Investor Zone · ADREC data, H1 2026
Abu Dhabi Investment Zones
Where every nationality can own freehold, what each zone yields and costs on ADREC's own figures, and what we can show you there today.
- 50investment zones, open to every nationality
- AED 75 billioninvested in the zones in the first half of 2026
- 116nationalities among overseas buyers in H1 2026
- 319homes and launches we list in the zones today
The market, January to June 2026
Abu Dhabi property in eight numbers
All eight are ADREC's registered figures for the first half of 2026.
- AED 117 billionof property deals, up 112% on a year earlier
- 16,838sales, worth AED 86.1 billion
- AED 75 billioninvested in the investment zones, up 181%
- AED 13.8 billionof foreign direct investment, more than all of 2025
- 89%of home sales value was off-plan
- 20%yearly rise in repeat-sale apartment prices (villas 12%)
- 21%rise in new-lease apartment rents in the zones (villas 16%)
- 71,000more homes due by 2030, with deliveries peaking in 2028
Source: ADREC, H1 2026 transactions release (24 July 2026) and H1 2026 Market Report (18 August 2026). ADREC market reports (opens ADREC's website)
The zones compared
Yields and prices in each investment zone
ADREC's 2025 figures for each district, beside what we list there today. Switch between apartments and villas.
| Zone | Gross yield | Average price per sq ft | Price change in 2025 | With us today |
|---|---|---|---|---|
| Al Reem IslandZones 1, 2The zone with the most homes: 27,500 of about 72,000 in all zones. | 6.5%Not published | AED 1,317AED 1,151 | +16.5%+6.7% | 35 homes from AED 840,00042 launches |
| Saadiyat IslandZones 5, 14Beaches and the Cultural District, with AED 13.3 billion of sales in H1 2026. | 6.5%4.8% | AED 2,807AED 1,974 | +16.3%+9.8% | 17 homes from AED 1,106,01638 launches |
| Yas IslandZone 6Theme parks, golf and racing, with AED 7.3 billion of sales in H1 2026. | 6.5%5.5% | AED 1,577AED 1,402 | +10.4%+18.3% | 13 homes from AED 1,050,00041 launches |
| Al Raha BeachZones 1, 2Waterfront apartments beside Yas Island and the airport. | 5.5%4.4% | AED 1,323AED 916 | +12.6%-0.3% | 1 home from AED 3,600,00015 launches |
| Al Maryah IslandZone 9The ADGM financial centre, and ADREC's top apartment yield in 2025. | 9.8%Not published | AED 2,389Not published | Not publishedNot published | 4 homes from AED 780,0007 launches |
| Hudayriyat IslandZone 37The top zone for sales: AED 19 billion, 27% of H1 2026 value. | Not publishedNot published | AED 1,831AED 1,477 | Not published+9.6% | 6 homes from AED 3,150,0008 launches |
| Al ReefZone 3Mainland homes near the airport, 7.9% gross across all types. | 9.4%6.5% | AED 828AED 972 | +12.3%+6.5% | 2 homes from AED 850,000 |
| Al GhadeerZone 7Saih Al Sedira on the Dubai border, 7.3% gross across all types. | 8.0%6.2% | AED 709AED 1,060 | +20.5%+25.7% | 10 homes from AED 529,9992 launches |
| Fahid IslandZone 13Aldar's newest island, with ADREC's highest apartment price per sq ft. | Not publishedNot published | AED 3,734Not published | Not publishedNot published | 3 homes from AED 2,000,0003 launches |
| Masdar CityZone 8Sustainable district by the airport. ADREC counts it inside Khalifa City. | Not publishedNot published | Not publishedNot published | Not publishedNot published | 4 homes from AED 699,99915 launches |
| Jubail IslandZone 18Villa villages set among mangroves. | Not publishedNot published | AED 1,551AED 1,907 | +5.4%+10.6% | Ask us |
| Ramhan IslandZone 32Island villas with ADREC's highest villa price per sq ft. | Not publishedNot published | Not publishedAED 2,807 | Not published+1.5% | 1 home from AED 16,000,0003 launches |
| Al ShamkhaZones 19, 24Mainland master plans such as Alreeman and Reeman Living. | Not publishedNot published | AED 1,162AED 714 | -1.7%+11.2% | 11 homes from AED 800,0006 launches |
| Zayed CityZone 23Bloom Living and other new mainland communities. | Not publishedNot published | AED 1,341AED 1,350 | +7.5%+7.4% | 14 homes from AED 670,00012 launches |
| Al JurfZones 15, 21, 40Coastal zone at Ghantoot, on the road to Dubai. | Not publishedNot published | AED 3,065AED 1,133 | Not published+8.8% | 5 launches |
| RabdanZone 38Mainland villas with a 5.8% gross villa yield. | Not published5.8% | Not publishedAED 791 | Not published+4.3% | 1 launch |
Gross yield is a year's rent divided by the price, before service charges. ADREC publishes prices per square metre; they are shown here per square foot. ADREC counts 50 investment zones: this table covers the ones where we sell. See every zone on ADREC's map (opens ADREC's website)
Investor finder
Which zone fits your plan?
