Liwan

Liwan is an apartment district in Dubailand, off Al Ain Road near Dubai Silicon Oasis. It is best known as one of the cheapest places in Dubai to buy or rent a freehold apartment, and the part most people mean when they say Liwan is Queue Point.

It is a dense cluster of mid rise buildings rather than a landscaped master community, developed by a mix of smaller developers, which is why standards vary noticeably from one building to the next.

Who does Liwan suit?

First time buyers and investors looking for the lowest freehold entry point in Dubai, and tenants who want their own flat with parking at a rent well below the central districts. It works for people commuting to Dubai Silicon Oasis, Academic City, Mirdif or along Al Ain Road.

It suits people who want walkable retail and restaurants less well. Facilities are limited and you will drive for most things.

What can you buy or rent?

What is nearby?

• Supermarkets, pharmacies, laundries and small clinics at ground level within the district.
• Dubai Silicon Oasis and Majan as immediate neighbours.
• International City and Dubailand for comparison at a similar level.
• Al Ain Road and Emirates Road for the drive out, with no metro station within walking distance.

What should you check before committing?

• The specific building. This matters more in Liwan than the location does. Lifts, cleaning, parking and management differ sharply between neighbours.
• Service charges, which on cheaper stock can eat a surprising share of the rent, and whether the building is collecting and spending them properly.
• Parking, whether it is allocated and whether it is included.
• Chilled water and utilities, and who is billing for them.
• Whether the building is fully occupied, since half empty buildings tend to be badly maintained.

Is Liwan a good investment?

On paper the rental yield here is among the highest in Dubai, because purchase prices are low and rents are not proportionally low. The catch is everything in the checklist above: a badly run building can turn a good yield into a bad one through service charges, voids and repairs. Due diligence on the building, not the area, decides the outcome. Our guide to service charges is worth reading before you commit.

What is available now?

Tell us what you are looking for using the form on this page and we will come back to you. You can also browse what we currently hold for sale and to rent.