Shakhbout City
villa community
Median PSF
AED 754
Villas
YoY change
+0.1%
Median price
AED 6.3M
All property types
Gross yield
2.6%
Tawtheeq, last 12m
ABUDHABUY VERDICT
Expect to drive for most errands
Shakhbout City offers a car-dependent daily routine. The mapped inventory covers 12 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
12/100
Mapped venues
12
Everyday shopping
5
Health points
0
Dining
1/100
5 mapped
Shopping
2/100
5 mapped
Health
0/100
0 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
+0.1%
3-yr growth
+6%
Gross yield
2.6%
Median price
AED 6.3M
Median PSF
AED 754
Villas
YoY change
+0.1%
Median price
AED 6.3M
All property types
Gross yield
2.6%
Tawtheeq, last 12m
Shakhbout City 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 754, up 0.1% year-on-year, tracking below the city-wide 17.5% benchmark. Gross rental yield runs at 2.6%. 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 Shakhbout City median. Drag the sliders — ADREC-typical 4.5% APR over 25 years.
Monthly payment
AED 26K
Loan AED 4.76M · 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
Shakhbout City 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
+0.1%
3-yr growth
+6%
Gross yield
2.6%
Median price
AED 6.3M
Median PSF
AED 754
Villas
YoY change
+0.1%
3-yr growth
+6%
Gross yield
2.6%
Tawtheeq, last 12m
HOMES VERDICT
Start with property type, then verify the building
Shakhbout City 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
—
Villa PSF
AED 754
Median price
AED 6.3M
Primary stock
Villas
Predominant type
Villa PSF
AED 754
Median /sqft
Median price
AED 6.3M
All property types
Gross yield
2.6%
Tawtheeq, last 12m
Market Context
Shakhbout City 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 schools18 schools
View on AbuDhabiSchools.aiAl Ittihad National Private School - Khalifa
International School Of Choueifat - Khalifa
Emirates National Schools - Mbz
Gems American Academy
Italian International School
Yasmina American School
Available Curriculums
School data from AbuDhabiSchools.ai • ADEK ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 15 total outlets near Shakhbout City
Sparse mapped amenities · 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 Shakhbout City 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 1,054
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 36,654 | — | — |
| 1 B/R | — | AED 39,929 | — | — |
| 2 B/R | — | AED 73,849 | — | — |
| 3 B/R | — | AED 100,599 | — | — |
| 4 B/R | — | AED 116,612 | — | — |
| 5 B/R | — | AED 142,848 | — | — |
Source: ADREC / Quanta registered figures. PSF is implied (price ÷ representative unit size).
Ready vs off-plan · ADREC
Ready / resale
AED 754/sqft
12 sales
Off-plan (developer)
—
Median AED/sqft from ADREC, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Registered sales · ADREC
Every registered unit sale in Shakhbout City from the last 12 months — all 12 of them.
Sample shown
12
newest registered sales
Sample window
9 Oct 25 – 13 Aug 26
registration dates
Median PSF · 12m
AED 754
registered, full window
Off-plan share · 12m
0%
of registered sales
12 sales shown
| Type | Property | Beds | Areasqm | registered · ADREC/Quanta | AED/sqft | |
|---|---|---|---|---|---|---|
| 13 Aug 26 | Ready | Villa | — | 720 | AED 6.3M | AED 820 |
| 6 Jul 26 | Ready | Villa | — | 1,337 | AED 6.2M | AED 427 |
| 3 Jun 26 | Ready | Villa | — | 1,219 | AED 7.3M | AED 553 |
| 27 Apr 26 | Ready | Villa | 6+ beds | 700 | AED 8.0M | AED 1,062 |
| 21 Apr 26 | Ready | Villa | — | 788 | AED 8.0M | AED 943 |
| 26 Feb 26 | Ready | Villa | — | 393 | AED 6.0M | AED 1,417 |
| 4 Feb 26 | Ready | Villa | — | 3,165 | AED 23.0M | AED 675 |
| 4 Feb 26 | Ready | Villa | — | 3,165 | AED 23.0M | AED 675 |
| 11 Dec 25 | Court-mandated | Villa | — | 1,500 | AED 5.8M | AED 357 |
| 11 Dec 25 | Court-mandated | Villa | — | 1,500 | AED 5.8M | AED 357 |
| 3 Nov 25 | Court-mandated | Villa | 5 beds | 500 | AED 4.8M | AED 901 |
| 9 Oct 25 | Ready | Villa | — | 493 | AED 4.0M | AED 754 |
All 12 registered unit sales for the last 12 months — the complete registered list, not a subset. Source: ADREC / Quanta, sampled 1 Oct 2026.
Rental yields
Gross · last 24 months Tawtheeq ÷ ADREC median sale
-3.0 pp vs Abu Dhabi median
By bedroom type
AED 127K/yr ÷ AED 5.90M
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
+0.1%
6 months
+0.1%
1 year
+0.1%
2 years
-1.3%
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 1,054 | +0.1% |
| 2026Q1 | AED 1,053 | +0.0% |
| 2025Q4 | AED 1,053 | +0.0% |
| 2025Q3 | AED 1,053 | +0.0% |
| 2025Q2 | AED 1,053 | -4.2% |
| 2025Q1 | AED 1,099 | +0.0% |
| 2024Q4 | AED 1,099 | +2.9% |
| 2024Q3 | AED 1,068 | +0.0% |
| 2024Q2 | AED 1,068 | +7.7% |
| 2024Q1 | AED 992 | +0.0% |
| 2023Q4 | AED 992 | +0.0% |
| 2023Q3 | AED 992 | +0.0% |
| 2023Q2 | AED 992 | -0.2% |
| 2023Q1 | AED 994 | +0.3% |
| 2022Q4 | AED 991 | +0.0% |
| 2022Q3 | AED 991 | -0.9% |
| 2022Q2 | AED 1,000 | +0.1% |
| 2022Q1 | AED 999 | -0.2% |
| 2021Q4 | AED 1,001 | +5.3% |
| 2021Q3 | AED 951 | +0.0% |
| 2021Q2 | AED 951 | +2.0% |
| 2021Q1 | AED 932 | +0.0% |
| 2020Q4 | AED 932 | +6.2% |
| 2020Q3 | AED 878 | +1.2% |
| 2020Q2 | AED 868 | +0.8% |
| 2020Q1 | AED 861 | +0.0% |
| 2019Q4 | AED 861 | +2.0% |
| 2019Q3 | AED 844 | -0.6% |
| 2019Q2 | AED 849 | +0.0% |
| 2019Q1 | AED 849 |
Air quality
live air quality for this area.
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Compare & explore
All guides & rankingsFrequently asked questions about Shakhbout City
What is the average property price in Shakhbout City?
In Shakhbout City, the median price per square foot is AED 754, and the median property price is AED 6,350,000. Prices have changed +0.1% year-over-year as of the latest ADREC data.
What types of properties are available in Shakhbout City?
Shakhbout City is primarily a villa community in Abu Dhabi. Villas have a median price of AED 754/sqft.
How is the real estate market performing in Shakhbout City?
In Shakhbout City, the median price per square foot is AED 754, up 0.1% year-over-year, with a gross rental yield of 2.6%. 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.