Ready Villas: Price and Keys Today
Five islands have finished villas and a sixth has plots, at these starting prices in our catalogue on 1 October 2026:
| Community | Island | Homes | From |
|---|
| Noya | Yas | Villas and townhouses | AED 5,000,000 |
| Saadiyat Reserve The Dunes | Saadiyat | 4 and 5 bedroom villas | AED 6,490,000 |
| West Yas | Yas | 4 and 5 bedroom villas | AED 7,300,000 |
| Saadiyat Lagoons | Saadiyat | 4 to 6 bedroom villas | AED 7,964,550 |
| HIDD Al Saadiyat | Saadiyat | Beachfront villas | AED 8,500,000 |
| Reem Hills | Al Reem | Villas, handed over 2026 | On request |
| Jubail Island villages | Jubail | 4 to 6 bedroom villas | On request |
| Nareel Island | Nareel | 148 villa plots | On request |
For the resale villas we list, open villas for sale on Saadiyat Island, on Yas Island, on Hudayriyat Island and on Al Reem Island, or every villa for sale in Abu Dhabi.
Off-Plan Villas and Their Handover Years
Most island villas sold today are contracts, not houses. In order of keys, with the starting price from our catalogue or the developer's page:
| Project | Island | From | Keys |
|---|
| Ramhan Island villas | Ramhan | AED 6,400,000 | 2027 |
| Al Sidr, Saadiyat Lagoons | Saadiyat | AED 6,100,000 | Q3 2027 |
| Al Naseem | Hudayriyat | AED 7,800,000 | Q4 2027 |
| Yas Riva | Yas | AED 8,300,000 | Q3 2028 |
| Nawayef East | Hudayriyat | AED 6,600,000 | Q4 2028 |
| Nawayef Village | Hudayriyat | AED 4,100,000 | Q1 2029 |
| Talay, Marsa Al Saadiyat | Saadiyat | AED 13,500,000 | Q4 2029 |
| Infinity Villas | Ramhan | AED 13,500,000 | Q4 2029 |
| Hudayriyat Golf Estates | Hudayriyat | AED 4,250,000 | Q3 2030 |
| Yas Riva Reserve | Yas | AED 7,900,000 | Q3 2030 |
| Wadeem Gardens | Hudayriyat | AED 8,700,000 | Q2 2031 |
Read the keys column with the register. Abu Dhabi Real Estate Centre, ADREC, lists every project with a build percentage: on 30 September 2026 Al Naseem was about 41% built, Yas Riva about 14%, Nawayef East about 24%, and Yas Riva Reserve, Hudayriyat Golf Estates and Infinity Villas 0%. A sell-out shows demand on launch day; the build percentage shows how far your keys are.
Beach, Water and Lifestyle, Island by Island
| Island | Beach | Water and green | Anchor |
|---|
| Saadiyat | Public and villa beaches | Mangroves, lagoons, a marina to come | Louvre Abu Dhabi, museums |
| Yas | Yas Bay beach | Canals with private docks, golf | Theme parks, Yas Mall |
| Hudayriyat | Marsana beaches | Hills to 60 m, an 18 hole course | Surf Abu Dhabi, cycling |
| Jubail | Beach club | Mangroves, two marinas | Jubail Mangrove Park |
| Ramhan | Bays and beaches | Mangroves, a marina | A hotel and yacht club |
| Fahid | 4.6 km of beaches | Mangroves, 11 km of coast | A retail boulevard, a school |
| Al Reem | Reem Hills beach | A canal, a man made hill | Reem Mall, The Galleria |
| Nareel | Private beaches | Al Bateen water | The city centre |
The water sets the price on every island, more than the bedroom count. If the beach matters most, Saadiyat, Fahid and Ramhan put the villa nearest the sand; if a boat matters, Yas Riva's canal docks, Ramhan's marina and Jubail's two yacht clubs are built for it.
