Property Overview
A 1-bedroom apartment in Mazaya 4, Liwan (Queue Point) at AED 450,000 for approximately 550 sqft, equalling approximately AED 818 per sqft. Ready property (completed May 2014). The agent describes this as a distress sale with a motivated seller. No original purchase price is disclosed.
Property Highlights
- Type: 1-bedroom apartment
- Size: Approximately 550 sqft (unverified, see below)
- Asking price: AED 450,000
- Rate: Approximately AED 818 per sqft (if 550 sqft)
- OP: Not disclosed
- Status: Ready (completed May 2014)
- Building age: approximately 12 years
- Developer: Al Mazaya Holding
Price vs DLD Data: Verification Required
This is a critical issue. DLD transactions for 1BR units in Mazaya 4 (June to September 2026) show two distinct size categories:
Compact Layout (approximately 530 to 550 sqft)
- AED 315,000 for 550 sqft (June 2026) = AED 573 per sqft
- AED 305,000 for 547 sqft (July 2026) = AED 557 per sqft
- AED 300,000 for 531 sqft (August 2026) = AED 565 per sqft
- AED 305,000 for 550 sqft (September 2026) = AED 554 per sqft
Standard Layout (approximately 833 to 891 sqft)
- AED 410,000 for 853 sqft (July 2026) = AED 481 per sqft
- AED 410,000 for 833 sqft (August 2026) = AED 492 per sqft
If this unit is truly approximately 550 sqft, the asking price of AED 450,000 is 43% to 50% above recent DLD transactions for the same size. This is not consistent with a distress sale. If the unit is the larger approximately 850 sqft layout, AED 450,000 is approximately 10% above the most recent DLD sale of AED 410,000, which is closer to market but still not below it.
Recommendation: request the title deed or DEWA bill to verify the exact unit size before proceeding. The deal classification depends entirely on this information.
Active Listings
- AED 450,000 for 891 sqft 1BR (Property Finder, AED 505 per sqft)
- AED 560,000 for 833 sqft 1BR (Property Finder, AED 672 per sqft)
- AED 360,000 for 852 sqft 1BR (Square Yards, AED 423 per sqft)
- AED 425,000 for 996 sqft 1BR (Square Yards, AED 427 per sqft)
Active listings for the larger layout range from AED 360,000 to AED 560,000. At AED 450,000, this listing is within the active range for larger 1BRs but not at the bottom.
Rental Potential
Estimated annual rent for a compact 550 sqft 1BR: AED 28,000 to AED 35,000. For a larger 850 sqft 1BR: AED 40,000 to AED 48,000. At AED 450,000, gross yield estimates:
- Compact layout: 6.2% to 7.8%
- Standard layout: 8.9% to 10.7%
Service charges are approximately AED 7.60 per sqft per year (AED 4,180 for 550 sqft or AED 6,460 for 850 sqft).
About Mazaya 4
A 14-floor residential building by Al Mazaya Holding Company in Queue Point, Liwan. Completed May 2014. Unit mix includes 1BR (530 to 990 sqft), 2BR and 3BR apartments. Amenities include covered parking, gymnasium with jogging track, spa, children play area, 24-hour security, CCTV, concierge and maintenance services. Pet-friendly building.
About Liwan (Queue Point)
A residential community within Dubailand developed by Dubai Properties. Queue Point is the affordable segment of Liwan featuring mid-rise apartment clusters including the Mazaya towers. Located near Dubai Silicon Oasis, accessible via Sheikh Zayed Bin Hamdan Al Nahyan Street (E311) and Dubai-Al Ain Road. No metro within walking distance (nearest Creek Metro on the Green Line is approximately 16 minutes by car). Nearby: My City Centre Al Barsha (20 minutes), Global Village (15 minutes), Silicon Oasis Mall (10 minutes). Freehold area.
Verification Notes
The asking price, approximate size, distress sale and motivated seller claims are from the agent brief. The approximately 550 sqft matches one of two 1BR layouts in Mazaya 4 (compact 530 to 550 sqft). However, DLD transaction data shows this compact layout selling at AED 300,000 to AED 315,000, making the AED 450,000 asking price significantly above market for that size. The distress claim is not supported by the pricing data if the unit is truly 550 sqft. If the unit is the larger 850 sqft layout, the price is closer to market. Size verification via title deed or DEWA bill is essential before this listing can be confidently positioned.
