Madinat Al Riyadh

Madinat Al Riyadh is a large residential district in Abu Dhabi, formerly known as South Shamkha and North Wathba. Villas and townhouses make up most of the homes recorded by ADREC, alongside apartments and duplexes. Its planned low density neighbourhoods and local facilities suit households looking for a residential setting outside the central island.

Homes for sale and for rent in Madinat Al Riyadh

The homes we list in Madinat Al Riyadh right now. Open a home for its details, or open the full list.

We have no homes for sale in Madinat Al Riyadh at the moment. Open the full list, or tell us what you need below.

All homes for sale in Madinat Al Riyadh

Source: Masterpiece Property listings, November 2026

Prices, rents and yields in Madinat Al Riyadh

ADREC records villas and townhouses as well as apartments and duplexes in the district. The prices section shows current asking prices from our listings when available.

About Madinat Al Riyadh

Madinat Al Riyadh, also called Riyadh City, brings together the areas formerly known as South Shamkha and North Wathba in Abu Dhabi. Modon describes a low density residential plan across almost 8,000 hectares, with infrastructure and public facilities designed for neighbourhood life (Modon, October 2026). It places the development about 30 kilometres from Abu Dhabi city (Modon, October 2026).

ADREC recorded 8,980 homes in Madinat Al Riyadh at the end of June 2026: 7,956 villas and townhouses and 1,024 apartments and duplexes (ADREC Interactive Map, October 2026). Its planned 2030 layer shows 11,394 homes, a projection rather than a count of completed properties today (ADREC Interactive Map, October 2026).

Modon’s plan provides for 26,500 homes when the city is complete, alongside schools, shops, mosques, medical centres and parks (Modon, October 2026). Its published figures for the finished city include 62 schools, 121 mosques, 156 retail outlets, 21 hospitals and clinics, and 300 parks and leisure facilities (Modon, October 2026). DMT reported the delivery of mosques in several numbered basins, while the municipality has held events at G4 Park and Courtyard Mall (DMT and Abu Dhabi City Municipality, October 2026).

For daily life, NMC lists a clinic in Riyadh City, and Al Yasat Private School is in Al Shamkha. Yas Mall is about 32 minutes by car from Madinat Al Riyadh (OpenStreetMap contributors, October 2026). The Corniche is about 45 minutes away by car (OpenStreetMap contributors, October 2026).

The parts of Madinat Al Riyadh

Numbered basins and community landmarks help place an address within this extensive district.

  • Riyadh City mosques

    DMT and Modon delivered five mosques in basins 15, 24, 28, 30 and 32 in 2020. Each includes a women’s prayer room and indoor and outdoor ablution facilities. Together they have capacity for more than 2,500 worshippers. The buildings also have rooms for the imam and muezzin, and their designs draw on local heritage.

    Source: DMT, April 2020, read October 2026.

  • Community park

    G4 Park in basin 9 hosted the municipality’s Lammat Al Fareej gathering on 14 March 2026. The community event was part of a series of Ramadan gatherings in Abu Dhabi.

    Source: Abu Dhabi City Municipality, March 2026, read October 2026.

  • Courtyard Mall

    The municipality held an exhibition at Courtyard Mall in Riyadh City during its Determined to Inspire events. The exhibition showcased products and enterprises of people of determination.

    Source: Abu Dhabi City Municipality, 26 October 2026.

  • Riyadh School

    Riyadh School joined the Active Hub programme in 2021, opening its sports facilities after school hours to students, families and the wider community. Abu Dhabi Sports Council launched the programme alongside Palms Sports and the Emirates Schools Establishment.

    Source: Abu Dhabi Sports Council, May 2021, read October 2026.

Who Madinat Al Riyadh suits

  • Families

    Riyadh School, the NMC clinic and G4 Park provide local options for school, healthcare and community gatherings. Modon’s master plan also includes schools, parks and medical centres for the completed city (Modon, October 2026).

  • Villa and townhouse buyers

    Villas and townhouses accounted for 7,956 of the 8,980 homes recorded in June 2026 (ADREC Interactive Map, October 2026). The district’s housing mix gives buyers interested in these home types a clear reason to consider the area.

