Plot of land for sale in the Liwara area. Permit for Ground + 4 floors; area: 3,700.

Type

Land

Purpose

Sale

Updated

21st September 2026

Completion Status

Off-Plan

This advertisement concerns a commercial plot in the Liwara 1 area of Ajman—specifically, land designated for commercial use with approval or zoning regulations allowing for a structure comprising a ground floor plus four additional stories. The plot measures 3,700 square feet, and the asking price is a firm AED 850,000, indicating that the seller is not open to price negotiation.

To understand the offer more deeply, the key feature is the land's commercial zoning, which permits the construction of a building with a ground floor and four upper levels. This distinguishes the plot from standard residential land, as commercial zoning allows for projects geared toward business or investment activities, subject to official regulations for the specific parcel. However, the label "commercial" does not imply that all types of commercial activities are permitted; factors such as allowed activities, building coverage ratios, setbacks, parking requirements, and the specific usage of the ground versus upper floors must all be verified with the relevant authorities before purchase.

The plot size of 3,700 square feet is equivalent to approximately 343.74 square meters. At a total price of AED 850,000, the cost works out to approximately AED 229.73 per square foot, or roughly AED 2,473 per square meter. While these figures provide a preliminary basis for comparing this plot with others, the price per square foot alone is insufficient to determine the land's true value. Value depends heavily on factors such as the exact location, street width, number of street frontages, zoning classification, building coverage ratio, required parking, and the feasibility of utilizing the full permitted building height. According to the advertisement, the phrase "building permit for ground floor plus four upper floors" indicates authorization to build a ground level and four additional stories—meaning the building could reach a total of five levels, provided all regulatory requirements are met. This is a crucial point for investors, as the 3,700-square-foot land area does not necessarily dictate the buildable area for each floor. The actual buildable area per floor depends on factors such as the building coverage ratio, setbacks, service areas, parking, and regulatory stipulations. Therefore, one cannot simply assume that an investor can build 3,700 square feet per floor just because the land itself measures 3,700 square feet.

For instance, if we assume—purely for the sake of illustration—that the building coverage ratio allows for the utilization of 70% of the land on a given floor, the theoretical area for that floor would be approximately 2,590 square feet, rather than 3,700. If this were replicated across five levels, the total theoretical area would be around 12,950 square feet—before accounting for variations between floors or space allocated for services, corridors, elevators, stairwells, and the like. However, these are merely illustrative figures; they do not represent the actual permitted area for this specific plot and should not be used in a feasibility study without first ascertaining the official building coverage ratio.

The land's location in Liwara 1 is a key detail in the advertisement, with the seller describing it as "prime" and "close to all amenities." This generally implies that the plot is situated in an area with good infrastructure, close to daily necessities, services, roads, and public facilities. Yet, when evaluating the land as an investment, it is advisable to move beyond general descriptions and pinpoint the exact location, as there can be significant differences between individual plots within the same area. Whether the plot is situated on a main road, an internal street, or a corner—or near an intersection or area entry/exit points—can significantly impact its commercial potential.

Furthermore, the advertisement does not indicate that the plot is a corner lot or fronts two streets; therefore, one should not make such assumptions. The number of street frontages and the street width are crucial, especially for commercial land, as they influence storefront visibility, building entrances, traffic flow, parking layout, and the overall project configuration.

The phrase "Asking 850,000 (final price)" indicates an asking price of AED 850,000, with the seller declaring it non-negotiable. This provides a clear benchmark for comparison: a 3,700-square-foot plot priced at AED 850,000—approximately AED 230 per square foot. When comparing this offer to others, it is important to look beyond the price per square foot; one must evaluate the price relative to buildable area, building height, zoning classification, and location.

From an investment perspective, the plot could potentially host a multi-story commercial building, though the final project design depends on regulatory requirements. Suitable uses might include ground-floor retail with offices or other units on upper floors, or any other use permitted by regulations. The specific project type or number of units cannot be determined from the advertisement alone, as this requires knowledge of the land's approved usage, the master plan, and parking requirements.

This is where the issue of parking becomes particularly significant. With a total area of only 3,700 square feet, a project comprising a commercial level and multiple upper floors may be subject to specific parking capacity requirements. If the space available for parking within the plot boundaries is limited, this may impact the design or the buildable area. Therefore, it is essential to understand the specific parking regulations for this zoning classification before calculating the expected return.

Another important consideration is that possessing a building permit does not necessarily mean all execution details have been finalized. One must verify the permit's validity, its specific type, whether it applies to the particular plot in question, and the associated plans and requirements. It is also crucial to confirm that the stated height—"Ground + 4"—is the officially approved height, rather than merely a marketing claim by the advertiser.

If the objective of purchasing the land is to develop a project for lease, one must calculate the total cost, not just the land price. Purchasing the land for AED 850,000 is merely the first step. Subsequent costs include design and consultancy fees, permits, demolition (if existing structures are present), construction, elevators, utilities (electricity, water, and HVAC), facades, parking facilities, service charges, and other expenses.

Posted on: 21st September 2026