Empire Lakeviews

About Empire Lakeviews

Empire Lakeviews is the developer’s flagship: 29 storeys, 604 apartments at Liwan, on the inland side of Dubailand, with studios from 407 sq ft, one-bedrooms, two-bedrooms and duplexes of up to 2,633 sq ft, many with the option of a private pool. The developer’s page calls it “crowned living at Liwan” and leans on the tower as a landmark for a district that is otherwise low-rise.

What is for sale. Only the studio is priced publicly: AED 630,000 for 407 sq ft, or AED 1,548 per square foot. The one-bedroom, two-bedroom and duplex types are all “ask for price” on the portal, which is a strange way to sell a family building — the units most people would want are unquoted, and the quoted one is the type the district suits least.

The size table needs checking. The developer’s floor-plan list runs: duplex 2,633.71 sq ft; two-bedroom 1,319.66; one-bedroom with pool 789.86–867.14; one-bedroom 1,319.66; studio with pool 407.09–425.39; studio 410.75–432.60. The one-bedroom figure repeats the two-bedroom exactly, and the portal lists a 753 sq ft one-bedroom instead. Ask for the individual unit plan — at this price point the difference between a 753 and a 1,320 sq ft one-bedroom is the whole purchase.

Liwan. It is a residential cluster inside Dubailand, planned as affordable mid-rise housing around a lake, with Global Village, IMG Worlds and the Dubai-Al Ain Road nearby. It is one of the cheapest places to buy in Dubai for a reason: it is car-dependent, the retail is thin, and the metro does not reach it. What it does have is space, a growing population and prices that let a family buy size they could not afford in Arjan or JVC.

The honest read. The right Empire project if you want floor area rather than a postcode — and the wrong one if you want rental liquidity, because a 604-unit tower in Liwan will always compete with itself. Get the one-bedroom and two-bedroom prices, get the real unit sizes, and confirm the completion date against the developer’s own programme.

Compiled November 2026 from Empire Developments’ own Empire Lakeviews page (floor-plan table, unit types) and the listing portal’s record (604 units, 29 storeys, studio price, handover Q4 2027, feature tags). A third-party tracker gives Q2 2028 for completion and is labelled as third-party. The portal’s price records for all three Empire projects were last refreshed in November 2025, so every figure here is around a year old at publication. Not a valuation.

Layouts, sizes and price

One type priced, four on application:

The studio is the entry product and the only one with a public price. At 407 sq ft it is small, and in a 604-unit tower it competes with hundreds of identical flats the day you try to sell. Ask for the palette of one and two-bedroom prices before you decide the studio is the value here: in most buildings this size the family units are priced at a materially lower rate per square foot.

Note the pool option runs through the whole range — studio with pool, one-bed with pool. Ask what it adds to the price and, more importantly, to the service charge, because a private pool on a 407 sq ft studio is an expensive amenity to maintain for the size of the flat.

Price and payment plan

No payment plan is published for Empire Lakeviews — not on the portal and not in text on the developer’s page, which offers a 360-degree viewer and a contact form instead. Only Empire Estate publishes a structure (56% to key, 44% post-handover). Ask for the Lakeviews schedule in writing and compare the two.

Budget about AED 668,000 all-in on the studio. On a 2027 tower with no published plan, the two things that matter are the split between construction and handover and the date the contract actually binds the developer to. A third-party tracker already dates completion to Q2 2028, so build a margin into your own plans rather than assuming Q4 2027.

Amenities

The portal lists twelve features: swimming pool, infinity pool, gym and fitness centre, indoor games, kids’ play area, jogging and cycling tracks, parks and leisure areas, dining outlets, supermarket and a health care centre. The developer’s page is mostly renders and unit plans rather than an amenity schedule.

The gallery tells you more than the list: a rooftop pool deck at dusk with a skyline view, a screening or games room, a lounge deck with city views, a paddle court. Those are the amenities a 604-unit tower can actually sustain — a large owner base spreads the cost, which is one genuine advantage of buying into a big building. Ask for the service-charge estimate anyway, because rooftop pools and screening rooms are the expensive kind of common area.

Where it is

Liwan sits inside the Dubailand envelope, inland from Dubai Silicon Oasis and Academic City, planned around a lake and a grid of mid-rise residential blocks. It is one of the more affordable places to own in Dubai, which is why the entry prices here are the lowest of the three Empire projects.

What Liwan has: Global Village and IMG Worlds of Adventure nearby, the Dubai-Al Ain Road for access, schools and clinics within a drive, and a lot of new residential supply. What it does not have: a metro station, a dense retail core, or the kind of walkable high street that supports everyday life without a car. Everything is a drive, and the nearest large malls are outside the district.

The rental market is price-sensitive and family-led. Blue-collar and mid-income professionals make up much of the demand, and a 407 sq ft studio at AED 630,000 has to compete on rent with older Liwan stock that costs less. That does not make it a bad buy; it makes it a yield calculation rather than a growth story.

For the wider area see our Liwan guide and our Dubailand guide.

At a glance

• 29-storey tower of 604 apartments at Liwan, Dubai — the largest Empire Developments project.
• Studios, one and two-bedrooms and duplexes up to 2,633 sq ft, with private pools available.
• Portal price: 407 sq ft studio at AED 630,000 (AED 1,548/sq ft) — all other types on application.
• The developer’s size table prints the one-bedroom at 1,319.66 sq ft, identical to the two-bedroom; the portal says 753 sq ft.
• Handover guided for Q4 2027; a third-party tracker says Q2 2028.
• No payment plan published; only Empire Estate publishes one.
• Liwan is car-dependent, with no metro and thin retail.
• Price record last refreshed November 2025.

What we verify before you reserve

• The unit-by-unit size list — the one-bedroom figure is inconsistent between sources.
• Prices for one-bedroom, two-bedroom and duplex units, not just the studio.
• The payment plan in writing, split between construction and handover.
• The contractual completion date and the delay clause, against the Q2 2028 third-party date.
• The estimated service charge per square foot, including pool units.
• Escrow account and DLD registration of the project.
• The main contractor and the current construction report.
• Registered rents for studios and one-bedrooms in Liwan, not a district average.