Settle in one of Abu Dhabi's most established family suburbs: spacious villas, townhouses and low rise apartments, close to Zayed International Airport.
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17 homes listed in Khalifa City today. Prices from AED 670,000 to AED 5,700,000.
Area Guide
Khalifa City is a large residential district on the Abu Dhabi mainland, designed for families and long term living.
Discover What Makes This Area Special
It is split into three zones: Khalifa City A, the most developed and populated, Khalifa City B, an emerging residential zone, and New Khalifa City, where development continues to expand. The district is known for independent and compound villas, quiet streets and affordable housing compared with central Abu Dhabi.
Three Zones, One District
Khalifa City A is the most developed and populated, Khalifa City B is emerging, and New Khalifa City is still expanding.
Villas, Apartments and Townhouses
Independent and compound villas from 3 to 7 bedrooms, low rise studio to 3 bedroom apartments, and a growing townhouse segment.
Minutes from the Airport
Close to Zayed International Airport, Al Raha Beach, Yas Island and Masdar City, with direct access to the Abu Dhabi to Dubai highway.
Schools on the Doorstep
Al Raha International School, GEMS American Academy and Canadian International School are all within a short drive.
Khalifa City A is where most buyers start. It is the most developed and populated of the three zones, it holds the widest choice of standalone villas, compound villas and low rise apartment buildings, and it is the zone the named schools sit closest to. Villas here typically carry large plots, private parking, a garden, a maid's room, a generous kitchen and multiple living areas, which is why the district keeps drawing families out of apartments. Our villas for sale in Abu Dhabi page shows how the format prices against the rest of the emirate.
Khalifa City B is the emerging zone and New Khalifa City is the expanding one, so both carry newer stock and a thinner resale market. Apartments across the district are low rise rather than tower blocks, usually with a gym, a pool and covered parking, and they are the entry point for young professionals and first time buyers. The townhouse segment sits between the two on both price and space, and is still limited but growing. Compare the format on our townhouses for sale in Abu Dhabi page.
The neighbours shape the district as much as the plan does. Masdar City sits alongside it and carries the nearest off-plan launches, Mohammed Bin Zayed City is the more affordable suburban alternative, Shakhbout City is the immediate neighbour and Al Raha Beach is where residents go for the waterfront the district does not have. Sheikh Zayed Bin Sultan Street and the Abu Dhabi to Dubai highway connect all of them.
Khalifa City was planned as a family suburb, so the schools, clinics, parks and shops are inside the district rather than a trip into the capital. This is what that looks like day to day.
The district is low density by design: quiet streets, gated villa communities and space between homes, with parks and fitness facilities built into the neighbourhoods rather than concentrated in one centre.
The district is home to several reputable schools and nurseries, with British, American and IB curricula represented, which is the single biggest reason families relocate here.
Everyday care sits inside the district, with the mainland hospital network a short drive away for anything larger.
The district sits on the airport side of the mainland with direct access to the Dubai highway. Our published research does not print journey times for Khalifa City, so the destinations below are listed without minutes rather than with estimates.
Daily shopping happens inside the district, and two of Abu Dhabi's larger malls sit a short drive away for everything else.
Three zones inside the district, plus the master community next door where our current listings sit. Rows run from the lowest published entry price upward.
| Sub-community | Home types | Bedrooms | Price guide | Homes |
|---|---|---|---|---|
| Zayed City, Khalifa City CAdjacent | Bloom Living apartments, townhouses and villas | Studio to 4 | From AED 760,000 | See apartments |
| Khalifa City A | Independent and compound villas, low rise apartments | Studio to 7 | From about AED 1,500,000 for a villa | See villas |
| Khalifa City B | Villas and compounds in the emerging zone | 3 to 7 | Ask for the current list | See villas |
| New Khalifa City | Villas and townhouses in the expanding zone | 3 to 7 | Ask for the current list | See townhouses |
Bloom Living straddles Khalifa City C and Zayed City and is marked as adjacent because it is a separate master community, not part of Khalifa City A, B or New Khalifa City.
