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Apartments for rent in Liwan: what tenants really pay
A 1-bed in Liwan rents for AED 55,000 a year. This is the median of 1,196 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 42,000. A 2-bed is AED 78,000. Adverts ask AED 58,000; renewing tenants pay AED 47,124.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Liwan: AED 55,000 a year (1,196 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Liwan: AED 42,000 a year (315 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Liwan: AED 78,000 a year (613 new leases, Ejari, 12 months to 15 Oct 2026).
Signed rents, not adverts: medians of new Ejari leases (new tenant, a lease of six months to a year, one home). How we count.
“In Liwan, renewal costs less. A new tenant pays 24% more for the same 1-bed. Already here? Renew. Moving in? Offer at the AED 74 a sq ft new tenants signed, not the AED 81 the adverts ask.”
Renting in Liwan? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Liwan by bedrooms
AED a year, medians. Signed: Ejari leases starting 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026.
| Home | Signed, new lease | Renewal | Asking now | Typical size, sq ft | AED / sq ft (new) | Leases, 12 months |
|---|---|---|---|---|---|---|
| Studio | 42,000 | 36,750 | 48,000 | 407 | 102 | 691 |
| 1 bed | 55,000 | 47,124 | 58,000 | 745 | 74 | 2,700 |
| 2 bed | 78,000 | 66,350 | 85,500 | 1,154 | 70 | 1,180 |
| 3 bed | 93,000 | 76,020 | 105,000 | 1,704 | 60 | 87 |
| Villa / townhouse | 200,000 | 200,000 | 245,000 | 3,529 | 47 | 276 |
| 2-bed villa | – | 110,000 | – | 2,906 | – | 31 |
| 3-bed villa | 163,013 | 157,658 | – | 4,897 | 41 | 71 |
| 4-bed villa | 220,000 | 202,500 | – | 4,844 | 47 | 54 |
| 5+ bed villa | 230,000 | 210,000 | – | 3,334 | 56 | 120 |
What the leases say about Liwan
4,934 Ejari leases 16 Oct 2025–15 Oct 2026, and 392 adverts. Each finding has its chart below.
- New 1-bed rents rose 0.7% this year, like for like. Median new 1-bed: AED 48,000 in 2024, AED 53,000 in 2025, AED 55,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −5.4%.
- Renewing a 1-bed is cheaper than moving. We compare a 1-bed in the same building with a size within 15%. A new tenant pays a median 24% more than a tenant who renews. That is about AED 10,831 a year on a typical renewal rent of AED 45,000. The table above gives AED 55,000 new against AED 47,124 renewal. This is because the table mixes cheap and expensive buildings. The same-building figure is the fair test.
- Adverts ask 9% over signed. A 1-bed advert asks AED 81 a sq ft; the 1,196 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 74. Offer at the signed figure.
- Cheapest 1-bed for its size: Qline (Qpoint Phase II) R085, AED 53 a sq ft, the median of its 36 1-bed leases (typical rent AED 46,000). The median 1-bed lease in Liwan is AED 69 a sq ft.
- Same size for less nearby: a new 1-bed in International City Phase 1, 9 km away, costs AED 43,000 for 732 sq ft. That is AED 12,000 a year less than in Liwan.
Finding
New 1-bed rents rose 0.7% this year, like for like in Liwan.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- Studio: −1.5% like for like; median AED 40,000 → 42,000 (1 Jan–15 Oct)
- 1 bed: +0.7% like for like; median AED 53,000 → 55,000 (1 Jan–15 Oct)
- All Dubai, 1-bed: −5.4% like for like
Same weeks each year so the season does not skew it. New leases only: renewals follow the market with a lag. The change compares the same building, bedrooms and size band in both years; the medians can move differently because the mix of homes changes.
Finding
In Liwan a new tenant pays 24% more than a renewing one for the same 1-bed.
New lease over renewal, same building, bedrooms and size band, 16 Oct 2025–15 Oct 2026
- Studio: new tenants pay 7% more (AED 3,000 a year)
- 1 bed: new tenants pay 24% more (AED 10,831 a year)
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
36 matched groups, 588 renewals. Each group is one named building with 5+ new and 5+ renewed leases. The bedroom table above mixes buildings, so it can point the other way.
Finding
Liwan adverts ask 9% more per sq ft than new 1-bed tenants signed in the last 12 months.
