Liwan

Liwan is in Dubailand, on the eastern side of the city, off Al Ain Road. Dubai Properties lists easy access to Sheikh Mohammed Bin Zayed Road and Al Ain Road, and Al Mazaya places Queue Point at the junction of Emirates Road and Al Ain Road. The main neighbours are:

• Dubai Silicon Oasis, the technology park and residential district along Al Ain Road.
• Majan, another apartment district in Dubailand.
• International City and Dubailand at a similar price level for comparison.

There is no Dubai Metro station in the district, so Liwan is a car and bus area. Most residents drive to work along Al Ain Road, Emirates Road or Sheikh Mohammed Bin Zayed Road. For bus routes and journey planning, see the Roads and Transport Authority at rta.ae.

• Affordable freehold apartments. Studios, one and two bedrooms make up most of the sales, with prices well below the central districts.
• Green space for an apartment district. Dubai Properties lists four green parks, walking paths and cycling tracks.
• A planned community. The community lists 18 recreational amenities including kids' play areas, outdoor gyms, sports courts, basketball courts, a skate park and mosques.
• Queue Point. The Mazaya cluster of one, two and three bedroom apartments and offices, with parks and fountains, a pedestrian bridge, a health centre, a mosque, and police and fire stations.

Parks, sport and family

• The community parks and walking and cycling paths, for evening walks and children's play.
• The outdoor gyms, sports courts, basketball courts and skate park listed by the community manager.
• Parks and fountains within Queue Point itself.

Shopping and everyday needs

• Supermarkets, pharmacies, laundries and small clinics at ground level in many buildings across the district.
• Dubai Outlet Mall, also on Al Ain Road in Dubailand, for larger shopping trips.

Days out nearby

• Global Village, the seasonal cultural and shopping attraction on Sheikh Mohammed Bin Zayed Road in Dubailand. It runs through the cooler months each year, so check the current season dates before you plan a visit. Our guide to the best parks in Dubai covers more outdoor options.
• Dubai Silicon Oasis for its cafes, restaurants and everyday shops.

Queue Point (Qpoint)

Queue Point is the cluster most people mean when they say Liwan. Al Mazaya describes it as contemporary freehold apartments in one, two and three bedroom layouts plus office space, with an urban layout inspired by San Francisco, and its own health centre, mosque, fire station, police station, parks and fountains. The Dubai Land Department records its buildings as plots, for example Qpoint Liwan plots R002, R005 and R008, which is how you will see them named in sales data.

Liwan 2 and the newer buildings

Listings labelled "Liwan 2" generally refer to the later part of the district. Newer building names that appear in recent Dubai Land Department sales include Celine by Vision, Wavez Residence, Empire Lakeviews, Reem by Vision, Symbolic Altus and Parkgreen Residences by Alishaan. Always confirm the building name and plot number with the seller, because the same label can cover more than one scheme.

First time buyers, and tenants who want their own apartment with parking at a lower price point than the central districts. It works for people commuting to Dubai Silicon Oasis, Dubai International Academic City, Mirdif or along Al Ain Road.

It suits people who want to walk to cafes and a metro station less well. Facilities are growing but spread out, and you will drive for most things.

The Dubai Land Department registered 604 home sales in Liwan between 2 January and 27 October 2026, as shown in the sold prices table on this page (as of November 2026). Around 40% were off-plan. The typical price per square foot across all sales was AED 1,076.

Finished apartments sold on for noticeably less than new off-plan ones. For a one bedroom, the typical resale price was about AED 628,000 against about AED 1.06 million off-plan. The most traded finished buildings were Celine by Vision, Wavez Residence and several Qpoint plots. These are medians of registered transactions, not asking prices.

Two projects are selling off-plan here as of November 2026. Entry prices are the developers' starting prices and move as units sell.

• Parkgreen Residences by Alishaan Developments, from AED 870,000.
• Alma Gardens by Alma Developments, from AED 1,161,276.

Our guide to the cheapest areas to buy an apartment in Dubai puts Liwan beside other lower priced districts.

Dubai Properties lists mosques and play areas inside the community, and Queue Point has its own health centre. For schools and nurseries across Liwan and Dubai Silicon Oasis, check the current rating and fees on the Knowledge and Human Development Authority site, khda.gov.ae, before you commit to a tenancy or purchase.

• The specific building. This matters more in Liwan than the location does. Lifts, cleaning, parking and management differ sharply between neighbours.
• Service charges. On lower priced stock they can take a large share of the rent. Our guide to service charges and the service charge index help you compare, and owners associations and service charges explains who sets them.
• Parking, whether it is allocated and whether it is included. See parking in Dubai buildings.
• Chilled water and utilities, and who is billing for them. See DEWA and chiller charges.
• Occupancy. Half empty buildings tend to be badly maintained.
• Building age and plot. Queue Point buildings and newer schemes differ in age and specification.

Dubai Silicon Oasis is the neighbouring district with offices, a technology park and a wider spread of shops, so many Liwan residents use it for daily needs. International City is the comparison most buyers make at a similar price level, with its country themed clusters. Liwan's difference is its planned parks, paths and sports areas.