Baniyas
villa community
Median PSF
AED 1,137
Villas
YoY change
+1.3%
Median price
AED 2.5M
All property types
Gross yield
5.0%
Tawtheeq, last 12m
ABUDHABUY VERDICT
Convenience varies by pocket
Baniyas offers workable local convenience. The mapped inventory covers 47 named venues; use the detail cards below to check the categories that matter to your routine. Everything here is OpenStreetMap inventory inside a fixed radius of the community centre — not routed walking distance, and not a completeness guarantee.
Amenity access
48/100
Mapped venues
47
Everyday shopping
17
Health points
11
Dining
4/100
17 mapped
Shopping
5/100
17 mapped
Health
6/100
11 mapped
Nightlife
0/100
0 mapped bars
ABUDHABUY VERDICT
Reset expectations niche pick only
Both yield and 3-year capital growth sit below median. Reasons to buy here exist — specific schools, family ties, lifestyle — but the headline investment case is weak.
YoY change
+1.3%
3-yr growth
+1%
Gross yield
5.0%
Median price
AED 2.5M
Median PSF
AED 1,137
Villas
YoY change
+1.3%
Median price
AED 2.5M
All property types
Gross yield
5.0%
Tawtheeq, last 12m
Baniyas is a primarily villa-based community in Abu Dhabi, tracked here on registered ADREC data going back to 2019. Median price per square foot sits at AED 1,137, up 1.3% year-on-year, tracking below the city-wide 17.5% benchmark. Gross rental yield runs at 5.0%. Use the evidence groups above to test daily life, market depth, and available homes before deciding what to do next.
Affordability quick-look
Pre-filled with Baniyas median. Drag the sliders — ADREC-typical 4.5% APR over 25 years.
Monthly payment
AED 10K
Loan AED 1.88M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
MARKET VERDICT
Price momentum is positive over the longer cycle
Baniyas is tracking below Abu Dhabi's current 17.5% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+1.3%
3-yr growth
+1%
Gross yield
5.0%
Median price
AED 2.5M
Median PSF
AED 1,137
Villas
YoY change
+1.3%
3-yr growth
+1%
Gross yield
5.0%
Tawtheeq, last 12m
Asking vs registered
Live listings vs ADREC / QuantaListings ask 24.9% below registered prices.
82 sale listings sampled · 11% off-plan
HOMES VERDICT
Start with property type, then verify the building
Baniyas is a predominantly villa community. Use the registered median prices below as your anchor: listing prices describe seller intent, registered sales anchor the decision.
Primary stock
Villas
Apartment PSF
AED 1,082
Villa PSF
AED 1,137
Median price
AED 2.5M
Primary stock
Villas
Predominant type
Apartment PSF
AED 1,082
Median /sqft
Villa PSF
AED 1,137
Median /sqft
Median price
AED 2.5M
All property types
Market Context
Baniyas is growing more moderately than the citywide average, which can point to better value — or to weaker demand. Read it with the volume and yield figures, not on its own.
Nearby schools19 schools
View on AbuDhabiSchools.aiFuture Horizon Private School
Al Falah Academy Bani Yas
Gems Cambridge International School
Baraem Al Ain Private School
Mayoor Private School
Global Indian International School
Available Curriculums
School data from AbuDhabiSchools.ai • ADEK ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 57 total outlets near Baniyas
Limited amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: August 2026
Airport access
Drive times from Baniyas to Abu Dhabi airports
Drive times are estimates based on distance and typical Abu Dhabi traffic patterns. Actual times may vary based on traffic conditions and route taken.
Market history
Quarterly price and sales history shows whether liquidity confirms the latest price move.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 960
Q2 2026
3m price change
—
Withheld when volume is thin
Quarter sales
0
Q2 2026
3m sales change
—
Withheld when volume is thin
Completed quarters are used instead of raw 1-month changes because ADREC registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Price & rent by bedroom
| Type | Median price | Annual rent | Gross yield | Implied PSF |
|---|---|---|---|---|
| Studio | — | AED 43,106 | — | — |
| 1 B/R | — | AED 56,260 | — | — |
| 2 B/R | — | AED 63,746 | — | — |
| 3 B/R | AED 2.7M | AED 111,683 | 4.1% | AED 1,532 |
| 4 B/R | — | AED 121,444 | — | — |
| 5 B/R | AED 3.1M | AED 150,516 | 4.9% | AED 770 |
Source: ADREC / Quanta registered figures. PSF is implied (price ÷ representative unit size).
Ready vs off-plan · ADREC
Ready / resale
AED 806/sqft
33 sales
Off-plan (developer)
AED 1,138/sqft
113 sales
Median AED/sqft from ADREC, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Registered sales · ADREC
The newest registered unit sales in Baniyas — a sample of 60, not the full 146-sale register from the last 12 months.
