ready
Celine By Vision
447
615,000
28 Aug 2026 Ready
WAVEZ RESIDENCE
407
470,000
From the DLD open data, without unit or plot numbers.
1BR apartment · ≈800 sqft
Typical price
AED 520k – 830k
Median
AED 600k
Ready sales, 12 months
221
Size (median)
803 sq ft
Per sq ft (median)
AED 814
AED 520kmedian AED 600kAED 830k
Why this range: the middle half (25th to 75th percentile) of 221 registered ready sales in the last 12 months.
285 off-plan sales were counted but not priced.
Rent: AED 48k – 62k a year, median AED 55k (855 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 515kp50 AED 640kp90 AED 835k
Central case +6.7% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8: 7 ready, 1 off-plan)
Date
Building
Sq ft
Price, AED
13 Oct 2026 Ready
Mazaya 15
834
620,000
13 Oct 2026 Ready
Mazaya 22
590
499,000
13 Oct 2026 Ready
Mazaya 21
588
505,000
12 Oct 2026 Ready
Mazaya 9
667
510,000
8 Oct 2026 Ready
WAVEZ RESIDENCE
668
700,000
6 Oct 2026 Off-plan
Symbolic Altus
841
1,000,000
2 Oct 2026 Ready
Mazaya 1
937
480,000
1 Oct 2026 Ready
Mazaya 1
646
510,000
From the DLD open data, without unit or plot numbers.
2BR apartment · ≈1,280 sqft
Typical price
AED 820k – 1.43M
Median
AED 960k
Ready sales, 12 months
98
Size (median)
1,277 sq ft
Per sq ft (median)
AED 789
AED 820kmedian AED 960kAED 1.43M
Why this range: the middle half (25th to 75th percentile) of 98 registered ready sales in the last 12 months.
79 off-plan sales were counted but not priced.
Rent: AED 69k – 95k a year, median AED 80k (451 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 855kp50 AED 1.06Mp90 AED 1.4M
Central case +10.9% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8: 6 ready, 2 off-plan)
Date
Building
Sq ft
Price, AED
9 Oct 2026 Ready
Platinum by vision
1,440
1,500,000
7 Oct 2026 Ready
Mazaya 4
1,107
620,000
5 Oct 2026 Ready
MAZAYA 11
1,032
815,000
2 Oct 2026 Ready
Mazaya 9
1,625
1,000,000
1 Oct 2026 Ready
AYAT PARK VIEW
1,523
1,603,000
29 Sep 2026 Off-plan
Alma Gardens
1,860
1,875,000
28 Sep 2026 Ready
MAZAYA 6
1,165
880,000
25 Sep 2026 Off-plan
Symbolic Altus
1,319
1,990,000
From the DLD open data, without unit or plot numbers.
3BR apartment · ≈1,740 sqft
Typical price
AED 1.17M – 1.36M
Median
AED 1.25M
Ready sales, 12 months
16
Size (median)
1,745 sq ft
Per sq ft (median)
AED 705
AED 1.17Mmedian AED 1.25MAED 1.36M
Why this range: the middle half (25th to 75th percentile) of 16 registered ready sales in the last 12 months.
10 off-plan sales were counted but not priced.
Rent: AED 90k – 105k a year, median AED 96k (39 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 990kp50 AED 1.23Mp90 AED 1.61M
Central case -1.6% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8)
Date
Building
Sq ft
Price, AED
4 Sep 2026 Ready
Mazaya 3
1,813
930,000
30 Jul 2026 Ready
MAZAYA 13
1,702
1,500,000
24 Jul 2026 Ready
Mazaya 12
1,610
1,250,000
24 Jul 2026 Ready
Mazaya 4
1,692
870,000
1 Jul 2026 Ready
Mazaya 4
1,683
800,000
24 Jun 2026 Ready
MAZAYA 31
1,758
1,220,000
31 Mar 2026 Ready
Al Yarmouk
1,744
1,250,000
26 Mar 2026 Ready
Mazaya 15
1,882
1,380,000
From the DLD open data, without unit or plot numbers.
4BR apartment
No price range. No registered ready sales in the last 12 months; we need at least 6. 2 off-plan sales in 12 months, which we count but do not price.
Recent registered sales (3: 0 ready, 3 off-plan)
Date
Building
Sq ft
Price, AED
14 May 2026 Off-plan
Alma Gardens
2,228
2,702,425
10 Nov 2025 Off-plan
Alma Gardens
5,100
3,900,000
16 Jan 2025 Off-plan
Platinum by vision
2,413
2,600,000
From the DLD open data, without unit or plot numbers.
2BR villa or townhouse
No price range. Only 1 registered ready sale in the last 12 months; we need at least 6.
