Yas Island
mixed community
Median PSF
AED 2,289
All types
YoY change
+21.8%
Median price
AED 2.0M
All property types
Gross yield
5.6%
Tawtheeq, last 12m
ABUDHABUY VERDICT
Daily essentials sit close at hand
Yas Island offers exceptional amenity density. The mapped inventory covers 111 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
100/100
Mapped venues
111
Everyday shopping
3
Health points
12
Dining
20/100
104 mapped
Shopping
1/100
3 mapped
Health
4/100
12 mapped
Nightlife
17/100
5 mapped bars
ABUDHABUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Yas Island has compounded 40% over 3 years. Yields are middle-of-the-road — buy for resale, not rental income.
YoY change
+21.8%
3-yr growth
+40%
Gross yield
5.6%
Median price
AED 2.0M
Median PSF
AED 2,289
All types
YoY change
+21.8%
Median price
AED 2.0M
All property types
Gross yield
5.6%
Tawtheeq, last 12m
Yas Island is a mixed apartment-and-villa community in Abu Dhabi, tracked here on registered ADREC data going back to 2019. Median price per square foot sits at AED 2,289, up 21.8% year-on-year, outperforming the city-wide 17.5% benchmark. Gross rental yield runs at 5.6%. 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 Yas Island median. Drag the sliders — ADREC-typical 4.5% APR over 25 years.
Monthly payment
AED 8K
Loan AED 1.51M · 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
Yas Island is outperforming 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
+21.8%
3-yr growth
+40%
Gross yield
5.6%
Median price
AED 2.0M
Median PSF
AED 2,289
All types
YoY change
+21.8%
3-yr growth
+40%
Gross yield
5.6%
Tawtheeq, last 12m
Asking vs registered
Live listings vs ADREC / QuantaListings ask 7.3% below registered prices.
300 sale listings sampled · 66% off-plan
HOMES VERDICT
Start with property type, then verify the building
Yas Island is a mixed apartment-and-villa community. Use the registered median prices below as your anchor: listing prices describe seller intent, registered sales anchor the decision.
Primary stock
Mixed
Apartment PSF
AED 2,289
Villa PSF
AED 1,547
Median price
AED 2.0M
Primary stock
Mixed
Predominant type
Apartment PSF
AED 2,289
Median /sqft
Villa PSF
AED 1,547
Median /sqft
Median price
AED 2.0M
All property types
Market Context
Yas Island is growing faster than the citywide average, which points to stronger local demand.
Nearby schools3 schools
View on AbuDhabiSchools.aiNoya British School
Aldar Academies-West Yas School
Sabis International School - Yas
Available Curriculums
School data from AbuDhabiSchools.ai • ADEK ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 142 total outlets near Yas Island
Exceptional 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 Yas Island 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 2,023
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 1.2M | AED 76,562 | 6.2% | AED 2,562 |
| 1 B/R | AED 1.5M | AED 90,384 | 6.1% | AED 1,823 |
| 2 B/R | AED 2.9M | AED 153,488 | 5.2% | AED 2,484 |
| 3 B/R | AED 3.6M | AED 195,755 | 5.5% | AED 2,010 |
| 4 B/R | AED 4.4M | AED 290,983 | 6.6% | AED 1,586 |
| 5 B/R | AED 4.9M | AED 246,016 | 5.0% | AED 1,239 |
Source: ADREC / Quanta registered figures. PSF is implied (price ÷ representative unit size).
Ready vs off-plan · ADREC
Ready / resale
AED 1,857/sqft
543 sales
Off-plan (developer)
AED 2,290/sqft
4,378 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 Yas Island — a sample of 60, not the full 4,921-sale register from the last 12 months.
