Muwaylih

Muwaylih is an Abu Dhabi City district also known as Ajban Farms. Aldar has partnered with Abu Dhabi’s Department of Municipalities and Transport and they have announced plans for homes here as part of a wider community partnership, making it relevant to people following new housing outside central Abu Dhabi.

Homes for sale and for rent in Muwaylih

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

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

All homes for sale in Muwaylih

Source: Masterpiece Property listings, November 2026

Prices, rents and yields in Muwaylih

The Aldar and DMT announcement includes planned housing in Muwaylih, without publishing a district-specific price or home type. Our prices section uses current asking prices when we have listings here. When we have homes for rent here, they show above.

About Muwaylih

Muwaylih is recorded by the Abu Dhabi Real Estate Centre as a district in Abu Dhabi City municipality. The Sheikh Zayed Grand Mosque Centre uses the name Muwaylih for Ajban Farms in its prayer calendar. The district sits away from the capital’s central waterfront: Zayed International Airport is about 33 minutes by car and Abu Dhabi Corniche about 45 minutes (OpenStreetMap contributors, October 2026).

In May 2026, a partnership between Aldar and Abu Dhabi’s municipal planning department named Muwaylih among five locations (Aldar and DMT partnership, May 2026). Aldar is the master developer and DMT supplies the land. Their announcement includes lifestyle communities and homes under the Value Housing Programme, with housing choice for sale and rent across the partnership (Aldar and DMT partnership, May 2026).

The broader plan describes residential areas with schools, shops, green public space and places to gather. These are plans, not a list of facilities already open in Muwaylih. For established services, families can look beyond the district to Al Rahba Hospital, Virginia American School in Shakhbout City and Yas Mall on Yas Island.

Aldar’s announcement covers five locations with a combined area exceeding 20 million square metres, a combined area for the partnership rather than a figure for Muwaylih alone (Aldar and DMT partnership, May 2026). Muwaylih is one of the locations intended to combine residential development with Value Housing Programme homes. The prices section uses current asking prices when we have listings here, rather than a fixed catalogue price.

Muwaylih and places around it

The district and the surrounding destinations each play a different part in daily life.

  • Ajban Farms

    The prayer calendar identifies Muwaylih with Ajban Farms, while ADREC records Muwaylih as an Abu Dhabi City district. The farm name is useful when describing an address in this part of the emirate, particularly where the two names are used together.

    Source: Sheikh Zayed Grand Mosque Centre calendar and ADREC district record, October 2026.

  • Aldar and DMT plan

    Muwaylih is among the locations in the Aldar and DMT partnership announced in May 2026. Aldar is the master developer and DMT contributes land, with housing, retail and education included in the wider plan. Homes and facilities described in that announcement are planned, so they should not be treated as completed neighbourhood amenities.

    Source: Aldar and DMT partnership, May 2026.

  • Al Rahba and Al Samha

    Al Rahba Hospital belongs to the SEHA network and provides urgent care. The Department of Health lists Al Samha Healthcare Center among its primary care providers. These services are outside Muwaylih and offer distinct options for hospital and primary care.

    Source: SEHA hospitals and Department of Health primary care providers, October 2026.

  • Yas Island

    Yas Mall is about 31 minutes by car and brings shopping, dining and entertainment together on Yas Island. Its directory lists a hypermarket category, pharmacies and a cinema, making it an option for a larger shopping trip outside the district.

    Source: Yas Mall shops and entertainment, and OpenStreetMap drive times (OSRM) from the centre of Muwaylih, October 2026.

Who Muwaylih suits

  • Following new housing

    The Aldar and DMT partnership gives people interested in future housing a reason to follow Muwaylih. The partnership includes both lifestyle communities and Value Housing Programme homes, while the announcement leaves the individual home designs and release details to later information.

  • Families planning ahead

    The wider development concept includes schools, retail and green public spaces alongside homes. For a school that already operates elsewhere in Abu Dhabi, Virginia American School teaches an American curriculum in Shakhbout City.

  • Drivers

    Zayed International Airport is about 33 minutes by car, Yas Mall about 31 minutes and the Corniche about 45 minutes (OpenStreetMap contributors, October 2026). These journeys place both the airport and the city waterfront within reach by road, although neither is in the district.

  • Regional rail travellers

    The Abu Dhabi passenger station is in Mohamed bin Zayed City. It is about 45 minutes by car from Muwaylih, useful for travellers who want to combine a road journey with an intercity train (OpenStreetMap contributors, October 2026).

Living in Muwaylih

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

  • Schools

    Al Basma British School
    In Al Bahia, the school follows the English National Curriculum and offers early years, primary and secondary education.
    Virginia American School
    In Shakhbout City, this school follows an American curriculum and teaches from pre-kindergarten to Grade 12.
    Planned schools
    Schools are included in the broader Aldar and DMT community plan; the announcement does not name an operating school in Muwaylih.

    Source: Al Basma British School and its ADEK performance report, Virginia American School, Abu Dhabi Smart Map and Aldar and DMT partnership, October 2026.

  • Getting around

    Airport
    Zayed International Airport is about 33 minutes by car.
    Etihad Rail
    Abu Dhabi passenger station is in Mohamed bin Zayed City, about 45 minutes by car.
    Bus 222
    Abu Dhabi Mobility lists route 222 between Al Shahama and Al Samha West, outside Muwaylih.

    Source: Abu Dhabi Mobility route 222, Etihad Rail passenger station, and OpenStreetMap drive times (OSRM) from the centre of Muwaylih, October 2026.

  • Parks and outdoors

    Corniche Beach
    The Abu Dhabi waterfront is about 45 minutes by car; Experience Abu Dhabi describes Corniche Beach as a beach destination.
    Future green spaces
    Green public spaces are part of the wider Aldar and DMT community plans, alongside schools and shops.

