22 two bedroom apartments, counted across 9 communities
The second bedroom in Abu Dhabi, priced across nine communities
Our list starts at AED 950,000 in Al Ghadeer and finishes at AED 8,342,682 in the Saadiyat Cultural District. Same room count, nearly nine times the money. What changes between those two homes is not the plan, it is the address, and the address is what this page sets out to price.
The room, in figures
Counted from our own listings, so a home that sells today is off the table tomorrow. Read the rate per square foot before the price: it is the one column on this page that lets two of these apartments be judged against each other.
What the room is priced on
Every apartment below has two bedrooms. Put them beside each other and the thing being charged for stops looking like floor and starts looking like location.
Nouran Living on Saadiyat Island lists three of these apartments, and two of them are a single square foot apart. One measures 1,168 square feet and asks AED 2,300,000. The other measures 1,169 and asks AED 2,600,000. A square foot between the plans, AED 300,000 between the prices, one development. Whatever the money is counting in Abu Dhabi, it is not counting floor.
1,168 sq ft at AED 2,300,000, 1,169 sq ft at AED 2,600,000
At Marina Square on Al Reem, 1,647 square feet is listed at AED 1,980,000 while 1,453 square feet asks AED 2,100,000, so the larger apartment is AED 120,000 less. Step out to the whole list and it is starker. Al Ghadeer gives you 1,042 square feet for AED 950,000. Diva on Yas Island gives you 950 square feet for AED 1,770,000.
92 fewer square feet, AED 820,000 more
Walk from the smallest apartment here to the largest and you gain 1,293 square feet for AED 6,572,682. That works out at AED 5,083 for every extra foot, which is above the dearest rate charged anywhere on this page, AED 3,792. No layout is worth that much a foot. An address can be.
AED 5,083 a square foot between the smallest apartment and the largest
Eighty off plan projects in our catalogue include a two bedroom. The price each one puts on its poster belongs to the smallest home in the building, usually a studio, so the number that pulled you in is almost never the number for this room. Asking for the two bedroom price list by name changes the conversation immediately.
80 projects, and the poster price is the smallest home in each building
What each step opens
Homes and communities are counted from our own list at each ceiling. The projects column is deliberately fixed, and it is the most honest number on the page: all 80 will sell you a two bedroom at some price, and almost none of them publishes what that price is.
BudgetAED 1,000,000
One apartment, in Al Ghadeer, 1,042 square feet at AED 950,000. Nothing else we hold puts two bedrooms under seven figures.
BudgetAED 2,000,000
Al Reef, Zayed City and Yas Island arrive, then Al Reem opens with AED 1,940,000 and AED 1,980,000. Five communities, and the mainland still holds the two lowest prices.
BudgetAED 2,500,000
Half the list is now in reach and Saadiyat appears at AED 2,300,000. Five of these eleven are Al Reem addresses.
BudgetAED 3,500,000
Al Hudayriat joins at AED 3,150,000 with 1,533 waterfront square feet. Seventeen of the 22 are open, and the five still out of reach include both Cultural District homes.
BudgetAED 5,000,000
Al Raha Beach at AED 3,600,000 and Fahid Island at AED 4,629,084 complete the map. Every community we hold a two bedroom in is now available.
BudgetAED 8,342,682
The final two homes are both in the Saadiyat Cultural District, at AED 5,430,000 and AED 8,342,682. No new address, the same one twice.
Between AED 1,940,000 and AED 2,750,000 this list bunches up: nine apartments, three communities, and six of the nine are on Al Reem. Underneath that band there are four homes in the entire city. Above it the rungs stretch out, and the last three run from AED 4,629,084 to AED 8,342,682, AED 3,713,598 apart. So the question at two bedrooms is rarely how far you can push the budget. It is whether the address you want sits inside the crowded middle or outside it, because there is very little in between.
Nine communities, unevenly
Al Reem and Saadiyat carry 13 of the 22 between them. The other seven communities have one or two apartments each, which means a fixed address at this size usually means waiting rather than choosing. The rate in each row is what the floor costs there, taken from the homes themselves.
FromAED 1,940,0007 homes
The deepest choice here, and a rate that nearly doubles without leaving the island: AED 1,202 a square foot at Marina Square against AED 2,306 at Shams Abu Dhabi, for the same two rooms. Reem Hills holds the second largest apartment on this page, 2,074 square feet at AED 2,750,000.
FromAED 2,300,0006 homes
Six apartments, five of them in the top half of this page. Nouran Living opens at AED 2,300,000, Soho Square sits at AED 3,300,000, and the Cultural District carries both homes above AED 5,000,000 at AED 3,792 and AED 3,719 a square foot.