Three questions. The answer uses ADREC's yields and price trends, and counts what we can show you today.
Your answers
What matters most?
Budget
When do you want the keys?
Where to look
Al Ghadeer and Al Reef
ADREC's apartment yields are 8.0% in Al Ghadeer and 9.4% in Al Reef, at the lowest prices per sq ft of the big zones.
We list 5 homes in this band there today.
Al Reem Island and Yas Island
About 6.5% gross on apartments in both, and the widest choice of homes to let.
We list 31 homes in this band there today and 17 launches.
Yas villas and Saadiyat apartments
Yas villas and townhouses yield 5.5% gross and Saadiyat apartments 6.5%, in two of the most traded zones.
We list 8 homes in this band there today and 21 launches.
Villas on Yas Island and Saadiyat
Yields are lower at this level: 5.5% gross on Yas villas and 4.8% on Saadiyat villas in 2025.
We list 8 homes in this band there today and 15 launches.
Al Ghadeer
Apartment prices per sq ft rose 20.5% in 2025, the fastest rise of the big zones on ADREC's figures.
We list 4 homes in this band there today.
Al Reem Island
Apartment prices per sq ft rose 16.5% in 2025, in the zone with the most homes to resell.
We list 22 homes in this band there today and 9 launches.
Saadiyat Island and Hudayriyat Island
Saadiyat apartments rose 16.3% in 2025, and Hudayriyat led H1 2026 sales at AED 19 billion.
We list 7 homes in this band there today and 16 launches.
Yas Island villas
Villa prices per sq ft rose 18.3% on Yas in 2025, and 9.8% on Saadiyat.
We list 8 homes in this band there today and 15 launches.
Build up to AED 2 million
The Golden Visa needs property worth AED 2 million, and off-plan counts once you have paid that much. Start with a launch and pay toward it.
Homes just over the line
Stretch to AED 2 million and one home qualifies. We count homes from AED 2 million to 2.5 million on Al Reem, Yas and Saadiyat.
We list 1 home in this band there today and 7 launches.
Any of the big zones
Every home in this band clears the AED 2 million line. A mortgage is allowed if your own money in the home stays at AED 2 million or more.
We list 18 homes in this band there today and 34 launches.
Villas on Saadiyat, Yas or Hudayriyat
A 10-year visa for you, your spouse and children. An AED 5 million home can carry up to AED 3 million of mortgage and still qualify.
We list 13 homes in this band there today and 18 launches.
Al Ghadeer or Masdar City
Studios to townhouses at entry prices, on the Dubai border or beside the airport.
We list 7 homes in this band there today and 5 launches.
Al Reef or Al Raha Beach
Established communities with villas, townhouses and waterfront apartments.
We list 1 home in this band there today and 1 launch.
Yas Island or Al Reem Island
Island living with schools, malls and parks close by.
We list 11 homes in this band there today and 18 launches.
Saadiyat Island or Hudayriyat Island
Beachfront villa communities, with the Cultural District on Saadiyat.
We list 11 homes in this band there today and 12 launches.
Keys now: buy a ready home and rent it from the first lease.
In one to three years: a project close to handover keeps payments light until the keys.
No rush: an off-plan launch spreads payments over the build, and rent starts at handover.
Yields and price changes are ADREC's 2025 district figures. Counts are our live listings.
Launches in the zones
New projects you can buy off-plan
Launches we sell inside the investment zones, with starting prices.
