Al Khibeesi, Al Ain
Al Khibeesi is a residential district in Al Ain, in the Emirate of Abu Dhabi. ADREC records both apartment or duplex and villa or townhouse homes here, while bus routes serve local landmarks on Shakhbout Bin Sultan Street and Hamdan Bin Mohammed Street. It suits people looking for an Al Ain address with a choice of home types, a nearby park and access to the wider city.
Homes for sale and for rent in Al Khibeesi, Al Ain
The homes we list in Al Khibeesi, Al Ain right now. Open a home for its details, or open the full list.
We have no homes for sale in Al Khibeesi, Al Ain at the moment. Open the full list, or tell us what you need below.
We have no homes for rent in Al Khibeesi, Al Ain at the moment. Open the full list, or tell us what you need below.
Source: Masterpiece Property listings, November 2026
Prices, rents and yields in Al Khibeesi, Al Ain
ADREC groups the district’s homes into apartment or duplex and villa or townhouse categories. The prices section shows asking prices from current Masterpiece Property listings when available. A district supply count is not a count of current homes for sale or rent.
About Al Khibeesi, Al Ain
Al Khibeesi is an Al Ain City district recorded by the Abu Dhabi Real Estate Centre, or ADREC. It sits in the Al Ain area of the Emirate of Abu Dhabi, an inland city close to the Oman border. The local bus timetable places stops in Al Khibeesi on Shakhbout Bin Sultan Street, with Al Jimi, Al Muwaiji and Asharij also on the route. A second route names Hamdan Bin Mohammed Street and Al Towayya Park in Al Khibeesi. Nearby districts include Al Muwaiji, Al Markhaniyyah and Al Jimi.
ADREC recorded 4,110 homes in Al Khibeesi at the end of June 2026: 1,911 apartments or duplexes and 2,199 villas or townhouses (ADREC Interactive Map, October 2026). Its 2030 planning layer shows 4,153 homes, including 2,083 in the apartment or duplex category and 2,070 in the villa or townhouse category (ADREC Interactive Map, October 2026). The latter is planned supply rather than a count of completed homes today. The categories group types together, so they do not establish the exact size or layout of an individual listing (ADREC Interactive Map, read October 2026).
The local landmarks include Al Khibeesi Community Center, Ibrahim Bokhari Mosque and an Al Ain Co-op Society stop on Shakhbout Bin Sultan Street. Al Towayya Park is about 4 minutes by car, and Tawam Hospital is about 10 minutes away (OpenStreetMap contributors, October 2026). The park is among the public parks named by Al Ain City Municipality, while SEHA describes Tawam as a hospital providing emergency care and other specialties (Al Ain City Municipality and SEHA, October 2026).
Al Khabisi Healthcare Center is under 2 minutes away by car, while Hazza Bin Zayed Stadium is about 6 minutes away (OpenStreetMap contributors, October 2026). Al Ain Oasis, with its shaded paths and traditional falaj irrigation, is about 10 minutes away by car (Experience Abu Dhabi and OpenStreetMap contributors, October 2026). Route 917 connects the district with Tawam Hospital and central Al Ain, passing the American school in Asharij (Abu Dhabi Mobility, October 2026).
Landmarks around Al Khibeesi
These named stops and nearby places help place a home within Al Khibeesi and the surrounding area.
Community centre
Abu Dhabi Mobility names Al Khibeesi Community Center on Shakhbout Bin Sultan Street in its route 917 timetable. The same route also lists the cooperative and the Ibrahim Bokhari Mosque in the district. The route continues to Al Jimi and Al Muwaiji in one direction and Asharij in the other. Al Khabisi Healthcare Center is under 2 minutes away by car.
Source: Abu Dhabi Mobility, route 917 timetable, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Ibrahim Bokhari Mosque
The mosque is another named route 917 stop on Shakhbout Bin Sultan Street in Al Khibeesi. The timetable also identifies a stop at the crossing with Mohammed Bin Zayed The First Street and another called Housing Complex. The timetable connects this stretch with the Al Ain hospital stop in Al Mutarid and the central district beyond. Hazza Bin Zayed Stadium is about 6 minutes away by car.
