Where Is Khalifa City A?
Khalifa City sits on the Abu Dhabi mainland. ADREC's official district boundaries put it next to Zayed International Airport, Al Raha Beach, Mohammed Bin Zayed City, Zayed City, Rabdan and Sas Al Nakhl. Sheikh Zayed Bin Sultan Street links it with the airport, Al Raha Beach, Yas Island and the entrance to Mussafah, and a highway runs between Khalifa City and Zayed City. That highway is being widened from three to five lanes: its interchange between Khalifa City and Zayed City had reopened by 30 August 2026, and the eastern section is due in the first quarter of 2027. Etihad Airways has its head office here.
Reportage Properties publishes these drive times from its Reportage Village site; Visit Abu Dhabi puts Al Forsan International Sports Resort 10 minutes from the airport:
| Destination | Drive time |
|---|
| Abu Dhabi Golf Club | 9 minutes |
| Al Forsan International Sports Resort | 9 minutes |
| Al Raha | 11 minutes |
| Masdar City | 12 minutes |
| Zayed International Airport | 15 minutes |
| Sheikh Zayed Grand Mosque | 15 minutes |
| Zayed Sports City | 15 minutes |
| Yas Island | 18 minutes |
Most residents drive. Buses 160 and 161 run from the city centre to the Khalifa City souq on Theyab Bin Eissa Street, route 216 crosses the district along Al Mireef Street, and the airport buses stop at Etihad Plaza. Etihad Rail's Abu Dhabi station is in neighbouring Mohammed Bin Zayed City, and since February 2026 the robotaxi service covers the district, but there is no metro or tram. See our Etihad Rail page.
Khalifa City A, B and C: What the Names Mean
Only one of these names is official today:
- Khalifa City is the official district in government and ADREC records.
- Khalifa City A is the older popular name for the same district. Etihad's own page on Masdar City calls the area "previously known as Khalifa City A", yet schools, tourism listings and residents still use the name.
- Khalifa City B is today's Shakhbout City, a separate district south of the airport and home to Sheikh Shakhbout Medical City. WAM described it in 2015 as "formerly known as Khalifa City B".
- New Khalifa City was an earlier name for Zayed City, the district across the highway. The National wrote in 2017 that it was "originally known as Capital District and later New Khalifa City".
- Khalifa City C is not an official name. Bloom Holding uses it for Zayed City, where Bloom Living stands, and the ADREC register files every Bloom Living phase under Zayed City.
- Masdar City is known as a place of its own, but official records count it inside Khalifa City.
Two details help with title deeds and listings. ADREC names the sectors by direction and number: Golf Gardens and Al Forsan Village are in South West 17, Al Raha Gardens in South East 47, Al Merief and most of Masdar City in South East 45, and Reportage Village in South West 1. And Zayed City has the same Arabic name as Madinat Zayed, a town in Al Dhafra, so check the region on any Arabic listing.
Communities Inside Khalifa City A
The ADREC register lists 23 projects in the Khalifa City district, from finished villa communities to buildings still rising. These are the names buyers ask about most:
| Community | Developer | Homes | Status |
|---|
| Al Raha Gardens | Aldar | 1,407 townhouses and villas (Aldar) | Handed over from 2007 |
| Golf Gardens | Aldar | 395 villas and townhouses | Handed over from 2009 |
| Al Forsan Village | Al Forsan Real Estate | 486 villas and apartments | Finished |
| Al Merief | Aldar | 286 villa plots | Plots sold in 2015, villas built by owners |
| Masdar City | Masdar and others | Low rise apartments and townhouses | Lived in, new phases rising |
| Reportage Village | Reportage Properties | 312 townhouses | 62% built, September 2026 |
Which part suits you:
- Al Raha Gardens is closest to Al Raha Beach and the main road, with its own shops and two schools inside it.
- Golf Gardens borders Abu Dhabi Golf Club; 326 of its 395 homes are 4 and 5 bedroom villas, and residents share the Gardens Club.
- Al Forsan Village sits beside Al Forsan International Sports Resort.
- Al Merief and the streets around Etihad Plaza suit buyers who want a newer owner built villa close to Masdar City.
- Masdar City suits buyers who want a low maintenance apartment near the airport. Read our Masdar City page.
Homes in Khalifa City A
ADREC's report for the first half of 2026 counts 11,411 villas and townhouses and 9,299 apartments in the district, and its 2025 report expects 3,543 more homes between 2025 and 2030, 2,918 of them apartments.