Asking rent per sq ft (adverts 16 Oct 2026) against new leases signed 16 Oct 2025–15 Oct 2026
- Studio: asking AED 111, signed AED 102 a sq ft (+8.8%)
- 1 bed: asking AED 81, signed AED 74 a sq ft (+9.5%)
- 2 bed: asking AED 74, signed AED 70 a sq ft (+5.7%)
- 3 bed: asking AED 77, signed AED 60 a sq ft (+28.3%)
- For rent now: about 392 homes, against 537 new flat leases in 90 days
Per sq ft, so bigger adverts do not skew it. Adverts are one day's snapshot; duplicates removed by building, bedrooms, size and price, so the count is approximate.
Finding
The cheapest 1-beds for their size are in Qline (Qpoint Phase II) R085, Qline (Qpoint Phaseii) 3C-Lw-R-054 and Qline (Qpoint Phaseii) 3C-Lw-R-064.
1 bed flats: median rent per sq ft by building, buildings with 10+ 1-bed leases, 16 Oct 2025–15 Oct 2026
- Qline (Qpoint Phase II) R085: AED 46,000 for 855 sq ft
- Qline (Qpoint Phaseii) 3C-Lw-R-054: AED 46,600 for 869 sq ft
- Qline (Qpoint Phaseii) 3C-Lw-R-064: AED 48,500 for 898 sq ft
- Dearest per sq ft: Celine By Vision, AED 92 for a 1-bed
- Buildings compared: every building with 10+ 1-bed leases
Cheap per sq ft can mean an older building, fewer amenities or a worse view: none of these is in the lease record.
Every building in Liwan with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026 (a bed figure needs 10+ leases). For rent now: adverts on 16 Oct 2026 matched to the building by name, duplicates removed, so it is approximate. 53% of leases here carry no building name and are not in this table.
| Building | Leases | Studio | 1 bed | 2 bed | 3 bed | AED / sq ft, all homes | For rent now | 1-bed asking |
|---|---|---|---|---|---|---|---|---|
| Wavez Residence | 308 | 101 | 23 | – | ||||
| Q-Zone (Qpoint - Phase III), Mu005&6 | 188 | 69 | – | – | ||||
| Q - Zone (Qpoint - Phase III) Mu007 | 130 | 71 | – | – | ||||
| Qpoint Liwan-Plot R008 A&B | 116 | 63 | – | – | ||||
| Qline (Qpoint Phase II) R010 | 69 | 65 | – | – | ||||
| Qpoint Liwan-Plot R050 | 67 | 52 | – | – | ||||
| Qline (Qpoint Phaseii) 3C-Lw-R-064 | 63 | 56 | – | – | ||||
| Qpoint Liwan-Plot R009 | 59 | 62 | – | – | ||||
| Celine By Vision | 58 | 102 | 32 | – | ||||
| Qline (Qpoint Phaseii) 3C-Lw-R-054 | 58 | 56 | – | – | ||||
| Qpoint Liwan-Plot R017 | 56 | 61 | – | – | ||||
| Qpoint Liwan-Plot R092 | 56 | 63 | – | – | ||||
| Qpoint Liwan-Plot R047 | 55 | 61 | – | – | ||||
| Qline (Qpoint Phase II) R085 | 52 | 53 | – | – | ||||
| Qpoint Liwan-Plot R015 | 42 | 61 | – | – | ||||
| Symbolic Alpha | 42 | 91 | 5 | – | ||||
| Confident Lancaster | 41 | 76 | 18 | – | ||||
| Qpoint Liwan - Plot R002 | 40 | 58 | – | – | ||||
| Qpoint Liwan-Plot R070 | 39 | 61 | – | – | ||||
| Qpoint Liwan-Plot R068 | 36 | 58 | – | – | ||||
| Qpoint Liwan-Plot R069 | 36 | 58 | – | – | ||||
| Qpoint Liwan-Plot R097 | 35 | 74 | – | – | ||||
| Qpoint Liwan - Plot R003 | 34 | 63 | – | – | ||||
| Qpoint Liwan-Plot R052 | 34 | 61 | – | – | ||||
| Qpoint Liwan-Plot R055 | 34 | 65 | – | – | ||||
| Qpoint Liwan-Plot R016 | 34 | 61 | – | – | ||||
| Qpoint Liwan-Plot R020 | 33 | 58 | – | – | ||||
| Qpoint Liwan-Plot R073 | 33 | 60 | – | – | ||||
| Qpoint Liwan-Plot R072 | 33 | 62 | – | – | ||||
| Qpoint Liwan-Plot R071 | 31 | 58 | – | – |
Cheaper areas near Liwan, same size of home
Communities within 10 km (centre to centre) where the median new lease is lower and the median size within 15% of Liwan's. New leases 16 Oct 2025–15 Oct 2026, 30+ of the home type. Every community on the heat map →
| Community | Home | Median new lease | Median sq ft | Km away | AED a year less than Liwan | New leases |
|---|---|---|---|---|---|---|
| Madinat Hind 4 (DAMAC Hills 2) | Studio | 37,791 | 426 | 9 | 4,209 | 124 |
| International City Phases 2 and 3 | Studio | 40,000 | 422 | 7 | 2,000 | 1,385 |
| Dubailand Residence Complex | Studio | 40,000 | 441 | 2 | 2,000 | 891 |
| International City Phase 1 | 1 bed | 43,000 | 732 | 9 | 12,000 | 4,019 |