Source: Abu Dhabi Mobility, route 917 timetable, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Cooperative and ADNOC
The route 917 timetable identifies Al Ain Co-op Society and ADNOC stops along the Al Khibeesi stretch of Shakhbout Bin Sultan Street. The same line serves the community centre and the school stop in Asharij. Al Rayan Supermarket is about 5 minutes away by car, giving another local shopping reference. For a larger shopping trip, Al Ain Mall is about 12 minutes away by car.
Source: Abu Dhabi Mobility, route 917; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Al Towayya Park
Al Ain City Municipality names Al Towayya Park among the city’s public parks. The park is about 4 minutes away by car, and route 916 lists a Towayyah Park stop on Hamdan Bin Mohammed Street in Al Khibeesi. The same timetable names stops near Bakhita Afari Al Mansouri Mosque and Saeed Abdullah Al Darmaki Mosque on that road. The park is a useful outdoor reference for this side of the district.
Source: Al Ain City Municipality and Abu Dhabi Mobility route 916, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Who Al Khibeesi, Al Ain suits
Families
Homes include apartments or duplexes and villas or townhouses. Shamma Bint Mohammed Primary School is about 5 minutes away by car (OpenStreetMap contributors, October 2026). Al Ain American School in Asharij follows an American curriculum, while Al Towayya Park provides a nearby outdoor destination.
Al Ain residents
Al Ain Mall is about 12 minutes away by car, and Al Ain Oasis and Tawam Hospital are each about 10 minutes away (OpenStreetMap contributors, October 2026). The cooperative stop is on Shakhbout Bin Sultan Street, and bus route 916 serves Al Towayya Park (Abu Dhabi Mobility, October 2026).
People working nearby
Route 917 connects Al Khibeesi directly with Tawam Hospital in Al Maqam and stops in central Al Ain (Abu Dhabi Mobility, October 2026). It also serves Al Ain Hospital in Al Mutarid and the American school in Asharij (Abu Dhabi Mobility, October 2026).
Bus users
Routes 917 and 916 serve different streets in Al Khibeesi (Abu Dhabi Mobility, October 2026). Route 917 stops at the cooperative, mosque and housing complex, and continues to Al Jimi and Al Muwaiji (Abu Dhabi Mobility, October 2026). Route 916 includes the park stop on Hamdan Bin Mohammed Street (Abu Dhabi Mobility, October 2026).
Living in Al Khibeesi, Al Ain
Schools, health, shopping, outdoors and how you get around.
Getting around
- Bus 917
- Stops include the community centre, cooperative, mosque and housing complex on Shakhbout Bin Sultan Street.
- Bus 916
- Serves Hamdan Bin Mohammed Street, including the Towayyah Park stop.
- Al Ain Airport
- Passenger terminal about 11 minutes by car.
- Hafeet Rail
- The UAE to Oman project includes work in the Al Ain region; Etihad Rail reported 40% completion in April 2026.
Source: Abu Dhabi Mobility routes 917 and 916 and Etihad Rail, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, including the airport passenger terminal road, October 2026.
Shopping
- Al Rayan Supermarket
- A supermarket about 5 minutes away by car.
- Al Ain Mall
- A mall with shops, a hypermarket and leisure facilities, about 12 minutes by car.
- Al Ain Coop Bateen
- A cooperative branch at Al Markaniyah Mall on Shakhboot Bin Sultan Street.
Source: Experience Abu Dhabi, Abu Dhabi Cooperative Society, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Schools
- Shamma Bint Mohammed Primary School
- About 5 minutes by car.
- Al Ain American School
- In Asharij, it follows an American curriculum aligned with California and UAE standards; bus route 917 stops at the school.
Source: Al Ain American School and Abu Dhabi Mobility route 917, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Healthcare
- Tawam Hospital
- SEHA hospital with emergency, paediatric and other services, about 10 minutes by car.