Villas
Villas set the character of the district: standalone homes on their own plots with gardens, parking and maid's rooms, on open streets or in gated communities. The age and finish of a villa matter as much as its size, so have any older home surveyed. Compare the wider market on our villas for sale in Abu Dhabi page and the live villas for sale list.
Townhouses
Townhouses sit among the villas: Al Raha Gardens mixes the two, Golf Gardens has 46, and Reportage Village adds 312 new ones. Our townhouses in Abu Dhabi page compares them with the rest of the emirate, and the townhouses for sale list shows what is on the market.
Apartments
Apartments are in low and mid rise buildings rather than towers, and many of the newer ones are in Masdar City: Plaza by Reportage alone holds 468 homes in two buildings, and older buildings such as The Gate and Oasis Residence are finished and lived in.
Khalifa City Prices and Rents in 2026
ADREC publishes the most reliable figures, and its Khalifa City figures include Masdar City. Its report for the first half of 2026 puts the average sale price in Khalifa City at about AED 14,000 per square metre for apartments, or about AED 1,300 per sq ft, and AED 12,000 per square metre for villas and townhouses, about AED 1,115 per sq ft. Its 2025 report gave AED 13,000 and AED 7,000. The villa average rose mainly because new launches entered the mix: ADREC's map data for 2026 shows ready villas selling at about AED 6,800 per square metre and off-plan villas at about AED 12,900, so a home's age and plot matter more than the district figure. Sales rose too: ADREC's map records 969 sales worth AED 2.05 billion in 2025, against 571 worth AED 969.35 million in 2024.
For rents, the ADREC Abu Dhabi Rental Index gives median yearly rents in AED for 2025. Khalifa City rents sit well above Mohammed Bin Zayed City and Shakhbout City:
| Home | Khalifa City | Mohammed Bin Zayed City | Shakhbout City |
|---|
| Studio apartment | 53,000 | 33,000 | Not published |
| 1 bedroom apartment | 55,000 | 40,000 | Not published |
| 2 bedroom apartment | 85,000 | 49,000 | Not published |
| 3 bedroom villa | 150,000 | 118,000 | 115,000 |
| 4 bedroom villa | 165,000 | 133,000 | 131,000 |
| 5 bedroom villa | 165,000 | 144,000 | 143,000 |
Rents in neighbouring Zayed City are close to Khalifa City's: a median AED 156,000 for a 3 bedroom villa and AED 162,000 for a 4 bedroom villa. ADREC's dashboard average for the period to August 2026 is AED 175,882 for a 4 bedroom villa and AED 95,911 for a 2 bedroom apartment, up from AED 167,662 and AED 90,372 in June 2025. Since 2 June 2026, Abu Dhabi has also cut the yearly cap on rent increases for renewals from 5% to 0% for now, so model today's rent as flat. Test a home with our rental yield calculator.
On our own list on 23 September 2026, homes near Khalifa City start at AED 720,000 for a studio in Bloom Living, 3 bedroom townhouses there ask AED 2,750,000 to 3,450,000, and a ready 4 bedroom villa asks AED 5,700,000. See our property for sale in Khalifa City page and the homes for sale in Zayed City.
New Projects In and Around Khalifa City
Reportage Village is the launch in the villa part of the district, more are rising in Masdar City, and Bloom Living sits across the highway in Zayed City. Launch prices and handover dates are from our catalogue, build and sales status from the ADREC register, September 2026.
| Project | Homes | From (AED) | Status |
|---|
| Reportage Village Khalifa City | 312 townhouses | 4,380,000 | 62% built, handover Q3 2028 |
| Sila by Reportage, Masdar City | 101 homes | 2,800,000 | Early works, handover Q3 2029 |
| Fay Valley, Fay Hills | 381 villas and townhouses | 3,140,000 | Handover Q2 2030 |
| Granada 2 at Bloom Living | 463 apartments | 690,000 | 92% sold, handover Q1 2028 |
| Marbella at Bloom Living | 143 villas | 3,876,000 | Sold out, handover Q4 2028 |
| Almeria at Bloom Living | 119 villas | 6,481,000 | Sold out, handover Q4 2027 |
Reportage Village repeats one house type 312 times: a total area of 4,075 to 5,226 sqft, of which 2,837 to 2,907 sqft is indoors, over several floors, a private pool on the roof terrace and a maid's room with its own bathroom. Its plan asks for a 10% Down Payment, 51% during construction and 39% on handover. Fay Valley asks for a 5% Down Payment, 35% during construction and 60% on handover. See every launch on our off-plan projects in Khalifa City page, and in Masdar City and neighbouring Zayed City, and read our off-plan buying page before you reserve.