FromAED 1,725,0002 homes
Both at Bloom Living: 1,127 square feet at AED 1,725,000 and 1,499 at AED 2,060,000. The second is AED 335,000 dearer for 372 more square feet, and both stay under AED 1,600 a foot, which is the mainland argument stated in one line.
FromAED 1,770,0002 homes
Diva at 950 square feet for AED 1,770,000 and Ansam at 1,304 square feet for AED 3,300,000. Diva is the smallest two bedroom we hold and it still costs AED 820,000 more than the larger apartment in Al Ghadeer.
FromAED 950,0001 home
The floor of the page and the only two bedroom we hold under a million: 1,042 square feet, three bathrooms, AED 912 a square foot in the community closest to the Dubai border.
FromAED 1,200,0001 home
One corner apartment in Al Reef Downtown, 1,140 square feet at AED 1,053 a foot. It is the only other two bedroom on the page under AED 1,500,000, and it has two bathrooms rather than three, which is part of why.
FromAED 3,150,0001 home
A single 1,533 square foot waterfront apartment at Bashayer Residences, AED 2,055 a foot. The island is still being built out, so resale stock is thin and changes month to month.
FromAED 3,600,0001 home
Al Hadeel, 1,982 square feet with four bathrooms and a sea view at AED 1,816 a foot. That is the lowest rate of any home on this page above AED 3,000,000, which is the whole case for Al Raha Beach in one number.
FromAED 4,629,0841 home
The Beach House, 1,274 square feet at AED 3,634 a foot. Only the Cultural District charges more for a square foot, and thirteen apartments on this page are larger than this one.
Our feed records the Al Ghadeer phase as Al Ghadeer 1, which is why the community name is written that way in our own data. Counts and entry prices move as homes sell, and a community with one apartment can be empty by the time you read this, which is the reason the register form below exists.
Open to view
Twenty two homes, and a handful of them here. Each card carries the reference number the listing is filed under, so you can ask for the floor plan, last year's service charge and the rent the building achieves by quoting it and nothing else.
What the poster price means
All 80 of these include a two bedroom somewhere in the mix. What almost none of them advertises is what that apartment costs. Reeman Living Phase 2 opens at AED 407,000, Radiant Bridges at AED 603,000, Gardenia Bay at AED 805,000, and every one of those figures belongs to a smaller home than the one you came here for.
Two routes to the room
Both routes will sell you a second bedroom. They differ in what the price refers to, when it is fixed, and whether you can see the thing you are buying before you pay for it.
Buy ready when the second bedroom has a job waiting for it, a child, a parent, a desk or a tenant, because it is the only way to see the room and know what holding it costs. Buy off plan when the room is for a life that has not started yet, and get the two bedroom price in writing rather than accepting the figure on the poster.
What sits on top
Abu Dhabi charges its fees on the price written on the deed. That means the same second bedroom costs more to buy in one community than another before anybody has moved in. Here is what it looks like at the middle of this list.
| Cost | Amount | Notes |
|---|---|---|
| Transfer fee | 2 percent of the price | AED 52,000 on a home at AED 2,600,000, the middle of this page, and AED 19,000 on the AED 950,000 apartment in Al Ghadeer. Paid to the municipality on the day the deed moves. |
| Agency fee | 2 percent of the price | Another AED 52,000 at the same price. Both fees are struck on the deed value, so a lower rate per square foot saves you twice over, once on the home and once on the paperwork. |
| Down Payment | 15 percent for a UAE national on a first home, 20 percent for everyone else | AED 520,000 at AED 2,600,000 against AED 190,000 at the entry home. The distance between those two figures is the cost of the address, paid in cash, up front. |
| Service charge | Set by the building, billed every year | It is charged on floor area, so the second bedroom keeps costing after the keys change hands. Ask for last year's bill on any two homes you are weighing against each other. |
At AED 2,600,000 you would put down AED 520,000, pay roughly AED 52,000 in transfer fee and about the same again in agency fee, so around AED 624,000 has to be ready on the day. Borrowing the rest at an illustrative 4.25 percent over 25 years works out near AED 11,300 a month. Run the identical sums on the AED 950,000 apartment in Al Ghadeer and you need about AED 228,000 on the day and roughly AED 4,100 a month.
Those rates are the Abu Dhabi standard as we write, and where you borrow there are arrangement and valuation charges on top of them. Nothing is ever asked of you that has not been written down first. We keep the whole schedule in one place, on the apartments under AED 5 million page, so it can only ever say one thing.
Run the number yourself on two addresses
The useful comparison is not this page against your budget, it is one address against another. Al Reem opens at AED 1,940,000 and Saadiyat at AED 2,300,000. On a 25 year loan at the illustrative rate, those two entry prices are about AED 1,600 a month apart, and that figure is what the island is costing you, month by month, for as long as the loan runs.