- Mediclinic Al Jowhara
- A hospital in Al Jimi offering emergency, maternity and paediatric services.
Source: SEHA and Mediclinic Al Jowhara Hospital, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Parks and outdoors
- Al Towayya Park
- A city park about 4 minutes by car, with a stop on bus route 916.
- Al Ain Oasis
- Palm groves, shaded paths and falaj irrigation, about 10 minutes by car.
Source: Al Ain City Municipality, Experience Abu Dhabi and Abu Dhabi Mobility route 916, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, October 2026.
Buying in Al Khibeesi, Al Ain: rules and costs
Who can buy
Abu Dhabi permits foreign ownership in designated investment areas, according to the Masterpiece Property guide to buying property in Abu Dhabi as an expat. Al Khibeesi is not among the investment zones listed in that guide. An advisor can confirm ownership eligibility for a specific home.
Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026.
Sale registration
ADREC registration rules allow the Executive Committee to set the sale registration fee within 1% to 4% of the transaction, shared equally by seller and buyer unless they agree otherwise. For an off-plan sale in the initial register, the fee is 2% of the property value, shared equally between seller and buyer, capped at AED 2,000,000 per transaction. These rules govern registration of sales in Abu Dhabi.
Source: ADREC registration rules, October 2026.
Off-plan protection
ADREC requires registration of off-plan transactions in the initial register. Money paid for off-plan units goes into the project escrow account, and the rules restrict how funds in that account may be used. The Masterpiece Property guide to buying off-plan property in Abu Dhabi explains the role of registration and project payment arrangements.
Source: ADREC registration rules and Masterpiece Property guide to buying off-plan property in Abu Dhabi, October 2026.
Mortgage
A mortgage is subject to the lender’s assessment of the buyer and the property. The Masterpiece Property mortgage guide explains that banks look at income, existing commitments and the value of the home when considering finance. The Down Payment and any difference between the agreed price and the lender’s valuation form part of the cash budget. Bank terms and eligibility vary by application.
Source: Masterpiece Property mortgage guide, October 2026.
Golden Visa
ICP grants real estate investors a 10 year Golden Residency when they fully own one or more UAE properties worth at least AED 2,000,000 in total, registered in the investor’s name. A property financed by an approved local bank qualifies, as do off-plan units worth at least AED 2,000,000 bought from an approved developer. ICP decides each application.
Source: ICP, UAE Golden Residency, updated September 2026.
Service charges
The Masterpiece Property guide to buying property in Abu Dhabi as an expat identifies service charges, insurance and maintenance as ongoing ownership costs. Charges depend on the property and any shared facilities. The latest statement for the home can help establish its annual charges.
Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026.
Pros and cons of Al Khibeesi, Al Ain
Strengths
Things to weigh
- About 1,900 apartments or duplexes in the district’s housing mix.
- About 2,200 villas or townhouses add another housing option.
- Al Towayya Park is about 4 minutes away by car.
- Route 917 runs directly to Tawam Hospital and central Al Ain.
- Al Ain Mall is about 12 minutes away by car.
- Al Ain Airport passenger terminal is about 11 minutes away by car.
- There is no Etihad Rail passenger station in Al Khibeesi.
- Al Khibeesi is absent from the selected investment zones listed for expat buyers; eligibility needs confirmation for the home.
Source: ADREC Interactive Map, Abu Dhabi Mobility route 917, Etihad Rail passenger network and Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026; OpenStreetMap contributors, drive times on OpenStreetMap roads (OSRM) from the centre of Al Khibeesi, including the airport passenger terminal road, October 2026.
Nearby communities
Questions about Al Khibeesi, Al Ain
Where is Al Khibeesi?
It is a district of Al Ain City in Abu Dhabi emirate. Its named bus stops include locations on Shakhbout Bin Sultan Street and Hamdan Bin Mohammed Street.
What homes are in Al Khibeesi?