Rent: Only 2 new Ejari contracts in the last 12 months; we need at least 6.
Recent registered sales (2)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
8 Jul 2026 Ready
2,277
2,277
2,025,000
9 Oct 2025 Ready
2,277
2,277
1,950,000
From the DLD open data, without unit or plot numbers.
3BR villa or townhouse
No price range. No registered ready sales in the last 12 months; we need at least 6.
Rent: AED 110k – 126k a year, median AED 116k (10 new Ejari contracts started in the last 12 months)
Recent registered sales (2)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
19 Aug 2025 Ready
2,221
2,221
1,750,000
7 Mar 2025 Ready
2,219
2,219
2,000,000
From the DLD open data, without unit or plot numbers.
5BR villa or townhouse
No price range. No registered ready sales in the last 12 months; we need at least 6.
Rent: AED 200k – 240k a year, median AED 220k (42 new Ejari contracts started in the last 12 months)
No registered sales or enough new rents in 12 months for: 4BR villa or townhouse.
Apartments by building
Buildings in Liwan1 with at least 6 registered ready sales of one apartment type in the last 12 months (14 in all; the 12 busiest here). Prices in a building can sit well above or below the area range.
Building
Type
Typical price
Sales
AYAT PARK VIEW
1BR
AED 870k – 995k AED 1,037/sq ft
36
2BR
AED 1.53M – 1.6M AED 1,059/sq ft
18
WAVEZ RESIDENCE
Studio
AED 490k – 540k AED 1,265/sq ft
26
1BR
AED 750k – 800k AED 1,185/sq ft
9
Mazaya 4
1BR
AED 305k – 410k AED 565/sq ft
17
Mazaya 1
1BR
AED 495k – 555k AED 749/sq ft
11
SYMBOLIC ALPHA
1BR
AED 895k – 925k AED 1,234/sq ft
8
MAZAYA 31
1BR
AED 510k – 570k AED 687/sq ft
6
Mazaya 3
1BR
AED 405k – 505k AED 624/sq ft
7
Vision 1
1BR
AED 860k – 870k AED 1,056/sq ft
9
Mazaya 10 - A
1BR
AED 550k – 595k AED 819/sq ft
7
Mazaya 2
1BR
AED 545k – 585k AED 752/sq ft
6
National Bonds Jewels
2BR
AED 1.3M – 1.43M AED 1,000/sq ft
9
Mazaya 24
1BR
AED 475k – 575k AED 810/sq ft
7
Ready sales in the last 12 months; price per sq ft is the median.
Quarterly index of ready-sale prices and new rents, adjusted for the mix of home types and sizes sold each quarter (2025Q1 = 100).
Ready-sale prices: 114.8 in 2026Q3New rents (Ejari): 107.5 in 2026Q3Index figures
Quarter
Sale index
Rent index
2026Q3
114.8(n 74)
107.5(n 421)
2026Q2
111.6(n 81)
111.1(n 336)
2026Q1
117.4(n 129)
119.4(n 525)
2025Q4
109.7(n 81)
109(n 360)
2025Q3
114(n 89)
108.8(n 405)
2025Q2
107(n 126)
106.3(n 435)
2025Q1
100(n 102)
100(n 416)
2024Q4
99.6(n 133)
98.7(n 425)
2024Q3
109.9(n 150)
104.1(n 509)
2024Q2
89.8(n 89)
92.8(n 351)
2024Q1
78.3(n 78)
89.8(n 376)
2023Q4
74.4(n 53)
86.4(n 530)
2023Q3
70(n 61)
86.6(n 402)
2023Q2
64.5(n 54)
83.7(n 390)
2023Q1
62.3(n 46)
78.9(n 557)
2022Q4
57.6(n 66)
69.4(n 371)
2022Q3
64.1(n 36)
66.1(n 343)
2022Q2
61.2(n 50)
65.2(n 360)
2022Q1
59.3(n 38)
63.6(n 470)
2021Q4
58.6(n 37)
59.7(n 477)
Mix-adjusted price change: +2.4% a year over the last 12 months, +8.7% a year over 24 months. Ready sales in the last 6 months: 148, against 218 in the 6 months before.
Track record
Track record
How well have our forecasts done?
Our model, average error
14.2%
Simple median, average error
22.5%
Past predictions checked
68
Outcomes inside the 80% band
93%
On 68 past 12-month predictions, made only with data available at the time, our model's average error was 37% lower than simply carrying forward the median price.
An honest 80% band should contain about 80% of outcomes; ours contained 93%.
No broker guides for Liwan1 yet. Guides are written with registered brokers, signed with their BRN, and published only after they approve the final text.