Based on 1 review
Liwan sits on the eastern edge of Dubailand, next to Dubai Silicon Oasis and Academic City, spread across roughly 13 million square feet that Dubai Holding launched back in 2006. It has a calmer, residential feel, with low-rise apartment buildings, tree-lined internal roads, and pocket parks instead of a high-rise skyline.
Liwan works for different kinds of residents, but the appeal is fairly straightforward. Young professionals and working couples usually look at the studios and one-bedroom layouts because the entry prices are easier to manage. Families tend to go for the larger two- and three-bedroom units near Central Park, Splash Park, and the Soccer Park inside the community.
Errands are easy to handle without going far. Silicon Central Mall is about a ten-minute drive, Amaya Mall is around four minutes by car, and Dubai Digital Park is roughly eleven minutes away.
The road access does a lot of the heavy lifting here. Sheikh Mohammed Bin Zayed Road (E311) and Dubai Al Ain Road (E66) run alongside the community, which keeps drives practical if you're heading to Arabian Ranches, Jumeirah Golf Estates, Mudon, Dubai Sports City, or Downtown Dubai.
Prices of properties for sale in Liwan range from AED 455K to AED 63M, with a median of AED 1.07M. A total of 398 listings are available. 174 properties have been listed for sale in Liwan over the past 30 days. Across all listings, 63% are verified and 57% are listed by SuperAgents.
1
2
804 sqft
Apartment
Empire Lake view, Liwan, Dubai
1
1
769 sqft
Apartment
Mazaya 2, Queue Point, Liwan, Dubai
1
2
673 sqft
Apartment
Reem by Vision, Liwan, Dubai
1
2
673 sqft
Apartment
Albero By Oro24, Liwan, Dubai
studio
1
417 sqft
Apartment
Empire Lake view, Liwan, Dubai
2
3
1,670 sqft
Apartment
Alma Gardens, Liwan, Dubai
2
3
1,395 sqft
Apartment
Reem by Vision, Liwan, Dubai
2
3
1,319 sqft
Apartment
Symbolic Altus, Liwan, Dubai
1,101 sale transactions were recorded in Liwan over the past 12 months, marking a 3.8% decrease YoY.
The data displayed is based on average prices and sizes of all in Liwan.
See all TransactionsLiwan keeps the basics close. Silicon Central Mall is about a ten-minute drive north, and inside the community you'll find cafes, grocers, and other everyday stops that cover most quick errands.
Bab Al Liwan is the closest sit-down spot, a cafeteria-style restaurant reachable in about a two-minute walk or a one-minute drive from the center of the community. Food Park sits on the same strip and is a quick casual option, roughly four minutes on foot or under two minutes by car.
Eat & Drink is another everyday favorite, about a three-minute walk or one minute by car from most Queue Point towers. Sah El Nom Shawarma is the late-night shawarma stop and is around a ten-minute walk or under two minutes by car. Abdulla Omar, a cafeteria on the eastern edge of Liwan, is best reached by car in about seven minutes for a quick bite or takeaway.
Liwan sits close to a school corridor with a strong Indian and CBSE lean, and you can also reach British and American options across Dubai Silicon Oasis and Academic City. Families here usually look at annual fees from around AED 6,000 at the entry end to roughly AED 60,000 for premium British campuses. There are more than a dozen schools within a 5 km radius.
The Indian International School (DSO Branch), about 1.2 kilometers away, follows the Indian curriculum and holds a Good KHDA rating, with fees ranging from AED 10,000 to AED 21,000.
GEMS First Point School, roughly 2.0 kilometers away, follows the UK curriculum and carries a Very Good KHDA rating, with fees between AED 44,000 and AED 76,000.
GEMS Wellington Academy, about 2.1 kilometers away, offers a mix of UK and IB curricula and also holds a Very Good KHDA rating, with fees ranging from AED 40,000 to AED 91,000.
Liwan itself has limited on-site early years provision, so most parents drive a few minutes into Dubai Silicon Oasis or Mudon for nursery options serving children roughly 45 days to four years old. Emirates British Nursery and Kids World Nursery are among the established names in the neighboring communities.