Schools On or Near Each Island
Families compare islands by the school run first. The schools whose own pages we opened, with the status each publishes:
| Island | School | Curriculum | Status |
|---|
| Saadiyat | Cranleigh Abu Dhabi | British, FS1 to Year 13 | Open |
| Yas | Yas American Academy | American, PreKG to Grade 12 | Open |
| Yas | Noya British School | British, FS1 to Year 6 | Open |
| Al Reem | Repton School Abu Dhabi | British, nursery to Year 13 | Open, two campuses |
| Jubail | Gordonstoun Jubail | British, ages 4 to 18 | Planned, 2027 |
| Fahid | King's College School Wimbledon | British, up to 2,220 pupils | Planned, September 2028 |
| Hudayriyat | Not named yet | Modon lists schools in its plans | Planned |
| Ramhan, Nareel | None on the island | Mainland schools | A drive |
Saadiyat is the strongest school island: Aldar's Talay release lists Cranleigh Abu Dhabi, Muna British Academy, the American Community School, Harrow International School Abu Dhabi and NYU Abu Dhabi on the island, with three more schools planned at Marsa Al Saadiyat. Jubail's Gordonstoun date is published three ways, from early 2027 to September 2027, so get the current date in writing.
Drive Times to the Corniche and the Airport
Checked on Google Maps on 1 October 2026 in the late morning of a weekday, from a villa community on each island to the Abu Dhabi Corniche and to Zayed International Airport, fastest route at that hour, rounded:
| From | To the Corniche | To the airport | Road |
|---|
| Saadiyat Lagoons | About 12 minutes, 14 km | About 18 minutes, 27 km | E12 |
| Yas Acres | About 27 minutes, 32 km | About 14 minutes, 9 km | E12 |
| Hudayriyat Island | About 23 minutes, 14 km | About 26 minutes, 34 km | Corniche Street, E10 |
| Jubail Mangrove Park | About 17 minutes, 18 km | About 19 minutes, 24 km | E12, exit 17 |
| Ramhan sales centre | About 24 minutes, 26 km | About 27 minutes, 32 km | E12 |
| Fahid Island | About 16 minutes, 24 km | About 20 minutes, 30 km | E12 |
| Reem Hills | About 15 minutes, 9 km | About 21 minutes, 31 km | E10 |
| Nareel Island | About 12 minutes, 7 km | About 29 minutes, 37 km | Corniche Street, E10 |
Hudayriyat is close on the map and slower on the road, because the route runs through city streets and a bridge, which is why Modon's "10 minutes to the city" reads shorter than a weekday run. Yas is the airport island: 14 minutes to the terminal and the longest drive to the Corniche. Drive your own route before you sign.
Saadiyat Island
Saadiyat is the island people mean when they say luxury villa in Abu Dhabi, and the Saadiyat Cultural District is the reason: Louvre Abu Dhabi, Zayed National Museum and the Guggenheim sit minutes from the villa streets. The finished stock is the deepest on any island: the register lists the Saadiyat Beach Villas phases as built with more than 400 villas, HIDD Al Saadiyat with 221 villas built, and Saadiyat Reserve The Dunes, 83 villas Aldar launched at AED 6,490,000 for four bedrooms and completed by the first quarter of 2024.
The new money is on the mangrove side: Saadiyat Lagoons launched in October 2022 with 207 villas from AED 6,100,000 inside over 900,000 sqm of protected wilderness, handing over from 2026, and Al Sidr is its phase due in the third quarter of 2027. At Marsa Al Saadiyat, Talay opened sales on 23 September 2026 with 351 villas of four to six bedrooms, beach access and keys in the fourth quarter of 2029, beside 5.6 km of beaches and Abu Dhabi's largest marina. It suits the family that wants the beach, the museums and a school within ten minutes; check which Lagoons streets have keys.
Yas Island
Yas has the widest choice of finished villas and the shortest airport run. West Yas is 1,007 villas of four and five bedrooms, built and open to all nationalities, from AED 7,300,000 in our catalogue; Yas Acres wraps its golf and country club with villas and townhouses; Noya is the value entry at AED 5,000,000 for a finished home.
The water homes are new. Yas Riva is Aldar's canal community: 298 villas of four to six bedrooms, each canal front home with its own private dock, launched in September 2024 from AED 8,300,000, sold out in 24 hours, keys in the third quarter of 2028. Yas Riva Reserve followed on 26 September 2026 directly opposite: 292 villas across 50 hectares, 45 of them on a waterway with room for a pontoon, from AED 7,900,000, due in the third quarter of 2030. Yas suits the buyer who wants a ready villa with leisure on the doorstep, the golfer, and the boat owner who prefers a canal. A Yas Riva resale is a contract with most of the build to come, so read the schedule you inherit.
