Baniyas
villa community
Buyer read
A balanced buyer case without one dominant signal
The downside profile is moderate, based on 0 of 5 available inputs.
Moderate
0 of 5 risk inputs available
Median PSF
AED 788
Villas
YoY change
0.0%
5-yr sales
—
ADREC transactions
Median price
—
All property types
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
Solid all-rounder no standout signal
Baniyas sits near the median on every key metric. Liquidity is thin; returns are mid-pack — a reasonable place, no obvious edge.
YoY change
0.0%
3-yr growth
—
Gross yield
—
5yr volume
0
Median PSF
AED 788
Villas
YoY change
0.0%
5-yr sales
—
ADREC transactions
Median price
—
All property types
Baniyas is a primarily villa-based community in Abu Dhabi with a tracked transactions on record over the last five years. Median price per square foot sits at AED 788, up 0.0% year-on-year, tracking below the city-wide 17.5% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside 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 6K
Loan AED 1.13M · 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
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
0.0%
3-yr growth
Unavailable
12m sales
—
Forecast
Unavailable
Median PSF
AED 788
Villas
YoY change
0.0%
3-yr growth
—
Median price
—
All property types
HOMES & LISTINGS VERDICT
Start with property type, then verify the building
Use registered property mix, live stock, repricing evidence, and asking-versus-ADREC context together. Listing prices describe seller intent; registered sales anchor the decision.
Named profiles
—
Primary stock
Villas
Agent evidence
Limited
Off-plan mix
—
Named profiles
—
Catalogue unavailable
Primary stock
Villas
0% of observed mix
12m sales
—
ADREC transactions
Agent evidence
Limited
Observed listing specialists
RISK & SUPPLY VERDICT
No single downside signal dominates
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is moderate with 0 of 5 composite inputs available.
Supply pressure
Unavailable
Downside
Moderate
Forecast confidence
Unavailable
Mapped greenery
Unavailable
Off-plan share
—
Recent ready/off-plan sales
Supply pressure
Unavailable
Downside profile
Moderate
0 of 5 inputs
Forecast confidence
Unavailable
Scenario confidence
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.
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.
Agent inventory status
No community-level agent inventory observed for Baniyas
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
Active listings in Baniyas
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
30-DAY REPRICING
Collecting repricing evidence for Baniyas
AbuDhaBuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
14
Minimum release
4 runs
Audit sample
0
State
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarOffer guide
Build an opening reference for Baniyas
Open the guide with this community preselected. If the chosen property type and bedroom count do not clear the five-sale ADREC gate, the result is withheld rather than borrowed from another community.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Developer1 developer
Company facts only — no AbuDhaBuy delivery or quality scoringAir quality
live air quality for this area.
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly ADREC pipeline began persisting snapshots.
Watch Baniyas
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Current baseline: AED 788/sqft. Unsubscribe in one click. We respect your inbox.
Frequently asked questions about Baniyas
What is the average property price in Baniyas?
The median property price in Baniyas is AED N/A, with a median price per square foot of AED 788. Prices have changed 0.0% year-over-year as of the latest ADREC data.
What types of properties are available in Baniyas?
Baniyas is primarily a villa community with approximately 0% apartments and 0% villas. The most common property types include .
How is the real estate market performing in Baniyas?
Baniyas has seen undefined property transactions over the past 5 years. The current year-over-year price change is 0.0%, with undefined transactions in the last 12 months. This data is sourced from the Abu Dhabi Real Estate Centre (ADREC).
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.