Monthly repaymentAED 20,044
This is arithmetic on what you type, not an offer. Banks price each file on income, age and the building itself, and rates move, so read the monthly figure as a shape rather than a quote. We put you in front of a broker who will write you a proper one.
If a tenant is going to live in it
There is no single yield figure for a two bedroom in Abu Dhabi worth printing, because the honest one is set building by building and an average across nine communities would tell you nothing. What we can give you exactly is the rate a landlord pays for the floor in each of them, taken from the apartments on this page. Put the rent a specific building actually achieves against it in the calculator below.
| Community | What the floor costs, a square foot | What the rent is being asked to cover |
|---|---|---|
| Al Ghadeer | AED 912 | The lowest rate on the page, on 1,042 square feet with three bathrooms. At AED 950,000 it is also the least that two bedrooms can be bought for anywhere on this page. |
| Al Reef | AED 1,053 | 1,140 square feet in Al Reef Downtown at AED 1,200,000, with two bathrooms rather than three. A short drive from Zayed International Airport and steady family demand. |
| Zayed City | AED 1,374 to AED 1,531 | Two apartments at Bloom Living, 1,127 and 1,499 square feet, both under AED 1,600 a foot. A community still finishing around whoever moves in. |
| Al Reem Island | AED 1,202 to AED 2,306 | Seven homes, from Marina Square at the bottom to Shams Abu Dhabi at the top. One island, and the floor costs nearly twice as much at one end of it as the other. |
| Yas Island | AED 1,863 to AED 2,531 | Diva at 950 square feet and Ansam at 1,304. The rate climbs by more than a third inside one island, which is what a view does to two identical rooms. |
| Al Raha Beach | AED 1,816 | 1,982 square feet at Al Hadeel with four bathrooms and a sea view. The most floor per dirham of anything on this page above AED 3,000,000. |
| Al Hudayriat Island | AED 2,055 | One waterfront apartment of 1,533 square feet at Bashayer Residences. New stock, and very little of it resold so far, so comparables are scarce. |
| Saadiyat Island | AED 1,969 to AED 3,792 | Six homes. Nouran Living sets the floor and the Cultural District sets the ceiling, which is the ceiling for the whole page as well. |
| Fahid Island | AED 3,634 | 1,274 square feet at The Beach House. The rent has to work against the third dearest rate on this page, on a home that thirteen others here are larger than. |
After costs6.6%
An estimate on the figures you enter, not a forecast. Service charges differ by building.
A gross yield is last year's rent set against what the deed says you paid. The number that matters is what survives the service charge, the agent and the weeks between tenants, which is what the calculator asks you for. Ask us for the last twelve months of lettings in any building named above and we will send what that building achieved rather than an average of the city.
Four buyers of one room
The room has a person in it from day one, so the third bathroom matters more than the view and the service charge matters more than both. Nineteen of the 22 carry three bathrooms or more, which is more choice than most buyers expect at this size, and four of the five homes away from the islands are among them.
19 of the 22 have three bathrooms or more
Nine of these apartments advertise one in the title, and they are not clustered at the top. Bloom Living gives you 1,499 square feet for AED 2,060,000, and Tamouh on Al Reem starts the island stock at AED 1,940,000. If this room is the reason you are moving, say so before the budget, because it reshapes the shortlist far more.
9 homes advertise a maid's room, from AED 1,940,000
Al Reem opens at AED 1,940,000 and Saadiyat at AED 2,300,000, so the gap at the entry is AED 360,000, which is roughly AED 1,600 a month on the illustrative loan. Measured by the foot it looks different again: the lowest Saadiyat rate, AED 1,969, is above six of the seven Al Reem homes.
AED 360,000 apart at the entry, about AED 1,600 a month
You are buying floor that somebody else will pay to use, so the rate is the whole decision. It runs from AED 912 in Al Ghadeer to AED 3,792 in the Saadiyat Cultural District for the identical two rooms. What a tenant will pay is set by the building rather than by that spread, which is why the calculator below asks you for a real rent rather than offering you an average. Do that arithmetic before the viewing, not after it.
AED 912 against AED 3,792 for the same two rooms
How to buy it
Buying is the same in Abu Dhabi at any price. Choosing between two bedrooms is not, so most of the work here happens before the viewing.
A child, a parent who visits, a desk, or a tenant. The answer decides whether you need the third bathroom that 19 of these homes have, the maid's room that 9 of them advertise, or simply the floor. It usually narrows 22 apartments to a handful before anyone books a viewing.
Divide the asking price by the square feet, every time. Two homes on this list are both priced at AED 3,600,000 and they are 421 square feet apart. The rate is what makes that visible, and it is the number we put beside every home we send.
The only fair way to see what the extra room costs is the one bedroom and the two bedroom in the same building, ideally on the same floor. We will pull that pair for any building named on this page, and the answer at one address is often nothing like the answer at another.