Sample shown
60
newest, capped at 60
Sample window
2 Apr 26 – 17 Sept 26
registration dates
Median PSF · 12m
AED 1,137
registered, full window
Off-plan share · 12m
77%
of registered sales
60 sales shown
| Type | Property | Beds | Areasqm | registered · ADREC/Quanta | AED/sqft | |
|---|---|---|---|---|---|---|
| 17 Sept 26 | Ready | ApartmentBawabat Al Sharq - Phase 3 | 4 beds | 158 | AED 1.6M | AED 970 |
| 3 Sept 26 | Off-plan | TownhouseAl Sharq Heights | 3 beds | 196 | AED 2.5M | AED 1,184 |
| 2 Sept 26 | Off-plan | TownhouseAl Sharq Heights | 3 beds | 196 | AED 2.5M | AED 1,184 |
| 2 Sept 26 | Off-plan | TownhouseAl Sharq Heights | 4 beds | 258 | AED 3.3M | AED 1,190 |
| 1 Sept 26 | Off-plan | TownhouseAl Sharq Heights | 4 beds | 258 | AED 3.3M | AED 1,190 |
| 1 Sept 26 | Off-plan | TownhouseAl Sharq Heights | 4 beds | 257 | AED 3.3M | AED 1,194 |
| 26 Aug 26 | Off-plan | ApartmentBawabat Al Sharq - Phase 3 | 4 beds | 197 | AED 2.0M | AED 965 |
| 26 Aug 26 | Off-plan | ApartmentBawabat Al Sharq - Phase 3 | 4 beds | 197 | AED 2.0M | AED 965 |
| 17 Aug 26 | Ready | VillaBawabat Al Sharq - Phase 5 | 4 beds | 362 | AED 3.8M | AED 961 |
| 7 Aug 26 | Off-plan | TownhouseAl Sharq Heights | 3 beds | 196 | AED 2.5M | AED 1,184 |
| 7 Aug 26 | Off-plan | TownhouseAl Sharq Heights | 4 beds | 257 | AED 3.3M | AED 1,176 |
| 5 Aug 26 | Off-plan | TownhouseAl Sharq Heights | 3 beds | 197 | AED 2.7M | AED 1,276 |
A sample of the 60 newest registered unit sales (capped at 60), not the full transaction list. Source: ADREC / Quanta, sampled 1 Oct 2026.
Rental yields
Gross · last 24 months Tawtheeq ÷ ADREC median sale
-0.6 pp vs Abu Dhabi median
By bedroom type
AED 112K/yr ÷ AED 2.72M
AED 151K/yr ÷ AED 3.07M
AED 134K/yr ÷ AED 3.24M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
+0.7%
6 months
+0.6%
1 year
+1.3%
2 years
+1.1%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q2. From ADREC transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Change |
|---|---|---|
| 2026Q2 | AED 960 | +0.7% |
| 2026Q1 | AED 953 | -0.1% |
| 2025Q4 | AED 954 | +0.2% |
| 2025Q3 | AED 952 | +0.4% |
| 2025Q2 | AED 948 | -0.3% |
| 2025Q1 | AED 951 | -0.4% |
| 2024Q4 | AED 955 | +0.3% |
| 2024Q3 | AED 952 | +0.2% |
| 2024Q2 | AED 950 | +0.0% |
| 2024Q1 | AED 950 | -0.2% |
| 2023Q4 | AED 952 | +0.0% |
| 2023Q3 | AED 952 | +0.0% |
| 2023Q2 | AED 952 | +0.0% |
| 2023Q1 | AED 952 | +0.0% |
| 2022Q4 | AED 952 | +0.0% |
| 2022Q3 | AED 952 | -0.1% |
| 2022Q2 | AED 953 | -0.2% |
| 2022Q1 | AED 955 | +0.0% |
| 2021Q4 | AED 955 | +0.2% |
| 2021Q3 | AED 953 | +0.1% |
| 2021Q2 | AED 952 | +40.8% |
| 2021Q1 | AED 676 | +0.1% |
| 2020Q4 | AED 675 | +1.0% |
| 2020Q3 | AED 668 | +0.0% |
| 2020Q2 | AED 668 | -1.2% |
| 2020Q1 | AED 676 | -1.0% |
| 2019Q4 | AED 683 | -0.6% |
| 2019Q3 | AED 687 | +16.0% |
| 2019Q2 | AED 592 | +0.2% |
| 2019Q1 | AED 591 |
Developer1 developer
Company facts only — no AbuDhaBuy delivery or quality scoringAir quality
live air quality for this area.
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All guides & rankingsFrequently asked questions about Baniyas
What is the average property price in Baniyas?
In Baniyas, the median price per square foot is AED 1,137, and the median property price is AED 2,500,000. Prices have changed +1.3% year-over-year as of the latest ADREC data.
What types of properties are available in Baniyas?
Baniyas is primarily a villa community in Abu Dhabi. Apartments have a median price of AED 1,082/sqft. Villas have a median price of AED 1,137/sqft.
How is the real estate market performing in Baniyas?
In Baniyas, the median price per square foot is AED 1,137, up 1.3% year-over-year, with a gross rental yield of 5.0%. This data is sourced from registered Abu Dhabi Real Estate Centre (ADREC) figures.
Numbers above are derived from Abu Dhabi Real Estate Centre (ADREC) transaction records and Tawtheeq rental contracts as of early 2026.How we built this.