officially Wadi Al Safa 2
AED 1,372/sqft
+95.7%
+4%
56%
5.0%
45
A typical residential sale here is AED 679,777 for about 836 sqft, from 10,361 recorded sales.
Prices here have moved +95.7% across the 211 months (Jan 2009 – Aug 2026) of Land Department records we hold — a pace of +4% a year if it continued.
That is the whole 211 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.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
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.
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.
Rent is matched by size here, not bedroom count, so the column is what homes of that sizeactually let for — the question behind the question, answered from real contracts. Ejari does also carry a bedroom count on most tenancies, and the rent-by-bedroom figures on this page read that field directly.
| Size | Typical home | Typical price | Per sqft | Typical rent | Sales |
|---|---|---|---|---|---|
| Studio | 407 sqft | AED 505,500 | AED 1,294/sqft | AED 42,000/yr 312 tenancies | 1,272 |
| 1 bed | 770 sqft | AED 545,776 | AED 719/sqft | AED 55,000/yr 1,237 tenancies | 5,373 |
| 2 beds | 1,150 sqft | AED 910,000 |
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 Wadi Al Safa 2, from the Land Department's register of flats.
Freehold
100%
Every unit in Wadi Al Safa 2 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
From 4,914 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 55,000/yr
for ~803 sqft
Rent per sqft
AED 69/sqft
per year
Renewals
52%
of contracts
Contracts
4,914
last 12 months
What it costs to rent here
Median annual rent, by size of home.
A year’s rent against what that size of home actually sold for in Liwan over the same twelve months — both from registered records.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| Studio | AED 739.78K | AED 42,000/yrby bedroom · 312 new lets | 5.7% | 359 |
| 1 bed | AED 1.04M | AED 55,000/yrby bedroom · 1,237 new lets | 5.3% | 723 |
| 2 beds | AED 1.52M | AED 78,000/yrby bedroom · 635 new lets | 5.1% | 490 |
| 3 beds | AED 2.54M | AED 100,000/yrby bedroom · 76 new lets | 3.9% | 65 |
| 4 beds | AED 1.83M | AED 220,500/yrby bedroom · 33 new lets |
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 100,000/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. This table matches rent to homes by floor area, which every Ejari contract records. Ejari carries a bedroom count on most contracts too, and the rent-by-bedroom figures on this page read that field rather than inferring it from size.
Closest to Wadi Al Safa 2 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.
Albero By Oro24
ORO24 REAL ESTATE DEVELOPMENT L.L.C
Alma Gardens
Unknown developer
Bianca
Reportage Prime Properties L.L.C
Celine By Vision
Clear Vision Real Estate Development L.L.C
Confident Adur
Unknown developer
Confident Lancaster
CONFIDENT LANCASTER REAL ESTATE DEVELOPMENT L.L.C
Confident Preston
Casa Preston Real Estate L.L.C
Empire Lakeviews
EMPIRE CROWN REAL ESTATE DEVELOPMENT L.L.C
| AED 772/sqft |
| AED 78,000/yr 635 tenancies |
| 3,087 |
| 3 beds | 1,744 sqft | AED 1,218,797 | AED 690/sqft | AED 100,000/yr 76 tenancies | 478 |
| 4 beds | 976 sqft | AED 1,694,503 | AED 1,256/sqft | AED 220,500/yr 33 tenancies | 151 |
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
Matched to tenancies by floor area, so this is what homes of each size actually let for. Ejari does also record a bedroom count on most contracts — the rent-by-bedroom table below reads that field directly. Renewing tenants pay about 16% less per sqft than someone signing a new lease here.
| 12.1% |
| 17 |
The best gross yield here is on a 4 beds at 12.1%. 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 studio here reads 8.3% instead of 5.7%, because it prices the home at AED 505.5K — the median across every sale on record — rather than the AED 739.78K it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 6,106 | AED 35,894 | 5.7% | 4.9% |
| 1 bed | AED 11,552 | AED 43,448 | 5.3% | 4.2% |
| 2 beds | AED 17,249 | AED 60,751 | 5.1% | 4.0% |
| 3 beds | AED 26,153 | AED 73,847 | 3.9% | 2.9% |
| 4 beds | AED 14,635 | AED 205,865 | 12.1% | 11.3% |
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.
The median residential sale price in Liwan is AED 1,372/sqft, which works out at about AED 679.78K for a typical 836 sqft home. That is a median of 10,361 sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields in Liwan run about 5.7% on a studio, 5.3% on a 1-bedroom, 5.1% on a 2-bedroom, 3.9% on a 3-bedroom, dividing a year of registered rent by what 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.
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.
56% of the 10,361 registered sales in Liwan 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.
146 sales
AED 1,330/sqft
-3%
Karma
Clear Vision Real Estate Development L.L.C