| International City Phase 1 | 2 bed | 60,000 | 981 | 9 | 18,000 | 824 |
| International City Phases 2 and 3 | 2 bed | 72,000 | 1,201 | 7 | 6,000 | 363 |
| Dubailand Residence Complex | 2 bed | 74,000 | 1,226 | 2 | 4,000 | 631 |
Inside this area: sub-communities with their own figures
Rent in this area by home and by building
Studios1-bed2-bed3-bedVillas4-bed villas5-bed+ villas
Celine By Vision
Confident Lancaster
Q - Zone (Qpoint - Phase III) Mu007
Q-Zone (Qpoint - Phase III), Mu005&6
Qline (Qpoint Phase II) R010
Qline (Qpoint Phase II) R085
Qline (Qpoint Phaseii) 3C-Lw-R-054
Qline (Qpoint Phaseii) 3C-Lw-R-064
Qpoint Liwan - Plot R002
Qpoint Liwan - Plot R003
Qpoint Liwan-Plot R008 A&B
Qpoint Liwan-Plot R009
Qpoint Liwan-Plot R015
Qpoint Liwan-Plot R016
Qpoint Liwan-Plot R017
Qpoint Liwan-Plot R020
Qpoint Liwan-Plot R047
Qpoint Liwan-Plot R050
Qpoint Liwan-Plot R052
Qpoint Liwan-Plot R055
Qpoint Liwan-Plot R068
Qpoint Liwan-Plot R069
Qpoint Liwan-Plot R070
Qpoint Liwan-Plot R071
Qpoint Liwan-Plot R072
Qpoint Liwan-Plot R073
Qpoint Liwan-Plot R092
Qpoint Liwan-Plot R097
Symbolic Alpha
Wavez Residence
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Commercial rent in Liwan
Questions
What is the average rent in Liwan?
Median rent a year for a new lease in Liwan: studio AED 42,000, 1-bed AED 55,000, 2-bed AED 78,000, 3-bed AED 93,000, villa AED 200,000. This is from 2,275 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in Liwan?
A new studio lease costs AED 42,000 a year (AED 3,500 a month). This is the median of 315 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 36,750.
How much is a 1-bed in Liwan?
A new 1-bed lease costs AED 55,000 a year (AED 4,583 a month). This is the median of 1,196 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 47,124.
How much is a 2-bed in Liwan?
A new 2-bed lease costs AED 78,000 a year (AED 6,500 a month). This is the median of 613 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 66,350.
Which is the cheapest building in Liwan?
For a 1-bed, it is Qline (Qpoint Phase II) R085: AED 53 a sq ft. This is the median of 36 leases, 16 Oct 2025–15 Oct 2026. The typical rent is AED 46,000. Next is Qline (Qpoint Phaseii) 3C-Lw-R-054 at AED 55.
Is rent going up in Liwan?
New 1-bed leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: +0.7% on 2025. Dubai: −5.4%. The median new 1-bed was AED 53,000 in 2025 and AED 55,000 in 2026.
Do landlords in Liwan accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 81 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 74 a sq ft. Adverts ask 9% more.
How we worked it out, and the limits
Updated 21 Oct 2026. Leases to 15 Oct 2026; adverts of 16 Oct 2026.
Leases. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. There are 4,934 in Liwan, and 2,275 of them are new. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it.
New and renewal. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Renewals are often registered weeks late. Thus the latest month shows too few renewals. Like for like means the same building, the same bedrooms and a size band 15% wide. Leases with no building name are left out of this test. A group needs 5 or more of each: new leases and renewals.
Adverts. We use active yearly rent adverts from listing sites on 16 Oct 2026. We put each advert in Liwan by the building or community name in the advert. There are 392 adverts after we remove repeats. A repeat has the same building, bedrooms, size and price. One home can still show more than once. Thus "for rent now" is approximate. Adverts are matched to a building by name.
Not used. The Ejari nearest-metro field names a station but no distance, so we do not compare metro and non-metro homes here. Floor, view, parking and furnishing are not in the lease record.
The full method, and twenty Dubai-wide comparisons: What the leases say →. Checking a rent rise? Rent increase calculator →
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.