Six ready two bedrooms on the island, from AED 2,300,000
Two bedroom apartments on Saadiyat Island, measured by the square foot
We hold six ready two bedroom apartments on Saadiyat today. The first asks AED 2,300,000 at Nouran Living, the last AED 8,342,682 in the Cultural District, which is 3.6 times the money for the same two rooms on the same island. The floor area across those six only grows 1.9 times. The rate does the rest of the work, AED 1,969 a square foot at one address and AED 3,792 at another, and that is what this page is here to price.
Twelve figures for six homes
Everything below is read off our own six listings and the nineteen projects still selling on the island, fourteen of which carry a price we can quote today. The counts move as homes go, the shape of them has not moved in a long while.
What the numbers say
Read the list as prices and it looks like a normal spread from AED 2.3 million to AED 8.3 million. Divide each price by its floor area and a different page appears underneath it.
Between the entry home and the dearest one the asking price multiplies by 3.6. The floor area only multiplies by 1.9, from 1,168 square feet to 2,243. Those two multiples do not match, and the distance between them is the rate, which itself runs 1.9 times over, from AED 1,969 a foot to AED 3,792. Space accounts for about half of the journey up this list. The address accounts for the other half.
3.6 times the price, 1.9 times the floor
The AED 8,342,682 home in the Cultural District works out at AED 3,719 a foot. The AED 5,430,000 home in the same district works out at AED 3,792, because it is smaller. The same reversal happens lower down: AED 3,500,000 at Nouran Living is AED 2,270 a foot while AED 3,300,000 at Soho Square is AED 2,508. Sort these six by rate instead of by price and the order changes in two places.
AED 3,719 against AED 3,792
The AED 3,500,000 apartment at Nouran Living measures 1,542 square feet. The AED 5,430,000 apartment in the Cultural District measures 1,432. Nearly two million dirhams more, and the buyer ends up with a slightly smaller apartment. Nothing about the plan explains that. The district does, and this is the cleanest illustration on our list of what a Saadiyat postcode is charged at.
1,542 sq ft, then 110 fewer for AED 1,930,000 more
We can price fourteen of the nineteen projects still selling on Saadiyat, and every one of those fourteen includes a two bedroom somewhere in its range. Only one, Sensi by Reportage at AED 2,800,000, begins there. The remaining five publish no price we can quote, so ask for their price list by unit type rather than assume. The AED 800,000 at Park view and the AED 905,000 at Saadiyat Grove are quoting the smallest home in the building, on ranges that start at a studio. Those numbers are real, they are simply not answering the question you came with.
14 of 19 priced, one from a two bedroom
Which part of Saadiyat
Saadiyat is a single community on our list, so the usual question of which area to buy in does not arise on this page. What replaces it is which part of the island, and the rate per square foot answers that faster and more honestly than the asking price does.
FromAED 5,430,0002 homes
Both here: AED 5,430,000 for 1,432 sq ft and AED 8,342,682 for 2,243 sq ft, which works out at AED 3,792 a foot and AED 3,719. They are the two highest rates on our list and the only two above AED 2,510. The nearest rate anywhere else on the list sits AED 1,211 a foot below the lower of the two.
FromAED 2,300,0003 homes
Half the list, at AED 2,300,000, AED 2,600,000 and AED 3,500,000, carrying the three lowest rates on the list at AED 1,969, AED 2,224 and AED 2,270 a square foot. The AED 3,500,000 home is also the largest apartment on the list outside the Cultural District at 1,542 sq ft.
FromAED 3,300,0001 home
One apartment, 1,316 sq ft at AED 2,508 a square foot, which is the dearest foot on the list outside the Cultural District. It is also the only home on the list with four bathrooms, which is part of where those square feet have gone.
FromAED 800,000 off planNothing ready today
No resale two bedroom on our list at Saadiyat Grove, Mamsha, Sei Saadiyat or anywhere else on the island right now, although every Saadiyat project we can price is selling one. Entry prices open at AED 800,000, which describes the smallest home in the building rather than a two bedroom.
The addresses are read from the six listings themselves rather than from a fixed list of sub communities, so a fourth name joins this table the week something lists under it. Both Cultural District homes sit in the same district and one of them is at The Row Saadiyat.