Living in Khalifa City A
Schools
ADEK, Abu Dhabi's education authority, lists 16 private schools and 21 nurseries in Khalifa City. These are the main ones, with ADEK's latest inspection rating:
| School | Curriculum | Grades | ADEK rating |
|---|
| Canadian International School | Canadian | KG to Grade 12 | Outstanding, 2023 |
| Yasmina British Academy | British | Nursery to Year 13 | Outstanding, 2025 |
| Raha International School, Gardens Campus | IB | KG to Grade 12 | Very Good, 2025 |
| GEMS American Academy | American and IB | Pre-KG to Grade 12 | Very Good, 2024 |
| International School of Choueifat, Khalifa City | SABIS | Pre-KG to Grade 12 | Very Good, 2024 |
| Al Ittihad National Private School, Khalifa City | American | KG to Grade 12 | Very Good, 2024 |
| Raha International School, Khalifa City Campus | IB | Pre-KG to Grade 12 | Good, 2023 |
| Horizon Private School, Khalifa City | American | Early years to Grade 12 | Good, 2024 |
| Yasmina American School | American | Pre-KG to Grade 5 | Opened 2025, not yet rated |
ADEK's published yearly fees for these schools run from AED 21,830 to AED 80,610. Brighton College Abu Dhabi and Abu Dhabi International School, often listed for Khalifa City, are in other parts of the city.
Healthcare
- NMC Royal Hospital, Khalifa City: a private hospital with 200 beds and a 24 hour emergency department.
- Mediclinic Khalifa City: an outpatient clinic for women's health, children, dentistry and eye care.
- SEHA Clinics Madinat Khalifa: a government clinic, open from 7 am to 11 pm every day.
- Sheikh Shakhbout Medical City: the large government hospital in Shakhbout City, between Mussafah and Baniyas.
Private dental clinics are close by too, such as these dental clinics in Khalifa City A.
Forsan Central Mall is the district's main mall, with a Lulu hypermarket of 160,000 sq ft that opened in October 2020, a cinema and a family entertainment centre. Etihad Plaza on Al Mireef Street has 22 shops and cafes with a Spinneys opposite, Gardens Plaza serves Al Raha Gardens, and a local souq sits on Theyab Bin Eissa Street. Al Raha Mall is just outside on the main road.
Sport, golf and parks
Al Forsan International Sports Resort covers 1.6 square kilometres inside the district, with shooting ranges, a 1.2 km karting track, a 3.9 km cycling track, wakeboarding lakes and an equestrian centre. Abu Dhabi Golf Club, designed by Peter Harradine and opened in 2000, has hosted 16 editions of the Abu Dhabi HSBC Championship. The Department of Municipalities and Transport opened 21 neighbourhood parks here in 2024, and Al Masar Park beside Masdar City adds a 2.1 km running trail, a bike track, a skate bowl and 2,841 trees.
Pros and Cons of Living in Khalifa City A
What residents and buyers value most:
- Space: villas and townhouses make up 11,411 of the district's 20,710 homes.
- Schools: six of the nine schools above are rated Very Good or Outstanding by ADEK.
- Location: the airport, Al Raha Beach and Yas Island within about 20 minutes.
- Green space: 21 new parks since 2024 and a golf club.
What to weigh before you buy:
- You will drive to most places; buses run, but there is no metro or tram.
- Older villas vary in finish, so budget for a survey.
- There is no beach or marina inside the district; Al Raha Beach is the nearest waterfront.
- Foreign buyers can own freehold only in some parts of it (see below).
- Works on the highway to Zayed City continue into 2027.
Khalifa City Compared with Nearby Areas
- Mohammed Bin Zayed City is the villa suburb next to Mussafah and home to Etihad Rail's Abu Dhabi station. Its rents are lower: a median AED 133,000 for a 4 bedroom villa (ADREC, 2025). Read our Mohammed Bin Zayed City page.
- Shakhbout City, the former Khalifa City B, is a villa district south of the airport, where a 4 bedroom villa rents for a median AED 131,000 (ADREC, 2025).
- Al Raha Beach is the waterfront community next to Yas Island. See Al Raha Beach.
- Yas Island is the leisure island a short drive away, with theme parks and Yas Mall. See property on Yas Island.
