Liwan is a district of Dubai.
Liwan is a mixed‑use freehold township within the DubaiLand masterplan, developed originally by Mizin (a member of Tatweer, part of Dubai Holding). Launched in September 2006, the neighbourhood occupies a sizable masterplanned area at the junction of Emirates Road and Al Ain Road and was conceived as a low‑ to mid‑rise residential and commercial community with a clear urban concept inspired by San Francisco.
Liwan covers roughly 13 million sq ft and sits across from Academic City and Dubai Silicon Oasis. The original masterplan divides the area into distinct precincts — Golden Gate District and Park, The Ridge, Downtown and The Suburb — combining residential enclaves, mixed‑use plots and open spaces including lakes and parkland. The plan envisaged about 100 separate residential complexes, six towers dedicated to business activities and hotels positioned at the ends of the development. The part of the scheme commonly known as Queue Point (announced by Al Mazaya in March 2007) forms a large share of the completed buildings in the area.
Liwan is located inland within the DubaiLand district and is primarily car‑oriented. The nearest Dubai Metro station on the Green Line is identified as code G30, at an approximate straight‑line distance of 12,357 metres (not walkable). Coordinates for the community are latitude 25.109507 and longitude 55.366640.
Approximate distances to prominent Dubai destinations (as recorded):
The residential component is focused on mid‑rise buildings. The masterplan specified six different residential building types with heights commonly ranging from seven to 15 storeys, grouped on individual plots. Apartment products in the original brief were primarily one‑ to three‑bedroom units targeted at the mid‑income market, with a range of layouts intended to emphasise natural light and usable living areas.
Within Liwan there are several active and completed developments recorded on Continental Club’s project listings. On the site we list the following projects:
There are many neighbouring projects and plot schemes around Liwan. Examples recorded nearby include:
The broader projects count registered near Liwan exceeds forty schemes, reflecting the density of plotted development and multiple developers active in DubaiLand. The local stock contains a mixture of completed towers and ongoing construction phases across adjacent plots.
Liwan’s planning and product mix make it appropriate for buyers and tenants seeking mid‑rise apartment living in a masterplanned environment with parks and water features, and for those who prioritise road connectivity to academic and technology hubs such as Academic City and Dubai Silicon Oasis. The neighbourhood’s one‑ to three‑bedroom layouts target compact households, professionals working in nearby employment zones and families seeking value‑oriented apartment options in a planned community setting.
Is Liwan a freehold community?
Yes. Liwan is described as a freehold township within the DubaiLand masterplan.
Who planned and launched Liwan?
The masterplan for Liwan was prepared by Mizin, a member of Tatweer (part of Dubai Holding). The development launch occurred in September 2006.
What is the typical building scale and apartment mix?
The masterplan and subsequent developments feature mid‑rise residential blocks commonly between seven and 15 storeys, with one‑ to three‑bedroom apartments forming the primary unit types.
How many transaction records are available for Liwan?
There are recorded sale transaction entries available for Liwan as published through official channels; Continental Club references these registry records in its market summaries.
The figures below come from registered Dubai Land Department transactions, not from listings. We show the median rather than the mean, so that one-off penthouses do not distort it.
The yearly figure compares the last 12 months with the 12 before them. Calendar years would not work here: the current one is unfinished, so the comparison would understate the change.
Top to bottom: purchase price per m², year, annual rent per m², gross yield. Showing the last 3 years, from 2024.
* 2026 is still in progress, so its bar covers part of the year and is not directly comparable with the ones before it. The growth figure below uses completed years only.
All figures are medians rather than means: in thin years the mean swings with the mix of units and shows movement the market never had. The yield is gross — service charges are not published in the register, so they cannot be deducted honestly.
| Building | Deals | Price per m² |
|---|---|---|
| EMPIRE LAKE VIEWS | 556 | 17 316 |
| BELGRAVIA GARDENS - TOWER C | 202 | 17 338 |
| BELGRAVIA GARDENS - TOWER B | 202 | 17 553 |
| Reem by vision | 190 | 12 374 |
| BELGRAVIA GARDENS - TOWER A | 164 | 15 705 |
| BELGRAVIA GARDENS - TOWER D | 139 | 16 893 |
| Skyhills Gardens - D | 110 | 18 968 |
| Alma Gardens | 75 | 12 340 |
| Skyhills Gardens - A | 66 | 17 125 |
| Sobha Reserve | 65 | 20 068 |
| Symbolic Altus | 40 | 13 800 |
| ALBERO BY ORO24 | 18 | 14 027 |
Linked names lead to our pages for those projects.
Source: Dubai Land Department transaction registry. Prices per square metre, sale transactions.
Dubai market as a whole: prices, transactions and trends (DLD data) →
Largest management companies in the area: Kaizen Owner Association Management Services (35), Stratum Owner Association Management Services (3), Itihad Community Management (1).
Check any building’s service charge → All communities
RERA-approved 2026 budgets from the DLD service charge index (Mollak); residential buildings. Rate is AED per sq ft per year; YoY compares the same buildings in 2025.
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Neighbouring areas and sub-communities to compare location and prices.