    Source: Experience Abu Dhabi beaches, Aldar and DMT partnership, and OpenStreetMap drive times (OSRM) from the centre of Muwaylih, October 2026.

  • Shopping

    Yas Mall
    About 31 minutes by car, it offers fashion and home furnishings, along with pharmacies.
    Yas Mall entertainment
    The mall lists a cinema, children’s activities and other entertainment alongside its stores.

    Source: Yas Mall shops and entertainment, and OpenStreetMap drive times (OSRM) from the centre of Muwaylih, October 2026.

  • Health

    Al Rahba Hospital
    SEHA lists the hospital in Al Rahba and says its urgent care operates around the clock.
    Al Samha Healthcare Center
    The Department of Health lists this centre among Abu Dhabi primary care providers.

    Source: SEHA hospitals and Department of Health primary care providers, October 2026.

Buying in Muwaylih: rules and costs

  • Ownership

    Abu Dhabi permits foreign ownership in designated investment zones. Ownership eligibility for a particular Muwaylih property should be confirmed with an advisor; the district name alone does not establish the title available for every property.

    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%, shared equally by seller and buyer unless they agree otherwise. The allocation matters when calculating each party’s costs at transfer.

    Source: ADREC registration rules, October 2026.

  • Off-plan purchases

    Sales of off-plan units must be entered in the initial real estate register. The registration fee for a sale there is 2%, shared equally by seller and buyer, capped at AED 2,000,000 per transaction. Payments for off-plan units go into the project’s escrow account under ADREC rules.

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

  • Mortgage

    A bank mortgage spreads the purchase cost over a loan term, with a Down Payment and repayments. The lender assesses the property and the borrower, and its valuation and lending terms affect the amount available. The Masterpiece Property mortgage guide explains these steps.

    Source: Masterpiece Property mortgage guide, October 2026.

  • Golden Residency

    ICP offers eligible real estate investors a 10 year Golden Residency. One or more properties must total at least AED 2,000,000 and be fully owned and registered in the investor’s name; finance from an approved local bank can qualify. Off-plan units worth at least AED 2,000,000 bought from an approved developer can also qualify. ICP decides applications.

    Source: ICP: UAE Golden Residency, updated September 2026.

  • Service charges

    A property in a managed development may carry charges for shared facilities and upkeep. Charges depend on the particular development and home, so a current statement is more useful than a general estimate when assessing ongoing ownership costs.

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

Pros and cons of Muwaylih

Strengths

Things to weigh

  • Aldar and DMT have announced housing plans for Muwaylih.
  • The wider plan includes schools, retail and green spaces.
  • Yas Mall is about 31 minutes by car.
  • The airport is about 33 minutes by car.
  • The announced Muwaylih homes and facilities are plans, rather than established amenities.
  • The announcement gives no Muwaylih home count or completion date.
  • Abu Dhabi Corniche is about 45 minutes by car.
  • Route 222 serves Al Samha West and Al Shahama, outside Muwaylih.

Source: Aldar and DMT partnership, Abu Dhabi Mobility bus route and OpenStreetMap drive times (OSRM) from the centre of Muwaylih, October 2026.

Nearby communities

Questions about Muwaylih

Where is Muwaylih?

Muwaylih is an Abu Dhabi City district, also referred to as Ajban Farms in the Sheikh Zayed Grand Mosque Centre calendar (ADREC district record and Sheikh Zayed Grand Mosque Centre calendar, October 2026).

What homes are planned in Muwaylih?

Aldar and DMT have included Muwaylih in a partnership for lifestyle communities and Value Housing Programme homes. The announcement does not specify Muwaylih home types or a unit count (Aldar and DMT partnership, May 2026).

What are the ownership rules in Muwaylih?

Ownership depends on the property and its applicable rules. Foreign buyers can own homes in designated Abu Dhabi investment zones; confirm the eligibility of a particular Muwaylih property with an advisor (Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026).

How much do homes cost in Muwaylih?

The prices section draws on our asking prices when we have listings here. Aldar’s partnership announcement does not publish a Muwaylih price (Aldar and DMT partnership, May 2026).

Are there schools nearby?

Yes. Al Basma British School in Al Bahia follows the English National Curriculum; Virginia American School in Shakhbout City teaches an American curriculum. The wider Aldar and DMT plan also includes schools (Al Basma British School, Virginia American School and Aldar and DMT partnership, October 2026).

Where can residents find healthcare?

Al Rahba Hospital is part of SEHA and has urgent care; Al Samha Healthcare Center appears in the Department of Health primary care list (SEHA hospitals and Department of Health, October 2026).

Is there an Etihad Rail station in Muwaylih?

No. The Abu Dhabi passenger station is in Mohamed bin Zayed City, about 45 minutes by car (Etihad Rail and OpenStreetMap contributors, October 2026).

How far is Muwaylih from Yas Mall?

Yas Mall is about 31 minutes by car (OpenStreetMap contributors, October 2026).

What are the service charges?

Charges depend on the development and its shared facilities. The current statement for a particular home provides the relevant amount (Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026).

What are the drawbacks of Muwaylih?

The Aldar and DMT facilities are planned, and the Corniche is about 45 minutes away by car (Aldar and DMT partnership and OpenStreetMap contributors, October 2026).

Sources

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

Page checked: 30 October 2026

Request the Muwaylih price sheet

Tell us what you are looking for in Muwaylih. Here is what you get.

  • A price sheet for Muwaylih: 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.

A Masterpiece Property team member will call you back within 24 hours.

Ahmed Aljendy

Speak to an adviser

Ahmed Aljendy

Senior Sales Manager

ADREC licensed broker, licence 20250000517854

Call 800 666 888WhatsApp