ADREC recorded 1,911 apartments or duplexes and 2,199 villas or townhouses in the district at June 2026 (ADREC Interactive Map, read October 2026).
What do homes cost here?
The prices section shows asking prices from current Masterpiece Property listings when available. Prices depend on the individual home and what is on the market.
What are rents in Al Khibeesi?
When Masterpiece Property has homes for rent here, they appear on this page. Rent depends on the home and the terms offered.
What ownership rules apply to foreign buyers?
Foreign ownership in Abu Dhabi is allowed in designated investment areas. Confirm the rules for a particular Al Khibeesi home with an advisor.
Are schools nearby?
Yes. Shamma Bint Mohammed Primary School is about 5 minutes away by car, and Al Ain American School in Asharij follows an American curriculum (OpenStreetMap contributors and Al Ain American School, October 2026).
Are there buses in Al Khibeesi?
Yes. Route 917 serves stops on Shakhbout Bin Sultan Street, while route 916 includes a stop at Towayyah Park on Hamdan Bin Mohammed Street (Abu Dhabi Mobility, October 2026).
Is there an Etihad Rail passenger station in Al Khibeesi?
No. The passenger network serves Abu Dhabi, Dubai, Fujairah and Al Dhaid (Etihad Rail, October 2026). Hafeet Rail is a separate UAE to Oman project with work in the Al Ain region; Etihad Rail reported 40% completion in April 2026 (Etihad Rail, read October 2026).
How much are service charges?
They depend on the home and any shared facilities. The latest property statement can help establish the cost for a particular purchase.
What are the drawbacks?
Al Ain Mall is about 12 minutes away by car and the airport passenger terminal about 11 minutes (OpenStreetMap contributors, October 2026). There is no Etihad Rail passenger station in Al Khibeesi, and the district is not among the selected investment zones listed for expat buyers (Etihad Rail and Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026).
Sources
Every number on this page comes from one of these sources, read in the month shown.
- Masterpiece Property listingsHomes, asking prices and yield, worked out from our sale and rent listings, November 2026.
- Masterpiece Property guide to Al AinUpdated 16 October 2026.
- Masterpiece Property guide to buying property in Abu Dhabi as an expatUpdated 16 October 2026.
- Masterpiece Property mortgage guideUpdated 5 October 2026.
- Masterpiece Property guide to buying off-plan property in Abu DhabiUpdated 13 October 2026.
- ADREC registration rulesSale and off-plan registration fees, common parts, the initial register and escrow, read 30 October 2026.
- ICP: UAE Golden ResidencyGolden Residency for real estate investors: 10 years, AED 2 million; updated 10 September 2026.
- ADREC Interactive MapResidential supply of the Al Khibeesi district, read 19 October 2026.
- Abu Dhabi Mobility bus service 917Stops along Shakhbout Bin Sultan Street, including Al Khibeesi, read October 2026.
- Al Ain City Municipality parksNames Al Towayya Park among Al Ain parks, read October 2026.
- Etihad Rail on Hafeet RailApril 2026 progress report for the UAE Oman line, read October 2026.
- Abu Dhabi Mobility bus service 916Stops on Hamdan Bin Mohammed Street, including Towayya Park, read October 2026.
- Al Ain American SchoolCurriculum and subjects, read October 2026.
- SEHA: Tawam HospitalHospital and services, read October 2026.
- Mediclinic Al Jowhara HospitalLocation and hospital services, read October 2026.
- Experience Abu Dhabi: Al Ain MallShopping and leisure, read October 2026.
- Experience Abu Dhabi: Al Ain OasisOasis and falaj, read October 2026.
- Etihad Rail passenger networkPassenger network and cities served, read October 2026.
- Abu Dhabi Cooperative Society: Al Ain Coop BateenBranch address on Shakhboot Bin Sultan Street, read October 2026.
- OpenStreetMap contributorsPlaces on the map and drive times worked out on OpenStreetMap roads (OSRM), read October 2026.
Page checked: 30 October 2026
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