Dubai, UAE — Empire Developments has broken ground on Empire Lake Views Liwan Dubai, a 31-storey residential tower in one of Dubai’s fastest‑growing suburban districts, as off-plan sales and mid-market rental demand continue to strengthen across the emirate.
The project is the developer’s sixth major residential scheme in Dubai and comes as real estate transactions reached AED 431 billion in the first half of 2025, after closing 2024 at AED 761 billion and 226,000 deals, according to Dubai Land Department figures cited by the company.
Located between Dubai Silicon Oasis and Academic City, Empire Lake Views Liwan Dubai sits along key transport corridors Al Ain–Dubai Road (E66) and Sheikh Mohammed Bin Zayed Road (E311), in a corridor that has seen rapid infrastructure build‑out and rising occupancy.
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Suburban communities in Dubai now report occupancy levels of around or above 90%, while average apartment rental yields across the city hover near 7–8%, with affordable and mid-tier hubs such as Liwan and Dubai Silicon Oasis often outperforming that benchmark.
Project Details, Unit Mix And Amenities
Empire Lake Views Liwan Dubai will comprise 634 units across studios, one- and two-bedroom apartments, plus six three-bedroom duplexes, with a built-up area of about 750,000 square feet, the developer said.
Every unit includes smart‑home systems, fully fitted kitchens and large windows, while select apartments feature private balcony pools, placing the tower in the affordable‑luxury bracket of Dubai’s residential market.
The design includes four basement parking levels that free the façade for a cleaner architectural profile, a feature the developer positions as both functional and aesthetic.
“By allocating four full basement levels for parking, we were able to maximise the quality of the façade and overall architectural expression, ensuring the building presents a clean, modern profile,” said Mustafa Ghani, Director of Empire Developments.
A dedicated leisure floor will host more than 16 amenities, including an indoor cinema, box cricket, mini‑golf, basketball court, kids’ zones, fitness centre, wellness spaces and an infinity pool, aligned with the developer’s strategy of building lifestyle‑focused communities.
“Empire Lake Views is designed with a deep understanding of what families and young professionals look for today practical layouts, smart technology, amenities that build community, and easy access to major roads and educational hubs,” Mustafa Ghani added.
Off-Plan Momentum And Liwan’s Position
The launch of Empire Lake Views Liwan Dubai dovetails with a broader shift toward off-plan property in the emirate, where such deals accounted for more than half of residential sales in 2024 and are estimated at around 60–65% of activity, supported by flexible payment plans and limited ready supply.
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Industry data show total residential transactions jumped more than 35–40% year-on-year in 2024, underlining sustained investor confidence in Dubai’s long‑term growth story.
Liwan, located just inland from key business and education hubs, is emerging as one of Dubai’s more accessible mid-market communities, with connectivity to Dubai Silicon Oasis — where average rental yields are estimated near or above 8.5–9% — adding to its investment appeal.
According to the developer, population growth of over 100,000 new residents annually in Dubai, combined with a multinational base spanning more than 200 nationalities, is driving demand for well‑connected, affordable luxury housing in suburban master‑planned areas like Liwan.
“Dubai’s real-estate market continues to demonstrate remarkable strength, with more than Dh431 billion in transactions in just the first half of 2025,” said Kamran Ghani, CEO of Empire Developments.
“This proves that demand for well-positioned, mid-market communities is only rising. Empire Lake Views is our response to this demand: a development that combines smart living, strong connectivity, and long-term value. Liwan is evolving into one of Dubai’s most strategic residential hubs, and this project reflects our long-term commitment to building communities that align with the needs of the modern resident,” he added.
Timeline, Market Backdrop And Indian Investor Angle
Empire Lake Views Liwan Dubai is scheduled for completion in the second quarter of 2028, with the developer emphasising timely delivery and construction standards as key differentiators in a crowded off-plan market.
The project arrives as Dubai’s residential sector benefits from economic diversification, infrastructure spending and new business formation, with more than 24,000 new business registrations recorded in the first half of 2024, contributing to high occupancy in major employment hubs.
For Indian investors, Dubai continues to rank among the most sought‑after global real estate destinations, with Knight Frank and other advisors highlighting strong interest from Indian high‑net‑worth individuals in both luxury and mid-market homes, underpinned by tax efficiency, proximity and relative affordability compared with Mumbai, London or Singapore.
Assets such as Empire Lake Views Liwan Dubai, positioned between established yield pockets like Dubai Silicon Oasis and education corridors serving a large expatriate population, may appeal to Indians seeking income‑generating property denominated in dirhams with potential for capital appreciation and currency diversification.
What Empire Lake Views Means For Investors
For yield‑focused buyers, Empire Lake Views Liwan Dubai offers exposure to a mid-market rental segment where suburban occupancy is high and yields in comparable districts often range from about 7% to above 9%, though actual performance will depend on entry price, service charges and leasing strategy.
For Indian residents and non‑resident investors, the scheme illustrates how Dubai’s off-plan pipeline is layering lifestyle amenities and smart‑home features onto affordable‑luxury pricing, potentially providing a hedge against rising rents while keeping ticket sizes below those in the city’s ultra‑prime coastal zones.
For end‑users, especially families and young professionals, the combination of connectivity to education hubs, on‑site leisure facilities and a suburban setting may offer a balance between cost, commute times and quality of life, though buyers will need to evaluate construction progress, handover risk and broader market cycles up to the 2028 completion target.
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