Reviewed September 2026
Our published research gives a district entry price and an apartment return but no averages by bedroom count, so the rest of this table is built from homes we currently have listed. Rows run cheapest first.
| Home type | Bedrooms | Typical size | Price guide | Typical rent | Gross yield |
|---|---|---|---|---|---|
| Apartment, Granada at Bloom Living | Studio | 401 sq ft on our current listing | From AED 760,000 | Ask our team | 6% to 7.5% |
| Apartment, Granada at Bloom Living | 1 | 1,027 sq ft on our current listing | AED 1,250,000 | Ask our team | 6% to 7.5% |
| Independent or compound villa inside Khalifa City | 3 to 7 | Ask our team | From about AED 1,500,000 | Ask our team | Ask our team |
| Townhouse, Khalifa City C | 2 | 2,463 sq ft on our current listing | AED 2,450,000 | Ask our team | Ask our team |
| Townhouse, Olvera at Bloom Living | 3 | 1,630 sq ft on our current listing | AED 2,800,000 | Ask our team | Ask our team |
| Villa, Marbella at Bloom Living | 3 | 4,397 sq ft on our current listing | AED 4,050,000 | Ask our team | Ask our team |
| Villa, Toledo at Bloom Living | 4 | 3,401 sq ft on our current listing | AED 5,100,000 | Ask our team | Ask our team |
The AED 1.5 million entry price and the 6% to 7.5% apartment return are the published community figures. Our research does not publish area averages by bedroom count, so every other cell is quoted from live comparables by our advisors rather than estimated here. The Bloom Living rows sit in the master community next door, across Khalifa City C and Zayed City.
Figures reviewed September 2026
Four reasons investors keep underwriting this district, strongest first, and the three things worth weighing against them.
3 to 7 bedrooms
Villas carry the strongest rental demand in the district and compound homes attract family tenants specifically. Occupancy rates stay high and tenants stay long term, which is worth more on a villa than a headline yield, because a single void period costs more than a percentage point of return.
6% to 7.5%
Our community research puts the Khalifa City apartment gross return at 6% to 7.5%. Low rise apartments are the affordable entry point into the district for investors, and they let you take the same tenant pool at a smaller ticket than a villa. Compare the band against the wider market on our apartments for sale in Abu Dhabi page.
From AED 1,500,000
The published entry price for the district is about AED 1.5 million, against AED 2 million for Saadiyat Island. Buyers get a standalone or compound home with a garden, parking and multiple living areas at a level the island villa communities do not reach.
Continuous
Road network expansion, improved highway access to Dubai, new retail and community centres, school and healthcare expansion and further residential compound development are all under way. That programme is what has underpinned long term value in the district rather than a single catalyst.
The three communities buyers weigh against Khalifa City, using the entry prices and yields published in our own community research. Rows after Khalifa City run cheapest first.
| Community | Entry price | Gross yield | Known for | Beach access |
|---|---|---|---|---|
| Khalifa CityYou are here | From AED 1,500,000 | 6% to 7.5% | Suburban villas and schools | No |
| Masdar City | From AED 500,000 | Up to 8.5% | Low carbon, walkable apartments | No |
| Yas Island | From AED 700,000 | 6% to 8% | Entertainment and leisure | Yes |
| Mohammed Bin Zayed City | Ask our team | Ask our team | Large villas at the lowest suburban prices | No |
Entry prices and yields are the figures published in our Al Reef and Al Ghadeer community research. Mohammed Bin Zayed City has no published figures, so those cells read "Ask our team" rather than carrying an estimate.
Open the Masdar City pageOpen the Yas Island pageOpen the Mohammed Bin Zayed City page
The four buyer profiles the district was built around, and where each one should start looking.
The main reason people move here: a 3 to 7 bedroom home with a garden, parking and multiple living areas, on quiet streets, near the named schools, without paying island prices for the space.
Villas for sale in Abu DhabiThe district sits close to Zayed International Airport and connects straight onto the Dubai highway, which is why aviation, education, healthcare and government tenants keep the rental market steady.
Homes from AED 1 to 2 millionVillas carry the strongest rental demand and compound homes attract family tenants who stay. Occupancy holds, turnover is low and the published apartment return runs 6% to 7.5% for a smaller ticket.
Homes from AED 2 to 5 millionLow rise apartments are the accessible way into the district, from a studio at AED 760,000 in the Bloom Living community next door, with a gym, a pool and covered parking as standard.
Apartments for sale in Abu DhabiThe published process for this district, and what to have ready at each stage.