Hudayriyat Island
Hudayriyat is Modon's 51 million sqm island off the Corniche, sold as the sport island: a 220 km cycling network, Surf Abu Dhabi, the Marsana beaches, hills rising to 60 m and a 4.5 km beach and water zone. Every villa is off-plan today, and the lowest island villa prices sit here. Nawayef Village starts at AED 4,100,000 for townhouses and twin villas due in the first quarter of 2029; Hudayriyat Golf Estates wraps an 18 hole course with townhomes, villas and mansions due in the third quarter of 2030, from AED 4,250,000 in our catalogue; Nawayef East homes start at AED 6,600,000 on the hill for December 2028.
The first keys come at Al Naseem: 984 four to six bedroom villas, about 41% built, from AED 7,800,000 with the first phase due in the fourth quarter of 2027; our resale list there starts at AED 8,190,000 for four bedrooms. Wadeem Gardens is the newest district, villas from AED 8,700,000 along a 2.3 km spine with two international schools planned, keys in the second quarter of 2031. Bashayer's final phase sold out in July 2026, so its villas are resale only. Hudayriyat suits the active family and the buyer who wants the newest house at the lowest island price and can wait. No school on the island is named or dated yet.
Jubail Island
Jubail sits between Saadiyat and Yas inside 40 million sqm of mangroves, and only 20% of it is built. The developer, Jubail Island Investment Company with LEAD Development, publishes 854 villas, 303 townhouses, 465 apartments and 164 plots, reports more than 1,000 homes handed over by April 2026, and quotes no price anywhere. Villas run from four to six bedrooms and 337 to 831 sqm, Rimas is the newest village with 316 villas registered for 2030, and Bada Al Jubail holds 111 beach mansions. Our Jubail Island guide has every village. It suits the buyer who wants nature and a quiet road rather than theme parks, within 20 minutes of both the Corniche and the airport. We list no Jubail home today, so we work its resale market on request.
Ramhan Island
Ramhan is Eagle Hills' natural island east of Yas, bays, beaches and mangroves around a marina, a yacht club and The Bristol hotel and residences, sold release by release. Our catalogue carries the Ramhan Island villas from AED 6,400,000 with keys from 2027 and Infinity Villas, the latest release, from AED 13,500,000 for three to six bedrooms due in the fourth quarter of 2029. The register shows phase 4 at about 32% built with 98 villas and 152 villas in phase 5 not started. It suits the second home buyer who wants a beach and a berth on a private island and will drive 24 minutes to the Corniche. It is the least built of the villa islands, so weigh the handover dates.
Fahid Island
Fahid is Aldar's 3.4 million sqm island on the E12 between Yas and Saadiyat, with 4.6 km of beaches and 11 km of coastline, planned for about 4,000 homes from apartments and townhouses to beach and mangrove villas. Its three launches to date, Fahid Beach Residences, The Beach House and Fahid Beach Terraces, are apartment buildings; on 1 October 2026 no villa has been released. The school is the headline: King's College School Wimbledon's first regional campus, for up to 2,220 pupils, is due to open in September 2028 subject to ADEK approval. Fahid suits the buyer who wants to be first on a new beach island with a top school and can wait; register with us for the villa launch, and see the Fahid Island page for what is selling now.
Al Reem, Nareel and Nurai
Al Reem is an apartment island with a few villas. Reem Hills by Modon is the exception, a gated community around a man made hill with beach access and a canal, villas handed over from the second quarter of 2026 and apartments due in 2027; resale villas and townhouses are on our Al Reem Island villas page. Nareel Island is Aldar's 444,264 sqm plot island at Al Bateen, 148 villa plots registered as built, with private beaches, where owners build their own villas and sell rarely. Nurai Island, off Saadiyat, has 23 villas registered and sold, and its hotel is closed for redevelopment. Both are resale only, priced by the owner.
What to Check Before You Buy an Island Villa
- The register: ask for the ADREC project number and read the build percentage and the units sold before you pay a booking fee.
- The handover year on the contract, and what opens with it: the school, the beach club, the shops.
- The payment plan in writing. Modon's Hudayriyat plans run from 25/75 to 60/40 with a 10% Down Payment on booking; Eagle Hills asks 10% on booking, 40% during construction and 50% on handover at Ramhan.
- The plot and the view: waterway, beach, hill or inland moves the price far more than a bedroom.
- The bank: a loan on a villa still being built is capped, and villas above AED 5,000,000 carry a higher Down Payment; read our Abu Dhabi mortgage guide before you choose ready or off-plan.
- Resale before keys: Modon allows it once 20% is paid; check your contract. Take the service charge of a finished community from the owners' association, not the brochure.