For higher education, Liwan is well placed for Dubai Academic City and Dubai International Academic City, both reachable in roughly ten to fifteen minutes by car. Fakeeh University Hospital's teaching affiliation is nearby, and campuses such as Amity University Dubai and Heriot-Watt University Dubai are reachable within roughly ten to fifteen minutes by car.
| School name | Curriculum | Fee range | Distance | KHDA rating |
|---|---|---|---|---|
| The Indian International School (Dso Branch) | Indian | 10K - 21K | 1.2 km | Good |
| GEMS First Point School L.L.C | UK | 44K - 76K | 2.0 km | Very good |
| GEMS Wellington Academy -Fze | UK - UK/IB | 40K - 91K | 2.1 km | Very good |
| Lycee Francais International Georges Pompidou School (Dubai Branch) | French | 37K - 51K | 2.4 km | Very good |
| The Aquila School | UK - International Baccalaureate (1 | 49K - 78K | 2.6 km | Good |
| Rugby School L.L.C-FZ | UK | 2.6 km | Not inspected yet | |
| Kent College L.L.C - FZ | UK | 60K - 108K | 2.6 km | Not inspected due to COVID 19 |
| Dubai English Speaking School - (College) | UK | 84K - 91K | 2.8 km | Outstanding |
| German International School Dubai | German | 39K - 73K | 2.9 km | Not inspected due to COVID 19 |
| Al Fanar School | UK | 65K - 78K | 3.0 km | Not inspected yet |
| Dubai English Speaking School - Academic City | UK | 65K - 75K | 3.1 km | Not inspected yet |
| Lycee Libanais Francophone Prive Meydan L.L.C - FZ | French | 40K - 69K | 3.2 km | Very good |
| Vernus International Primary School - FZCO | American | 36K - 45K | 3.6 km | Acceptable |
| Dubai Schools Corporation Nad AlShiba L.L.C | American | 31K - 46K | 3.6 km | Acceptable |
| Sheikh Rashid Bin Saeed Islamic Institute | Ministry of Education | 3.8 km | Good | |
| The Fifth Dimension Elementary School L.L.C | American | 34K - 38K | 4.0 km | Weak |
| Repton School | UK/IB | 57K - 103K | 4.4 km | Outstanding |
| International School of Creative Science Nad Alshiba L.L.C | UK | 34K - 66K | 4.7 km | Good |
Liwan sits along Al Ain Road (E66) in Dubailand, between Dubai Silicon Oasis to the east and Nad Al Sheba to the west, with quick links to Sheikh Mohammed Bin Zayed Road (E311) for trips across the city. There isn't a metro station inside the community, so most residents drive or use buses, taxis, and ride-hailing to connect to the nearest Red Line stops.
Liwan has a cluster of RTA bus stops running through the community. Liwan Entrance is the closest to the center at roughly a nine-minute walk or a two-minute drive. Liwan Mazaya 18 sits a little further south along the loop, reachable in about a six-minute walk, while Liwan Mazaya 11 lies on the western edge around a twelve-minute walk away.
The northern side is covered by the Eppco Muntazah Petrol Station stop and Liwan Geepas 1, each within a ten-minute walk. Liwan Mazaya 24 serves the southern approach.
These stops connect Liwan to Dubai Silicon Oasis, Academic City, and onward transfer points for the Red Line, with typical connections running toward Centrepoint and Etisalat stations. Taxis and ride-hailing through Careem and Uber are common here, mainly because bus stops don't sit right outside every villa cluster.
For drivers, Al Ain Road (E66) is the main route in and out. Internal access runs through 11 Street, 3 Street, 6 Street, 9 Street, and 13 Street, feeding the residential clusters and the Mazaya towers. Parking sits under the community's own bays in the 643B zone, with dedicated spots outside villas and structured parking beneath the apartment buildings.
Visitor bays are scattered along 11 Street, 15 Street, and 19 Street, and paid public parking sits near the community's commercial strip. Pedestrian paths run through Central Park and around the Splash Park loop, so if you're walking or cycling between the low-rise villas and the retail podium, the routes are already built in.
From Liwan, drivers can reach Silicon Central Mall in under ten minutes. Downtown Dubai and the Burj Khalifa area are roughly 20 to 25 minutes via Al Ain Road. The Palm Jumeirah or Dubai Marina coastline usually takes about 30 to 35 minutes depending on traffic; Dubai International Airport is close to a 20-minute drive north along E66, and Sharjah is reachable in around 30 to 40 minutes through the E311 interchange.
Liwan is a nice community with plenty of shops and restaurants around. It’s quite convenient for day-to-day living and has a good residential feel.