The six, by the foot
Every one of these is a finished two bedroom on Saadiyat. Ranked by asking price they run from AED 2,300,000 to AED 8,342,682. Ranked by rate per square foot they do not run in the same order, and that is the first useful thing to know about this list.
Nineteen still selling
The size is not the constraint here. What differs project to project is where the published range begins, because that is the home the entry price is describing. Of the fourteen we can price, only one range begins at two bedrooms, and it begins AED 500,000 above the entry price of a finished one.
When the rate is knowable
Both routes are open on Saadiyat and both end in a two bedroom. They differ in when you can do the one piece of arithmetic this page is built on, and in what the price you are quoted is actually describing.
Buy ready if you want the rate before you commit, because on a finished apartment it is one division on a listing you have already walked through. Buy off plan if you want a lower way into the island and you are willing to work the rate out of a floor plan, remembering that AED 800,000 is quoting a different home from the one you came here for.
What the rate leaves out
One division sets two Saadiyat homes beside each other faster than any brochure will, which is why this whole page leans on it. It is still a blunt instrument, and it is worth being exact about what it drops on the way.
| Cost | Amount | Notes |
|---|---|---|
| The rate itself | Price divided by floor area, nothing more | It cannot tell you which floor you are on, what you look at, or how the place is finished, and those are exactly what the rate is left holding. Two of the three at Nouran Living carry three bathrooms each, one listed as a low floor at AED 1,969 a foot and one as a high floor with a maid's room at AED 2,270. That AED 301 a foot is what height, outlook and that extra room are being charged at inside a single address. |
| The charge the building bills | Charged on the same square feet, every year | This is the second rate you agree to, and it is billed on the footage you just bought rather than on the price you paid. Ask for the figure the building billed last year, not a brochure estimate, before you compare two addresses on purchase rate alone. |
| What the municipality and the agency take | A percentage of the price, not of the floor | Because they scale with the price rather than the square feet, a higher rate per foot raises them in exactly the same proportion. The percentages themselves are already published on the apartments under AED 5 million page linked below, and the calculator turns them into a single cash figure. |
| What is inside the square feet | Not all of it is bedroom | Every one of the six carries at least three bathrooms for its two bedrooms and one carries four, while three of the six name a maid's room in the title. Some of the footage you are paying the rate on is service space, and that varies between these buildings. |
Take the 1,168 square feet at the bottom of this list, currently AED 2,300,000, or AED 1,969 a foot. Carry that identical floor area across to the Cultural District's AED 3,792 and the same box prices at AED 4,429,056. The gap, AED 2,129,056, adds not one extra room. It buys the part of the island the building stands on, and it is worth settling in advance whether that is what you came to shop for.
Abu Dhabi's transfer fee, agency fee, Down Payment bands and mortgage charges all sit, already published, on the apartments under AED 5 million page linked at the foot of this one, so they are not restated here. Not one of them shifts with the address you choose, and each will be set out for you in writing, priced against the actual home, well before anything is signed.
Price the district
Put in the apartment you would be content with, then put in the one at the address you actually want. On this island the pair is often close in floor area, so the gap between their two monthly repayments is a fairly clean measure of what the district itself is costing you, every single month until the loan is finished.
Monthly repaymentAED 23,295
What appears here is arithmetic on your own inputs and it carries no authority at all. Lenders assess every application separately and rates shift underneath them, so read the result as a rough shape and insist on something written before you rely on it. We will put you in front of brokers who issue exactly that.
If the rent has to carry it
An investor choosing between these addresses is choosing between purchase rates that are 1.9 times apart. For the return to match, the rent per square foot has to be 1.9 times apart as well. That is the whole test, and it takes a minute to apply before the viewing rather than a year to discover after it.
| Address | What you are buying the foot at | What the rent has to do to match |
|---|---|---|
| Nouran Living | AED 1,969 to AED 2,270 a sq ft | The lowest way onto the island. Every dirham of rent per square foot works harder here than at any other address on this page, which makes it the benchmark the other two should be measured against rather than a consolation. |
| Soho Square | AED 2,508 a sq ft | About 27 percent above the Nouran Living entry rate, so the rent per square foot has to sit about 27 percent higher simply to stand still against it. Four bathrooms and a corner plan are the case for that, and they are worth testing against a real rent figure. |
| Saadiyat Cultural District | AED 3,719 to AED 3,792 a sq ft | Between 89 and 93 percent above that entry rate. An apartment here has to let at close to twice the rent per square foot to return what the entry home returns, which is a demanding test and a fair one to make the district pass. |
After costs6.6%
An estimate on the figures you enter, not a forecast. Service charges differ by building.