Who Can Buy and What It Costs
Every island here is open to buyers of every nationality, and each developer says so on its own pages. Abu Dhabi charges a 2% registration fee on the transfer, with valuation, mortgage and service charge costs on top; our expat buying guide walks through the paperwork. A home worth AED 2,000,000 or more meets the Golden Visa value threshold, which every villa here clears. Prices, rents and bank rates move in both directions; weigh the islands against the mainland in our guide to villas for sale in Abu Dhabi.
How Masterpiece Property Helps Island Villa Buyers
Masterpiece Property LLC is a real estate brokerage licensed by the Abu Dhabi Real Estate Centre, ADREC, profession licence 20250000451516 and trade licence CN-5713917, with two offices in Al Zahiyah, Abu Dhabi. Our ADREC licensed brokers help buyers and sellers with ready and off-plan homes on Saadiyat, Yas, Al Reem and Hudayriyat Islands, in English and Arabic; the team also speaks Hindi, Filipino, Spanish, Portuguese and Turkish. On 1 October 2026 we list 101 homes for sale and 167 off-plan projects from 24 developers, each advertised home carrying its ADREC advertising permit, Madhmoun, so you can check it with the regulator before you call.
For an island villa that means four things: we put the islands side by side with the day's prices and dates, we check the project number and the permit on every home before we show it, we arrange the viewing, negotiate and prepare the paperwork to the transfer, and we stay your contact after the keys. Browse our luxury villas for sale in Abu Dhabi, then contact us or call 800 666 888, every day from 9 AM to 6 PM.
FAQ
Which Abu Dhabi island is best for a villa?
Saadiyat for the beach, the museums and the schools; Yas for a finished villa, golf and canal homes near the airport; Hudayriyat for sport and the lowest off-plan entry; Jubail for mangroves and low density; Ramhan for a private bay and a boat. Fahid has not released a villa yet.
What is the cheapest island villa in Abu Dhabi?
On 1 October 2026 the lowest starting price in our catalogue is AED 4,100,000 for the townhouses and twin villas at Nawayef Village on Hudayriyat Island, due in the first quarter of 2029. The cheapest finished villa is at Noya on Yas Island from AED 5,000,000.
Which islands have ready villas today?
Saadiyat, Yas, Al Reem and Jubail have finished villa communities, and Nareel and Nurai have homes that owners resell. Hudayriyat's first keys are due in the fourth quarter of 2027 at Al Naseem, Ramhan's from 2027, and Fahid has released apartments only.
Which island is closest to downtown Abu Dhabi?
Nareel Island and Saadiyat Lagoons were both about 12 minutes from the Abu Dhabi Corniche, Reem Hills about 15, Fahid about 16, Jubail about 17, Hudayriyat about 23 through city streets, Ramhan about 24 and Yas Acres about 27.
Which island has the best schools?
Saadiyat, with Cranleigh Abu Dhabi, Muna British Academy, the American Community School, Harrow International School Abu Dhabi and NYU Abu Dhabi on the island. Yas has Yas American Academy and Noya British School, Al Reem has Repton School Abu Dhabi, and Fahid's King's College School Wimbledon is due in September 2028.
Are there villas on Fahid Island?
Not yet. Aldar's plan includes beach and mangrove villas, but the three launches to date are apartment buildings. Register with us and we will tell you when a villa release is announced.
Can I moor a boat at my villa?
At Yas Riva every canal front villa has its own private dock, and 45 of the Yas Riva Reserve villas sit on a waterway with room for a pontoon. Ramhan Island has a marina and a yacht club, and Jubail Island has two yacht clubs with berths.
Can foreigners buy a villa on these islands?
Yes. Every island in this guide is open to buyers of every nationality, and each developer states it on its own pages. Confirm the title type on the specific home before you commit.
Is an island villa a good investment?
Island villas carry the beach, the schools and the limited supply that resale buyers pay for, and the launches of 2024 to 2026 sold out quickly. That shows demand on the day; prices, rents and bank rates move both ways, and we never promise a return.
What is the Golden Visa threshold for a villa?
A property worth AED 2,000,000 or more meets the value threshold, which every island villa in this guide clears. The rules and the paperwork are in our expat buying guide.
How does Masterpiece Property help with an island villa?
We are an ADREC licensed brokerage with two offices in Al Zahiyah. We compare the islands on the day's prices and dates, check the register and the permit on every home we show, and handle the viewings, the negotiation and the paperwork to the transfer, in English, Arabic and five other languages.