22 days ago
Confident Lancaster – A Truly Outstanding Residential Building Confident Lancaster is truly one of the most beautiful and well-maintained residential buildings in Liwan. The building has a modern and elegant design, with impressive attention to detail and excellent facilities that make the living experience very comfortable and enjoyable. The amenities are a real highlight, including the swimming pool, gym, cinema, indoor games area, and other recreational facilities. The overall environment is clean, peaceful, and family-friendly. I would also like to recognize the Aspire Lux Building Management team for their excellent work. They are professional, responsive, and genuinely committed to maintaining the building and supporting residents and owners. Their continuous efforts and attention to residents' needs make a noticeable difference. Overall, Confident Lancaster offers an excellent combination of beautiful design, great amenities, a convenient location, and professional management. It is definitely a place I would recommend to anyone looking for a quality and comfortable home in Dubai.
a month ago
clean building and near to all landmark
2 years ago
The building is very clean and well maintained and the area is very quiet with no traffic problems.
3 years ago
The building is old but very decent security staff are amazing especially mohammed Noman always smiling and welcoming, unfortunately AC in cooridoors sometimes is swtich off which is strange and makes cooridoors hot with strange smell
3 years ago
Compare to other building in Liwan, Mazaya 10 is a good building to live in.
3 years ago
15 minutes to dubai downtown 15 minutes to dubai airport family friendly good rent
7 years ago
Liwan is mostly an apartment community, with a smaller pocket of villas and townhouses in its subcommunities. The neighborhood spans 13 million sq. ft. of low- and mid-rise blocks, launched by Dubai Holding in 2006, and most buildings sit behind gated entries with basement or podium parking.
Most listings in Liwan are either for apartments for rent in Liwan or apartments for sale in Liwan. A large share sits in the Queue Point cluster, especially across the Mazaya series. These buildings cover studios, one-, two-, and three-bedroom units for rent, usually with closed kitchens and balconies.
If your budget is tighter, Queue Point is where many buyers start. If you want newer finishes, buildings like Ayat Park View, Karma by Vision, and Confident Lancaster raise the standard with pool decks, gyms, and cinema rooms.
Villas and townhouses for rent in Liwan sit in the 180-degree Villas and Q-Line subcommunities. You'll mostly find three-, four-, and five-bedroom homes with built-in wardrobes, open kitchens, full bathrooms, a maid's room, and a guest bedroom with an en-suite. These layouts are clearly aimed at families, with private garden space and covered parking included.
Liwan suits families and value-focused buyers who want reasonably priced apartments, quiet streets, and quick access to Mohammed Bin Zayed Road and Dubai-Al Ain Road. It's a practical base for commuters heading to Dubai Silicon Oasis, Academic City, or Downtown, and residents often point to peaceful surroundings and family-friendly buildings like Confident Lancaster and Mazaya 5.
Liwan has one of Dubailand's lower entry points, with sale prices ranging from around AED 460K to AED 63M and a median near AED 1.15M. That keeps rental yields attractive for studios and one-bedroom units in Queue Point for rent, Mazaya buildings, and newer projects like Reem by Vision and Parkgreen Residences.
Liwan is a freehold community within Dubailand, launched by Dubai Holding in 2006. Property here can be owned outright by residents and overseas buyers, with full title registered through the Dubai Land Department.
Queue Point is the largest sub-community inside Liwan, made up mostly of the numbered Mazaya buildings (Mazaya 1 through Mazaya 31) plus towers like Ayat Park View, Symbolic Alpha, and Confident Lancaster. Liwan is the wider master community, which also includes Wavez Residence, Al Manal View, and newer projects such as Reem by Vision, Karma by Vision, and Parkgreen Residences.
Liwan sits right next to Dubai Silicon Oasis and shares the same road network, but the two feel different. Dubai Silicon Oasis is a mixed-use free zone with more offices, retail, and Indian International School (DSO Branch) at its core, while Liwan is primarily residential with landscaped open spaces and a heavier focus on affordable apartments.
Liwan has no metro station inside the community, with Centrepoint and Creek stations sitting roughly 20 to 25 minutes away by car. Most residents drive, and RTA bus stops like Liwan Entrance, Liwan Mazaya 18, and Liwan Mazaya 11 connect the area to the wider network. Taxis and ride-hailing apps are widely used for shorter trips within Dubailand and to Dubai Silicon Oasis.
Liwan takes its name from an Arabic architectural term for a vaulted or covered gathering space that opens onto a courtyard, historically used as a communal seating area in traditional homes. Dubai Holding chose the name to reflect the community-focused layout, with shared green spaces and clustered apartment buildings around central courtyards.
