Liwan - Queue Point

TL;DR: Liwan Queue Point is a completed master-planned residential community developed by Al Mazaya Holding in Dubailand (Wadi Al Safa 2), Dubai. Featuring San Francisco-inspired architecture across 30+ buildings with 3,500+ units, it offers studios to 3-bedroom apartments from AED 380,000. Located at the junction of Emirates Road (E611) and Al Ain Road, the community delivers rental yields of 8–9% — among the highest in Dubai's completed affordable stock. Studios start from AED 380K, 1-bedrooms average AED 631K, with average annual rentals of AED 52,662 for 1-bedrooms.

Introduction to Liwan Queue Point

Liwan Queue Point (specifically the Q-Line phase) is a mature, fully completed master-planned residential community developed by Al Mazaya Holding K.S.C.P. in the heart of Dubailand. Originally conceived under the working name "Frisco Ridge" before being renamed Liwan, the community was delivered through phased construction between 2007 and 2017 and now stands as the defining residential address within the Liwan sub-community of Wadi Al Safa 2. The total project was valued at AED 2 billion at launch (announced March 2007), comprising 52 designated plots for multi-purpose buildings across a 13-million-square-foot master plan.

What distinguishes Queue Point from any other residential community in Dubai is its architectural identity: the entire development is explicitly modelled on San Francisco's diverse urban grid and architectural vocabulary, featuring beaux-arts neo-classical facades and four distinct district identities — Golden Gate District and Park (high-rise residential around a plaza and lake), The Ridge (residential buildings centred on a valley lake), Downtown (office towers including a signature 40-storey pyramidal building), and The Suburb (residential district with central parkland). This thematic commitment creates a visually distinctive streetscape that stands apart from Dubai's typical contemporary aesthetic.

The community encompasses over 30 buildings ranging from 5 to 15 storeys, housing 3,500+ residential units across all registered sub-developments (including the core Mazaya Buildings series of 32 towers, the Farah Buildings complex, Berlin Business Tower, Empire Lake Views, Karma Residence, and Monaco Residency). All units are freehold, open to all nationalities.

Location and Connectivity

Queue Point occupies a strategically advantageous position at the junction of Emirates Road (E611) and Dubai-Al Ain Road (E66) — dual highway access that provides rapid connectivity to Dubai's major employment and leisure hubs. Dubai International Airport is approximately 20 minutes by car, while Downtown Dubai and DIFC are 10–20 minutes away. Dubai Silicon Oasis is 10 minutes distant, and Academic City (home to Heriot-Watt University, University of Waterloo, Rochester Institute of Technology, and Al Ghurair University) is approximately 3 minutes' drive.

Entertainment destinations are exceptionally accessible: Global Village is 6–11 minutes, IMG Worlds of Adventure is 11 minutes, and Dubai Outlet Mall is 8 minutes by car. City Centre Mirdif is 15 minutes away, while Dubai Mall and Burj Khalifa are approximately 20 minutes' drive.

Educational facilities include British Orchard Nursery (approximately 2 minutes), The Aquila School (British curriculum, 0.3 km from some Liwan buildings), GEMS Wellington Academy in Dubai Silicon Oasis (11–13 minutes), GEMS FirstPoint School (1.8 km), and Indian International School (approximately 10 minutes). Healthcare is served by Fakeeh University Hospital in Dubai Silicon Oasis (approximately 2.36 km), Al Noor Medical Center (walking distance), and Al Salam Medical Center (approximately 10 minutes). The community is served by bus lines 29, 66, 67, 91, and 98E. Notably, the Dubai Metro Blue Line (AED 18 billion, under construction from 2025 with expected completion in 2029) will add stations through the Dubai Silicon Oasis and Mirdif corridor, significantly improving public transport access to the area.

Unit Types and Specifications

Queue Point offers four residential configurations across its buildings. Studios start from approximately 450 square feet, with sale prices from AED 380,000–400,000. One-bedroom apartments range from 650 to 800 square feet, with an average DLD transaction price of AED 631,000 and listings ranging from AED 430,000 to AED 1,050,000. Two-bedroom apartments span 1,000 to 1,200 square feet, with an average price of AED 1,120,000–1,128,000. Three-bedroom apartments — the largest configuration — range from 1,600 to 1,800 square feet, averaging AED 1,241,000.

Interiors feature porcelain-tiled living spaces, well-designed kitchens with ceramic tiles and wood accents, double-glazed windows, and en-suite bathrooms in select buildings. Building-level amenities include swimming pools, gymnasiums, saunas and steam rooms, jacuzzis, children's play areas, running and jogging tracks, and 24/7 CCTV security with concierge services. The community infrastructure extends to landscaped parks with fountains and water features, pedestrian bridges, a community mosque, fire station, police station, health centre, and Q1 Mall as the on-site retail destination.

Investment Performance and Market Data

Liwan Queue Point delivers some of the most compelling rental yields in Dubai's completed apartment stock. The overall community ROI stands at 8.13–8.76%, with unit-specific yields as follows: studios at 6.33%, 1-bedrooms at 7.97% (the highest yield tier), 2-bedrooms at 7.65%, and 3-bedrooms at 7.39%. The broader Liwan community yields 9–11% in the affordable apartment segment — ranking among the highest in Dubai's mid-market.

Current annual rental rates are: studios AED 20,000–30,000; 1-bedrooms AED 45,000–75,000 (DLD-verified average AED 52,662, up 11% year-on-year); 2-bedrooms AED 65,000–150,000 (average AED 92,241, up 3% year-on-year); and 3-bedrooms from AED 90,000–95,000. The overall average rent across all unit types is AED 62,521 per annum, with rents rising 12% across the community in the trailing 12-month DLD data.

On the sales side, the overall DLD transaction average across Queue Point is AED 789,712, while the Liwan-wide average (including newer off-plan stock) reaches AED 975,437. Price per square foot ranges from AED 666 to AED 1,197 — significantly below Dubai's apartment-wide average of AED 1,727 per square foot in 2025, indicating continued relative value. The Liwan community has experienced exceptional recent momentum: asking prices are up 3% over the past 6 months, price per square foot is up 34.19% year-to-date, and transaction volume has surged 75.52% year-to-date. Strong rental demand is driven by Academic City students, Dubai Silicon Oasis professionals, and airport-adjacent workers.

Developer Profile: Al Mazaya Holding

Al Mazaya Holding Company K.S.C.P. was incorporated in 1998 and began operations as Al Mazaya Holding in 2004 with initial capital of KD 15 million (expanded to KD 52.6 million, approximately USD 172 million). The company is dual-listed on the Boursa Kuwait (since 2005) and the Dubai Financial Market (since 2006, ticker: MAZAYA), with a market capitalization of approximately USD 117 million as of February 2026 and trailing 12-month revenue of USD 38.5 million.

Al Mazaya operates across Kuwait, UAE, Saudi Arabia, Oman, Bahrain, Qatar, Lebanon, and Turkey, with the majority of revenue derived from UAE operations. The total portfolio value developed stands at approximately USD 2 billion. Notable projects beyond Queue Point include Mazaya Towers in Kuwait, Ritim Istanbul in Turkey (a 6-tower mixed-use development on 39,000 sqm), Mazaya Clinic III in Kuwait (25-floor medical centre), and multiple developments in Dubai Healthcare City and Jumeirah Village Circle.