It is billed on floor area, so the second bedroom keeps charging you for as long as you own it. A building with a high charge and a low price can cost more over five years than the apartment you talked yourself out of. Ask for last year's bill, not an estimate.
Offer, deposit, transfer, deed. Allow four to eight weeks on a ready home from the day an offer is accepted, and use the calculator above to fix how much has to be ready in cash. The full stage by stage walk through is on our apartments under AED 5 million page.
Next searches
The bedroom counts above and below this one, the nine communities named on this page, and the tools that price any of them.
On the second room
Ours run from AED 950,000 to AED 8,342,682 right now. The middle sits at AED 2,600,000, and 11 of the 22 are priced at AED 2,500,000 or under. That spread is not about the rooms, which are the same two in every case. It is the rate per square foot: AED 912 in Al Ghadeer against AED 3,792 in the Saadiyat Cultural District.
A 1,042 square foot apartment in Al Ghadeer at AED 950,000, with three bathrooms. It is the only two bedroom we hold under a million and, at AED 912 a square foot, it carries the lowest rate on the page as well. The next one up is in Al Reef Downtown at AED 1,200,000, and then nothing until AED 1,725,000.
Because the size is not what is being priced. Nouran Living on Saadiyat has one at 1,168 square feet asking AED 2,300,000 and another at 1,169 asking AED 2,600,000. Floor, view, finish and the service charge all live inside that gap, which is why we send the floor plan and last year's charge with every home instead of a price on its own.
Al Reem Island, with 7 of our 22, opening at AED 1,940,000. Saadiyat follows with 6, opening at AED 2,300,000. Those two islands hold 13 of the 22 between them, and the remaining seven communities carry one or two apartments each, so insisting on a particular address at this size usually means waiting for one.
Often, yes. Nine of the 22 say so in the listing title, and 19 of the 22 carry three bathrooms or more, which is normally the sign of one. Only three homes on this page have exactly two bathrooms, and they are at Al Reef Downtown, Diva on Yas and Ansam on Yas. The nine with a maid's room are spread right across the price range rather than gathered at the top: they open at AED 1,940,000 at Tamouh on Al Reem and three of them sit below the middle of this list.
The 22 run from 950 square feet to 2,243. Ten of them measure between 1,100 and 1,400 square feet, which is where the common two bedroom sits. The narrowest is at Diva on Yas Island, the widest is in the Saadiyat Cultural District, and there is 1,293 square feet between them.
From AED 912 to AED 3,792 on this page, and the two ends of that are Al Ghadeer and the Saadiyat Cultural District. Al Reem on its own runs AED 1,202 at Marina Square to AED 2,306 at Shams Abu Dhabi, so a single island nearly doubles its own rate. Dividing price by floor area is the quickest way to compare two homes that look alike.
Ten of the 22 name a sea, water, lagoon or canal view in the listing title. The lowest priced of them is AED 1,980,000 at Marina Square on Al Reem, 1,647 square feet at AED 1,202 a foot, which is also the gentlest rate on that island. The dearest of them is on Fahid Island at AED 4,629,084.
Eighty projects in our catalogue include one. The difficulty is that the advertised price belongs to the smallest home in each building: Reeman Living Phase 2 opens at AED 407,000 and Gardenia Bay at AED 805,000, and neither of those is a two bedroom. Ask every developer for the two bedroom price list by name, or ask us and we will gather them.
A 20 percent Down Payment leaves AED 2,080,000 to borrow. Twenty five years at 4.25 percent, taken purely as an illustration, puts the repayment near AED 11,300 a month with the service charge still to come. Put the AED 950,000 apartment in Al Ghadeer through the identical sums and it lands near AED 4,100. Every bank prices a file on its own terms and rates do not stand still, so put a rate of your own into the calculator above rather than trusting this one.
AED 360,000 at the entry of each: Al Reem opens at AED 1,940,000 and Saadiyat at AED 2,300,000. Over a 25 year loan at the illustrative rate that gap is close to AED 1,600 a month. By the foot it reads differently again, because the lowest Saadiyat rate, AED 1,969, sits above six of the seven Al Reem homes.
Five of the 22: Al Ghadeer at AED 950,000, Al Reef at AED 1,200,000, two at Bloom Living in Zayed City from AED 1,725,000, and Al Hadeel at Al Raha Beach at AED 3,600,000. Three of the four homes we hold under AED 1,800,000 are in that group, which is the plainest way to see what an island charges for the same two rooms.
Before you shortlist
Tell us where the second bedroom has to be and what it is for. We will send what is live, each home with its rate per square foot, the service charge its building billed last year, and, wherever the building has both, the one bedroom beside it so you can see exactly what the extra room costs at that address.
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