From AED 7,900,000Yas Riva Reserve
Yas Island
From AED 13,500,000Talay at Marsa Al Saadiyat
Saadiyat Island
From AED 8,700,000Wadeem Gardens
Hudayriyat Island
From AED 700,000Radiant Terrace
Al Reem Island
From AED 3,140,000Fay Valley
Masdar City
From AED 654,530ICONA Residence
Al Shamkha
Browse launches by area and type
Yield check
Check a home's yield on ADREC figures
Pick a zone to load ADREC's average rent and service charge, then enter the real price and size.
- Service charge a year
- AED 10,168
- Your price per sq ft
- AED 1,313
- ADREC area average
- AED 1,317
- Registration at DARI (2% plus AED 875)
- AED 21,875
In line with the area average
Service charge uses ADREC's latest district average per sq ft. Letting fees, upkeep and empty months are not included. Open the full rental yield calculator
Ready to let
Ready apartments priced against the area
Our ready apartments in the zones, lowest price per sq ft against ADREC's area average first.
AED 529,999
AED 1,980,000
AED 1,900,000
AED 850,000
AED 2,870,000
AED 970,000
Browse homes for sale
The decision
Ready or off-plan, for an investor
Both work in the zones. The difference is when rent starts and how you pay.
| Ready | Off-plan | |
|---|---|---|
| Rent | From the first lease | Only after handover |
| How you pay | In full at transfer, or with a mortgage | A Down Payment, then instalments to the developer |
| Most a bank lends | Up to 80% on a first home, 60% on an investment home (expatriates) | Up to 50% of the value |
| Where your money goes | To the seller at transfer | Into the project's escrow account, released as it is built |
| Registration | 2% of the price at DARI, then the title deed | 2% of the contract at DARI, within 21 days of signing |
| Share of H1 2026 sales value | 11% | 89% |
Want rent now? Buy ready. Want launch prices and spread payments, and can wait for rent? Buy off-plan.
Costs
What you pay on top of the price
Official DARI fees and ADREC's service charge averages.
| Cost | Amount | When |
|---|---|---|
| Registration fee | 2% of the price | At transfer. Off-plan: when the sale contract is registered. |
| DARI e-services fee | AED 875 ready, AED 450 off-plan | Once, with the registration. |
| Mortgage registration | 0.1% of the loan, plus AED 450 | Only if you borrow. |
| Service charges | AED 12.7 to 16.3 per sq ft a year for apartments | Every year. Villas: AED 3.2 to 7.9 per sq ft. |
A worked example at AED 1,500,000
A ready apartment bought in cash: AED 30,000 registration plus AED 875 in DARI fees, so AED 1,530,875 before service charges.
Fees from DARI's service pages and ADREC's service charge map, read in September 2026. We confirm every cost in writing before you commit.
Golden Visa
A 10-year visa through property
Own Abu Dhabi property worth AED 2 million or more and you can apply for the real estate investor Golden Visa, which also covers your spouse and children.
- AED 2 millionThe minimum value of the property you own.
- With a mortgageAllowed through UAE national banks, if your own money in it is at least AED 2 million.
- Off-planCounts once you have paid AED 2 million to an approved developer.
- The papersA sale contract registered with DMT, or its property value certificate.
Check your Golden Visa line
- Your own money in the property
- AED 2,500,000
Meets the AED 2 million line
The Abu Dhabi Residents Office confirms each application. Read the Golden Visa guide
Source: Abu Dhabi Residents Office, Golden Visa for real estate investors.
Mortgages
How much a bank can lend
The Central Bank's caps on a home loan, as a share of the property value.
| Buyer | First home to AED 5M | First home above AED 5M | Second or investment home | Off-plan |
|---|---|---|---|---|
| UAE nationals | 85% | 75% | 65% | 50% |
| Expatriates | 80% | 70% | 60% | 50% |
- Loans run up to 25 years, and repayments can take up to half of your income.
- Banks leave at least two months of rent out when they count rental income.
- The caps apply to every borrower. Each bank decides whether it lends to non-residents.
Source: Central Bank of the UAE, Regulations Regarding Mortgage Loans, Article 3.
How to buy
Buying in a zone, step by step
What an investor does, in order, from anywhere in the world.
Pick the zone
Match it to your goal with the finder, then shortlist homes.