Sample shown
60
newest, capped at 60
Sample window
17 Sept 26 – 24 Sept 26
registration dates
Median PSF · 12m
AED 2,289
registered, full window
Off-plan share · 12m
89%
of registered sales
60 sales shown
| Type | Property | Beds | Areasqm | registered · ADREC/Quanta | AED/sqft | |
|---|---|---|---|---|---|---|
| 24 Sept 26 | Ready | VillaYas Acres - The Dahlias | 4 beds | 338 | AED 7.0M | AED 1,923 |
| 24 Sept 26 | Off-plan | ApartmentBab Al Qasr Residence 31 | 1 bed | 108 | AED 1.7M | AED 1,490 |
| 24 Sept 26 | Ready | TownhouseYas Acres - The Magnolias | 2 beds | 208 | AED 4.2M | AED 1,880 |
| 24 Sept 26 | Off-plan | ApartmentBab Al Qasr Residence 31 | 1 bed | 98 | AED 2.4M | AED 2,249 |
| 24 Sept 26 | Off-plan | ApartmentBab Al Qasr Residence 31 | 2 beds | 132 | AED 2.2M | AED 1,519 |
| 23 Sept 26 | Off-plan | ApartmentThe Sustainable City - Yas Island - Phase 1 | 2 beds | 101 | AED 1.2M | AED 1,145 |
| 23 Sept 26 | Ready | ApartmentAnsam - Phase 2 - The Golf Collection | 1 bed | 79 | AED 2.0M | AED 2,319 |
| 23 Sept 26 | Off-plan | ApartmentGardenia Bay | 1 bed | 77 | AED 1.5M | AED 1,843 |
| 23 Sept 26 | Ready | ApartmentAnsam - Phase 2 - The Golf Collection | 1 bed | 79 | AED 1.3M | AED 1,571 |
| 23 Sept 26 | Ready | ApartmentAnsam - Phase 1 | 2 beds | 114 | AED 3.3M | AED 2,653 |
| 23 Sept 26 | Off-plan | VillaNoya - Phase 4 - Yas Park Gate | 4 beds | 233 | AED 5.0M | AED 1,996 |
| 22 Sept 26 | Off-plan | ApartmentSea La Vie | 4 beds | 355 | AED 7.5M | AED 1,962 |
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
+0.0 pp vs Abu Dhabi median
By bedroom type
AED 77K/yr ÷ AED 1.24M
AED 90K/yr ÷ AED 1.47M
AED 153K/yr ÷ AED 2.94M
AED 196K/yr ÷ AED 3.57M
AED 291K/yr ÷ AED 4.44M
AED 246K/yr ÷ AED 4.93M
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
+2.9%
6 months
+7.2%
1 year
+21.8%
2 years
+43.7%
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 2,023 | +2.9% |
| 2026Q1 | AED 1,966 | +4.1% |
| 2025Q4 | AED 1,888 | +4.7% |
| 2025Q3 | AED 1,803 | +8.5% |
| 2025Q2 | AED 1,661 | +6.1% |
| 2025Q1 | AED 1,565 | +5.0% |
| 2024Q4 | AED 1,491 | +6.1% |
| 2024Q3 | AED 1,405 | -0.2% |
| 2024Q2 | AED 1,408 | +7.2% |
| 2024Q1 | AED 1,314 | -1.8% |
| 2023Q4 | AED 1,338 | -2.0% |
| 2023Q3 | AED 1,366 | -4.9% |
| 2023Q2 | AED 1,436 | -7.6% |
| 2023Q1 | AED 1,554 | -3.2% |
| 2022Q4 | AED 1,605 | -0.7% |
| 2022Q3 | AED 1,617 | -0.6% |
| 2022Q2 | AED 1,626 | +1.8% |
| 2022Q1 | AED 1,598 | +4.4% |
| 2021Q4 | AED 1,531 | -1.0% |
| 2021Q3 | AED 1,546 | -1.8% |
| 2021Q2 | AED 1,574 | -0.3% |
| 2021Q1 | AED 1,578 | -0.3% |
| 2020Q4 | AED 1,583 | -0.9% |
| 2020Q3 | AED 1,597 | +1.3% |
| 2020Q2 | AED 1,577 | -0.1% |
| 2020Q1 | AED 1,579 | -0.6% |
| 2019Q4 | AED 1,589 | -0.1% |
| 2019Q3 | AED 1,591 | -4.9% |
| 2019Q2 | AED 1,673 | -2.6% |
| 2019Q1 | AED 1,717 |
Developers4 developers
Company facts only — no AbuDhaBuy delivery or quality scoringAldar Properties
Abu Dhabi's dominant master developer and the builder of most of its investment-zone communities.