We publish no rent figures on this page, because the numbers behind it are sale listings and inventing the other half of the sum would be the easy part. Ask us and we will send what each of these buildings actually let for last year alongside the service charge it billed, so the tool below runs on real figures instead of assumptions. Nothing here is a forecast, a projection or a promise of any return.
Four ways to read the rate
The list is short enough that the right question is not what is available, it is which of these four you are, because each one should read the rate column differently.
Then the number that sets your search is AED 5,430,000, not AED 2,300,000. Both homes there are priced above AED 3,700 a square foot and the nearest rate anywhere else on our list is AED 2,508. There is no lower priced way into that district on our list today, and the two that exist sit AED 2,912,682 apart from each other.
2 homes, from AED 5,430,000
Our list opens at AED 2,300,000 for 1,168 square feet at Nouran Living. Three of the six are at that address and all three are priced under AED 2,300 a square foot. If the postcode matters to you more than the district inside it, this is where the arithmetic on this page is at its kindest.
3 homes, AED 1,969 to AED 2,270 a sq ft
That is a comparison this page will not make with numbers it has not measured, because it only holds Saadiyat stock. We publish it properly, island against island, on the comparison pages linked below. The one figure to carry into that reading is AED 1,969 a square foot, the floor of a list six homes long.
6 homes, one community
Divide before anything else happens. The purchase rate on this island runs 1.9 times from one end to the other, so the rent per square foot has to as well. Then ask each building what it billed per square foot last year, because that charge lands on the same footage and it is the half of the sum most buyers meet too late.
AED 1,969 to AED 3,792 a sq ft
How to work it
Nothing here is specific to us. It is the order that keeps a Saadiyat shortlist honest, and most of it happens before a single viewing is booked.
Set the asking price over the floor area on everything you are considering and write the answer in the margin. On a list where the price moves 3.6 times and the floor only 1.9, that one number rearranges the shortlist. On these six it rearranged it in two places, and in both cases the dearer home turned out to be the better value by the foot.
Not an estimate, not the figure in the brochure, the number from last year's bill. It is charged on the same square feet you are buying, which makes it the second rate in the deal, and two Saadiyat buildings at a similar purchase rate can sit a long way apart on it. We send it with every home ahead of the viewing rather than after the offer.
Six finished apartments can be walked through and their rate is a single division on a listing. Nineteen projects quote from a floor plan and an entry price that usually describes a smaller home than yours. Both routes are reasonable. They simply ask for different kinds of confidence, and it is worth knowing which kind you have.
The process does not change between AED 2,300,000 and AED 8,342,682 on this island. Stages, fees and paperwork are written out end to end on the apartments under AED 5 million page linked below, and not one of them shifts because of the rate you settled on. By this point the only open question should be the home.
The island, and its rivals
Saadiyat villas and townhouses, the two bedroom search across the rest of Abu Dhabi, the comparison pages, and the two calculators this page leans on.
Saadiyat, answered
The answers below are read off our own six listings and the nineteen projects still selling on the island, and every figure in them can be checked against the tables above.
Our six ready ones run from AED 2,300,000 to AED 8,342,682. The third and fourth of the six, which is as close to a middle as a list this short has, sit at AED 3,300,000 and AED 3,500,000. Four of the six are priced at AED 3,500,000 or under, and the remaining two are both in the Cultural District, at AED 5,430,000 and AED 8,342,682.
Because floor area is only part of what you are paying for. Across the six the price multiplies by 3.6 while the floor area multiplies by 1.9, from 1,168 square feet to 2,243. The missing multiple is the rate per square foot, which itself runs 1.9 times over, from AED 1,969 to AED 3,792. Put plainly, roughly half the climb up this list buys space and the other half buys the address.