Check the listing
Every legal advert carries an ADREC Madhmoun permit. For off-plan, check escrow and progress on DARI.
Reserve and sign
Resale: a memorandum with the seller. Off-plan: the developer's contract, registered within 21 days.
Arrange the money
Get mortgage approval first if you borrow. The bank values the home.
Register the transfer
Pay the 2% fee on DARI and the title deed is issued in your name.
Let it
Register the lease on Tawtheeq. Renewals follow ADREC's rent rules.
Risks
What can go wrong, and how to plan for it
Five risks to price in before you buy.
Handover delays
Off-plan payments sit in the project's escrow account and are released as construction progresses.
How to manage itCheck the project's completion rate on DARI before each payment.
Rents are frozen for now
Since 3 June 2026, lease renewals rise by 0% until further notice.
How to manage itPlan on today's rent, not on yearly increases.
New supply
About 71,000 more homes are due by 2030, peaking at 21,800 in 2028.
How to manage itFavour zones where sales and rents are already proven.
Service charges
They come off your rent every year: AED 12.7 to 16.3 per sq ft for apartments in the zones.
How to manage itCheck the building's approved charge before you make an offer.
Missing an off-plan payment
The developer can end the contract after 60 days' notice and an ADREC settlement attempt.
How to manage itChoose a payment plan you can meet from savings, not from a sale.
Investor guides
Go deeper
Our full guides and reports for investors, by topic.
Where to invest
Returns and rent
Off-plan
Buying as a foreigner
Money and visa
Market data
Questions investors ask
Investment zones: your questions
What are Abu Dhabi's investment zones?
They are areas set by the Executive Council where buyers of every nationality can own property. ADREC counted 50 of them in the first half of 2026, including Al Reem, Saadiyat, Yas, Al Raha Beach, Al Maryah and Hudayriyat Island.
Can foreigners buy freehold property in Abu Dhabi?
Yes, inside the investment zones. Since Law No. 13 of 2019, non-UAE nationals can hold full ownership there, and the title deed is registered in their name on DARI.
Which investment zone has the highest rental yield?
On ADREC's 2025 figures, apartments on Al Maryah Island yielded 9.8% gross and apartments in Al Reef 9.4%. For villas, Al Reef led at 6.5%. These are gross yields, before service charges.
Where are prices rising fastest?
ADREC's average price per sq ft for apartments rose 20.5% in Al Ghadeer and 16.5% on Al Reem Island in 2025. Villa prices rose 25.7% in Al Ghadeer and 18.3% on Yas Island.
How much do I need to invest in an Abu Dhabi investment zone?
Today our lowest priced home or project in the zones starts at AED 407,000 in Al Shamkha. For the Golden Visa you need property worth AED 2 million.
What does it cost to buy on top of the price?
DARI charges 2% of the price to register the sale, plus an e-services fee of AED 875 on a ready home or AED 450 on off-plan. Borrowing adds 0.1% of the loan to register the mortgage.
How much can I borrow as an investor?
The Central Bank caps loans at 60% of the value on an investment home for expatriates and 65% for UAE nationals. On a first home under AED 5 million the caps are 80% and 85%, and off-plan loans stop at 50%.
Does off-plan property qualify for the Golden Visa?
Yes. The Abu Dhabi Residents Office accepts off-plan property from an approved developer once you have paid at least AED 2 million to that developer.
Is my off-plan payment protected?
Yes. Payments go into the project's escrow account and can only be spent on building that project. The escrow account and the completion rate are shown on DARI.
Do I pay tax on rental income?
Rental income an individual earns from property, without a business licence, is outside UAE Corporate Tax under Cabinet Decision No. 49 of 2023, as the Federal Tax Authority explains.
Can I raise the rent every year?
Not for now. Since 3 June 2026, renewals of residential, commercial and industrial leases are capped at a 0% rise until further notice, based on the last Tawtheeq contract.
How do I know a listing is real?
Every legal property advert in Abu Dhabi carries a Madhmoun permit from ADREC, issued only for verified properties. Ask for the permit number before you view.
Investor desk
Tell us your budget and goal
An advisor replies the same working day with a shortlist from the zones that fit, and ADREC's figures for each.
- 50investment zones
- 116investor nationalities in H1 2026
- AED 2MGolden Visa line