Buying in Khalifa City: Ownership, Costs and Steps
Check ownership first. Under Law No. 13 of 2019, non-UAE nationals can own freehold only inside investment zones, and ADREC counted 50 of them across Abu Dhabi in July 2026. Khalifa City is not one zone as a whole. On ADREC's map, the Masdar City projects fall in the Eighth Investment District and Reportage Village stands on Plot No. 112 in South West 1, a zone of its own, so any nationality can own there; Bloom Living in Zayed City is in a zone too. Established communities such as Al Raha Gardens, Golf Gardens and Al Forsan Village show no zone, and Aldar describes Al Raha Gardens as its first freehold community for UAE nationals, so for any home outside Masdar City and Reportage Village, Al Merief included, a foreign buyer should confirm the ownership status before paying anything. Our buying property in Abu Dhabi as an expat page explains the rules.
Then budget for the costs. The official fee to register a sale is 2% of the contract value, and our breakdown of buying costs in Abu Dhabi lists the rest. Under the Central Bank's rules, a mortgage on an off-plan home is capped at 50% of its value, so a launch is paid mostly from your own money until handover; our mortgage in Abu Dhabi page explains the limits and the mortgage calculator works out a monthly payment. A home worth AED 2,000,000 or more can also support a Golden Visa application.
- Set the budget, including the 2% registration fee and your Down Payment.
- Confirm the ownership status of the plot or building before you make an offer.
- Agree the price and sign the sale agreement, or the reservation form for an off-plan home.
- Register the sale and transfer the title deed through the official Abu Dhabi platforms, or pay the off-plan instalments as the building rises.
- Take the keys, and register a lease if you plan to rent the home out.
Our ADREC, DARI and Tawtheeq page explains each official step. To view homes or ask what a street sells for today, call Masterpiece Property on 800 666 888 or book a video call.
FAQ
Where is Khalifa City A located?
Khalifa City A is on the Abu Dhabi mainland, beside Zayed International Airport. It borders the airport, Al Raha Beach, Mohammed Bin Zayed City and Zayed City, and Sheikh Zayed Bin Sultan Street links it with Yas Island and Mussafah.
What is the difference between Khalifa City and Khalifa City A?
They are the same district. Khalifa City is the official name used by the government and ADREC; Khalifa City A is the older popular name that told it apart from Khalifa City B, which is now Shakhbout City.
What is Khalifa City B called now?
Khalifa City B is now Shakhbout City, a separate district south of the airport and home to Sheikh Shakhbout Medical City. WAM described it in 2015 as formerly known as Khalifa City B.
Where is Khalifa City C?
Khalifa City C is not an official name. Bloom Holding uses it for Zayed City, the district across the highway where Bloom Living stands.
Is Khalifa City A a good place to live?
For families, yes. It has 16 private schools and 21 nurseries, a hospital, parks, a golf club and a sports resort, with the airport and Yas Island within about 20 minutes. The trade offs are a car based routine and no beach.
Is Khalifa City the same as Mohammed Bin Zayed City?
No. Mohammed Bin Zayed City is a separate district that borders Khalifa City and holds Etihad Rail's Abu Dhabi passenger station. Its rents are lower: ADREC's 2025 median for a 4 bedroom villa is AED 133,000 there against AED 165,000 in Khalifa City.
How much does property cost in Khalifa City?
ADREC puts the average sale price in the first half of 2026 at about AED 14,000 per square metre for apartments and AED 12,000 for villas and townhouses, new launches included. New townhouses at Reportage Village start from AED 4,380,000 (our catalogue, September 2026).
Are there off-plan projects in Khalifa City?
Yes. Reportage Village Khalifa City has 312 townhouses from AED 4,380,000 on a plan of 10% Down Payment, 51% during construction and 39% on handover, expected in the third quarter of 2028. On the Masdar City side, Sila by Reportage starts from AED 2,800,000 (our catalogue, September 2026).
Can foreigners buy property in Khalifa City?
Only in the investment zones inside it, such as the Masdar City projects and Reportage Village. Communities such as Al Raha Gardens, Golf Gardens and Al Forsan Village show no investment zone on ADREC's map, so check each home first.
Which schools are in Khalifa City A?
ADEK lists 16 private schools and 21 nurseries in Khalifa City, including Canadian International School and Yasmina British Academy, both rated Outstanding, plus Raha International School, GEMS American Academy and the International School of Choueifat.
Is there a train station near Khalifa City?
Yes, in neighbouring Mohammed Bin Zayed City, a short drive away. Etihad Rail's Abu Dhabi passenger station is there, but no bus or shuttle links it to Khalifa City yet.