Decide between a villa, an apartment and a compound home first, because they price very differently: the district entry point is about AED 1.5 million for a villa while a low rise apartment can start well below that. If you are financing, take a mortgage pre approval now.
Khalifa City A carries the widest choice and the most established streets, Khalifa City B is still filling in, and New Khalifa City holds the newest stock. A consultant who works the district daily will tell you which zone actually has what you are describing before you drive out.
Resale homes are paid from cash or a mortgage, so at this stage you are comparing bank valuations, loan to value and the timing between reservation and drawdown. Ask for the service charge and any outstanding community fees in writing at the same time.
Ownership structures differ between independent villas, compound homes and apartment buildings, so confirm the title, the seller's authority to sell and the advertising permit on the listing before any money moves.
Our advisors confirm the exact ownership structure and the current registration costs of a specific property in writing before you commit.
Once the price and the handover date are agreed, the agreement fixes the terms and takes the home off the market. Read the tenancy position carefully if the property is rented, because it decides when you can move in or re let.
The final stage is the registration and the handover of keys, meters and community access. Our team runs the paperwork and confirms the current costs with you in writing before you commit to a date.
Read the full Khalifa City community researchTalk to a Khalifa City specialist
Khalifa City is built around space and privacy. Quiet residential streets, gated villa communities and low density neighbourhoods make it one of the calmest family settings in Abu Dhabi, and the district carries its own schools, nurseries, clinics and medical centres rather than sending residents into the city for them.
Daily life is straightforward. Supermarkets, convenience stores, local shopping centres, restaurants and cafes cover the everyday, while Yas Mall and Al Raha Mall handle bigger trips. Parks, walking areas, fitness centres and recreational facilities support an active family routine, and the airport, Al Raha Beach and Yas Island attractions are all a short drive away.
For buyers, the market case is stability. Entry costs are lower than the island villa communities, villa rental demand is consistently high, occupancy rates hold and tenants stay for the long term, drawn from families relocating for schools, government and private sector employees, and airport and logistics professionals. Road expansion, improved highway access to Dubai, new retail and community centres and continued school and healthcare growth keep supporting values.
The district also reads differently depending on the zone. Khalifa City A carries the widest choice and the most established streets, Khalifa City B is still filling in, and New Khalifa City is where the newest stock is going up. That spread means two buyers with the same budget can end up in very different homes, which is exactly why a shortlist should be built zone by zone rather than across the whole district at once.
The trade offs are the ones common to any suburb. Most residents drive rather than use public transport, and the district is about family living rather than waterfront lifestyle. Buyers who want sea views should look at Al Raha Beach or the islands; buyers who want a large home, a garden and a short run to the airport are in the right place.
One point of honesty about pricing: our published community research on Khalifa City does not print area averages by bedroom count the way the Al Reef research does. It gives a district entry point of about AED 1.5 million and an apartment gross return of 6% to 7.5%, and stops there. That is why the price table on this page carries live comparables and "Ask our team" cells instead of a fabricated average. If you want a like for like reference point on a community that does publish full averages, the Al Reef area page is the closest comparable on the same side of the city.
The rental demand behind the district is unusually diversified. Families relocate here for the schools, government and private sector employees settle for the commute, and aviation and logistics professionals take the airport proximity. Occupancy rates hold and tenants stay long term, which matters more than a headline yield when you are underwriting a villa. Buyers weighing the alternative at a lower entry point usually look at Mohammed Bin Zayed City next.
There is no active off-plan launch inside Khalifa City in our catalogue right now, so anyone who wants a payment plan rather than a cash or mortgage purchase should look next door. Neighbouring Masdar City carries four active addresses with handovers from Q3 2028 to Q2 2030, and every one of them holds back the larger share of the price until completion. The full list sits on our off-plan projects in Masdar City page.
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Longer reads from our research desk: the full Khalifa City A guide with the A, B and C zones, and the family case behind the demand.
Where Khalifa City A is, the A, B and C zones, the homes, price references, new projects nearby and how to buy.
Why families keep moving from an apartment to a villa here, and what the trade offs look like in practice.
Keep exploring
Long form area reading, live listings and the neighbouring communities buyers compare this one against.
Register your interest and our Khalifa City specialists will contact you with exclusive project launches and payment plans tailored to your investment goals.
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