- •Yas Acres
- •West Yas
- •Noya
- •Water's Edge
- •AbuDhaBuy does not publish delivery or quality scores for Abu Dhabi developers — verify the specific project, escrow status and handover record before committing.
Ohana Development
Luxury branded-residence developer partnering with global fashion and sport brands.
- •Elie Saab Residences
- •Jacob & Co Residences
- •Manchester City Yas Residences
- •AbuDhaBuy does not publish delivery or quality scores for Abu Dhabi developers — verify the specific project, escrow status and handover record before committing.
Nine Yards Development
Abu Dhabi developer of Sea La Vie, a four-tower waterfront project at Yas Bay.
- •Sea La Vie
- •AbuDhaBuy does not publish delivery or quality scores for Abu Dhabi developers — verify the specific project, escrow status and handover record before committing.
Baraka Real Estate Development
Abu Dhabi developer with off-plan apartment projects on Yas Island.
- •Yas Island residences
- •AbuDhaBuy does not publish delivery or quality scores for Abu Dhabi developers — verify the specific project, escrow status and handover record before committing.
Air quality
live air quality for this area.
Service charges
Most buildings in Yas Island charge around AED 20/sqft/year in service charges. Actual figures vary by building, tower age, and shared amenities.
Source: Homestead 2026 service-charge guide (homestead-ae.com/service-charges-in-abu-dhabi). Typical range, not an official ADREC index.
Projects in Yas Island
19 registered developments — developer, type, status and handover.
| Project | Developer | Type | Status | Handover | Units |
|---|---|---|---|---|---|
| Yas Riva Residences | Aldar Properties | apartment | Off-plan | 2029 | — |
| Manchester City Yas Residences | Ohana Development | mixed | Off-plan | 2029 | — |
| The Magnolias at Yas Acres | Aldar Properties | townhouse | Off-plan | 2028 | 312 |
| Yas Riva (Villas) | Aldar Properties | villa | Off-plan | 2028 | — |
| Gardenia Bay | Aldar Properties | apartment | under-construction | 2027 | 2,434 |
| Yas Park Gate | Aldar Properties | townhouse | Off-plan | 2027 | — |
| Yas Park Views | Aldar Properties | villa | Off-plan | 2027 | — |
| The Bay Residence | Baraka Real Estate Development | apartment | under-construction | 2027 | 232 |
| Yas Golf Collection | Aldar Properties | apartment | under-construction | 2026 | 1,062 |
| The Sustainable City - Yas Island | Aldar Properties | mixed | under-construction | 2026 | — |
| Sea La Vie | Nine Yards Development | apartment | under-construction | 2026 | 605 |
| Lea (Yas Acres) | Aldar Properties | townhouse | under-construction | 2025 | — |
| Noya Luma | Aldar Properties | villa | Ready | 2024 | — |
| Noya | Aldar Properties | villa | Ready | 2023 | — |
| Water's Edge | Aldar Properties | apartment | Ready | 2022 | 2,255 |
| Yas Acres | Aldar Properties | villa | Ready | 2021 | 1,050 |
| Mayan | Aldar Properties | apartment | Ready | 2020 | 512 |
| Ansam | Aldar Properties | apartment | Ready | 2019 | 547 |
| West Yas | Aldar Properties | villa | Ready | 2018 | 1,017 |
Source: developer disclosures / Aldar / Bayut area guides. Project metadata only — not a transaction record.
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Compare & explore
All guides & rankingsFrequently asked questions about Yas Island
What is the average property price in Yas Island?
In Yas Island, the median price per square foot is AED 2,289, and the median property price is AED 2,007,323. Prices have changed +21.8% year-over-year as of the latest ADREC data.
What types of properties are available in Yas Island?
Yas Island is a mixed-use community in Abu Dhabi. Apartments have a median price of AED 2,289/sqft. Villas have a median price of AED 1,547/sqft.
How is the real estate market performing in Yas Island?
In Yas Island, the median price per square foot is AED 2,289, up 21.8% year-over-year, with a gross rental yield of 5.6%. 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.