  • Airport travellers

    Zayed International Airport is about 24 minutes by car from Madinat Al Riyadh (OpenStreetMap contributors, October 2026). The location can suit people who travel regularly through the airport.

  • Apartment and duplex seekers

    ADREC recorded 1,024 apartments and duplexes in June 2026, alongside a much larger supply of villas and townhouses (ADREC Interactive Map, October 2026). Those seeking a smaller home type can consider the mix alongside their other needs.

Living in Madinat Al Riyadh

Schools, health, shopping, outdoors and how you get around.

  • Getting around

    Zayed International Airport
    About 24 minutes away by car.
    Etihad Rail Abu Dhabi station
    The Abu Dhabi passenger station in Mohamed bin Zayed City is about 32 minutes away by car. Trains run to Dubai, Al Dhaid and Fujairah.
    Al Maryah Island
    About 45 minutes away by car.

    Source: Masterpiece Property guide to Etihad Rail and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Madinat Al Riyadh, October 2026.

  • Parks and outdoors

    G4 Park
    A community park in basin 9, where the municipality held Lammat Al Fareej in March 2026.
    Corniche Beach
    A beach beside a waterfront with walking and cycling paths and play areas, about 45 minutes away by car.

    Source: Abu Dhabi City Municipality, Experience Abu Dhabi and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Madinat Al Riyadh, October 2026.

  • Shopping

    Courtyard Mall
    A mall inside Riyadh City, where the municipality also holds community events.
    Yas Mall
    The Yas Island mall has shops and dining and is about 32 minutes away by car.

    Source: Abu Dhabi City Municipality, Yas Mall and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Madinat Al Riyadh, October 2026.

  • Schools

    Riyadh School
    A public school in Riyadh City whose sports facilities opened to families after school hours under the Active Hub programme in 2021.
    Al Yasat Private School
    A private American curriculum school in Al Shamkha, with kindergarten through high school programmes.

    Source: Abu Dhabi Sports Council and Al Yasat Private School, October 2026.

  • Health

    NMC Al Riyadh City Clinic
    The clinic lists family medicine, paediatrics, dermatology and other services, as well as a pharmacy.
    Sheikh Shakhbout Medical City
    A hospital in Al Mafraq with emergency medicine, surgery and paediatrics.

    Source: NMC Healthcare and Sheikh Shakhbout Medical City, October 2026.

Buying in Madinat Al Riyadh: rules and costs

  • Who can buy

    Madinat Al Riyadh is not on the list of investment zones in the Masterpiece Property guide to buying property in Abu Dhabi as an expat, where foreign buyers can own freehold, so confirm the title of the particular home before buying.

    Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026.

  • Sale registration

    ADREC’s registration rules let the Executive Committee set the sale registration fee within 1% to 4% of the transaction, shared equally by seller and buyer unless they agree otherwise. The applicable fee and the parties’ agreement matter when budgeting. Registration is separate from the price paid for the home.

    Source: ADREC registration rules, October 2026.

  • Off-plan purchases

    Off-plan units are entered in the initial real estate register. The sale registration fee is 2% of the property value, shared equally by seller and buyer and capped at AED 2,000,000 per transaction. Buyer payments for off-plan units go into the project escrow account. Payment stages are set by the particular contract alongside its delivery provisions.

    Source: ADREC registration rules and Masterpiece Property guide to buying off-plan property in Abu Dhabi, October 2026.

  • Mortgage and Down Payment

    A lender assesses the borrower and the property before offering a mortgage, a loan secured on the home. The Down Payment is the buyer’s upfront contribution, and a valuation can differ from the agreed price. The lender’s terms and the cost of borrowing affect the overall budget, not just the amount of the initial payment.

    Source: Masterpiece Property mortgage guide, October 2026.

  • Golden Visa

    ICP gives 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 and registered in their 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

    A property with shared facilities can have ongoing charges in addition to its purchase price. The amount depends on the home and its arrangements, so the property’s current statement is more useful than an assumed district average. This cost belongs in a comparison of homes as well as the initial registration and any finance costs.

    Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat and Masterpiece Property mortgage guide, October 2026.

Pros and cons of Madinat Al Riyadh

Strengths

Things to weigh

  • Villas and townhouses make up most homes in the district.
  • The plan provides for low density neighbourhoods and community facilities.
  • NMC has a clinic in Riyadh City.
  • Courtyard Mall and G4 Park are inside the district.
  • Zayed International Airport is about 24 minutes away by car.
  • Few apartments: 1,024 of the 8,980 homes were apartments or duplexes in June 2026.
  • Housing supply is planned to rise to 11,394 homes by 2030, adding further homes to the district.
  • The Corniche is about 45 minutes away by car.
  • Yas Mall is about 32 minutes away by car.
  • The district is not on the investment zone list in the expat guide, so foreign buyers must confirm the title first.

Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat, Modon, ADREC Interactive Map, NMC, Abu Dhabi City Municipality and OpenStreetMap contributors, OpenStreetMap drive times (OSRM) from the centre of Madinat Al Riyadh, October 2026.

Nearby communities

Questions about Madinat Al Riyadh

Where is Madinat Al Riyadh?

It is a residential development in Abu Dhabi, bringing together the areas formerly called South Shamkha and North Wathba. Modon places it about 30 kilometres from Abu Dhabi city (Modon, October 2026).

What homes are in the district?

ADREC records villas and townhouses as well as apartments and duplexes. Its June 2026 supply total was 8,980 homes, including 7,956 villas and townhouses (ADREC Interactive Map, October 2026).

What ownership rules apply to foreign buyers?

Madinat Al Riyadh is not on the list of investment zones in the Masterpiece Property guide to buying property in Abu Dhabi as an expat, where foreign buyers can own freehold. Confirm the title of the particular home before buying.

What do homes cost?

The prices section shows current asking prices from our listings when available.

How can I find a home to rent?

When we have homes for rent in Madinat Al Riyadh, they show above. ADREC records villas, townhouses, apartments and duplexes in the district.

Are there schools nearby?

Yes. Abu Dhabi Sports Council lists Riyadh School in Riyadh City. Al Yasat Private School in Al Shamkha follows an American curriculum.

Is there healthcare in Riyadh City?

Yes. NMC has a Riyadh City clinic with family medicine, paediatrics and a pharmacy. Sheikh Shakhbout Medical City in Al Mafraq also offers emergency and specialist care.

How far is Etihad Rail?

The Abu Dhabi station in Mohamed bin Zayed City is about 32 minutes away by car (OpenStreetMap contributors, October 2026).

Are there parks and shops?

Yes. G4 Park in basin 9 and Courtyard Mall are in Riyadh City (Abu Dhabi City Municipality, October 2026). Yas Mall is about 32 minutes away by car (OpenStreetMap contributors, October 2026).

What are the buying and service costs?

ADREC’s registration rules let the Executive Committee set the sale registration fee within 1% to 4%, divided equally between the parties unless they make a different agreement (ADREC, October 2026). Service charges depend on the home and its shared arrangements.

What are the drawbacks?

Apartments and duplexes made up 1,024 of 8,980 homes in June 2026, and supply is planned to reach 11,394 homes by 2030 (ADREC Interactive Map, October 2026). The Corniche is about 45 minutes away by car (OpenStreetMap contributors, October 2026). The district is not on the investment zone list in the Masterpiece Property guide to buying property in Abu Dhabi as an expat, so foreign buyers should confirm the title.

Sources

Every number on this page comes from one of these sources, read in the month shown.

Page checked: 30 October 2026

Request the Madinat Al Riyadh price sheet

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  • A price sheet for Madinat Al Riyadh: the homes we list, the projects and their starting prices.
  • Help choosing between ready and off-plan homes, and between districts.
  • The buying steps and costs for your case: the ADREC transfer fee, a mortgage, the payment plan.
  • A viewing or a video call, whichever suits you.

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Ahmed Aljendy

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Ahmed Aljendy

Senior Sales Manager

ADREC licensed broker, licence 20250000517854

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