It runs from AED 1,969 to AED 3,792 a square foot on our list, and no two of the six carry the same rate. The three at Nouran Living sit at AED 1,969, AED 2,224 and AED 2,270. The one at Soho Square is AED 2,508. The two Cultural District homes are AED 3,719 and AED 3,792, and there is a gap of AED 1,211 a foot between them and everything else.
No, and that is the most useful quirk on this page. The AED 8,342,682 home works out at AED 3,719 a square foot because it is the largest at 2,243 square feet, while the AED 5,430,000 home works out at AED 3,792 because it is smaller at 1,432. The same reversal happens further down, where AED 3,500,000 buys a lower rate than AED 3,300,000 does. Sorting by rate reorders this list twice.
Between AED 1,211 and AED 1,823 on every square foot, depending on which home you compare it with. The clearest single measure of it is on our own list: an apartment of 1,542 square feet at Nouran Living asks AED 3,500,000, and one of 1,432 square feet in the Cultural District asks AED 5,430,000. That is AED 1,930,000 more money for 110 square feet less home.
Three addresses on our list. Nouran Living holds three of the six, the Saadiyat Cultural District holds two, and Soho Square holds one. Nothing is listed with us as a resale at Saadiyat Grove, Mamsha Gardens or Sei Saadiyat right now, although all three sell a two bedroom off plan. A fourth address appears in this table the week something lists under it.
Between 1,168 and 2,243 square feet on our list, so the largest is 1.9 times the smallest. Outside the Cultural District nothing exceeds 1,542 square feet. Worth knowing before you compare: AED 5,430,000 spent at the island's entry rate of AED 1,969 a foot would cover about 2,758 square feet, and in the Cultural District the same money covers 1,432.
Five of our six carry three bathrooms and the sixth carries four, and three of the six name a maid's room in the listing title. That service space sits inside the floor area you are paying the rate on, which is one reason two apartments of similar size at similar prices can feel different to live in. Ask for the floor plan rather than the square footage on its own.
Yes, and from a wide choice: nineteen projects are still selling on the island and we can price fourteen of them, every one of which includes a two bedroom in its range, from Saadiyat Grove and Manarat Living III through to Sei Saadiyat, Mamsha Gardens and The Arthouse. Only one, Sensi by Reportage, starts its range at two bedrooms, and it does so at AED 2,800,000. For the five we cannot price here, ask us for the price list by unit type.
It is a real entry price, at Park view by Bloom Properties, but it is not a two bedroom. That project publishes a range running from a studio to three bedrooms and the entry price describes the smallest home in it. The same applies to Saadiyat Grove at AED 905,000 and Manarat Living III at AED 1,050,000. For a two bedroom price off plan, ask for the price list by unit type.
It depends on which sort of certainty you want. A finished apartment lets you settle the rate before you commit, because it is one division on a listing you have walked through, and there are six of them. Off plan opens the island at a lower entry figure, but you are working the rate out of a floor plan and a price list rather than out of rooms you have stood in.
Divide both by their floor area first, then compare the two rates rather than the two asking prices, because prices at this size say more about square footage than about location. Our Saadiyat against Al Reem, Yas and Hudayriyat comparison pages are linked below and set out the differences properly, with the numbers measured on both sides.
It turns on your Down Payment, your rate and your term, so no honest figure can be quoted here without those three. The calculator on this page takes any of the six asking prices and prices it against your own assumptions, including the cash needed on the day. Treat the result as a shape and take a written quotation from a bank before relying on it.
Because Saadiyat is one community and two bedrooms is one size within it, so the list is always short and it turns over. Three of the six are at one address. That is the practical argument for deciding your rate and your district in advance, because when a home lands in the part of the island you want, the decision has to be quick and already half made.
Ask us to do the dividing
Tell us which part of the island you are aiming at and what the apartment is for. We will send whatever is live, each home carrying its floor area, its rate per square foot and the charge its building billed last year, so the dividing is finished before you spend a Saturday on it. If what you are after is not on the island this week, we will say so in the first reply rather than the fifth.
MASTERPIECE PROPERTY
Leave your number and a property consultant will reach out to you personally
Average response time: under 2 minutes
