4 ready townhouses, 2 communities, 34 projects behind them
Two bedroom townhouses in Abu Dhabi, the whole list of four
A two bedroom townhouse is the smallest a house gets on our list: no shared lobby, no neighbour overhead, your own door onto your own plot. Ours open at AED 1,850,000, the whole ready list is four homes wide and it sits in two communities. Which is why most of this page is about the off plan list, where houses this size are still being built.
All four on one screen
Four homes is a short enough list to put on one screen without summarising anything away. Read it as a snapshot: a list of four changes shape the day one of them sells.
Why this size
Almost every buyer who lands here arrives from an apartment search and wants to know whether the house version is a stretch or a swap. Four homes are not enough to hide behind, so here is the whole of the answer.
Nothing else we hold gets you into a house for less. Two bedrooms, three bathrooms, a door that opens onto your own plot rather than onto a corridor, and nobody living above the ceiling. That is what the AED 1,850,000 at the bottom of this page is buying, and it is the least any of it costs.
AED 1,850,000, the floor under the whole list
This is the one page in our range where the house and the apartment argue over the same buyer, and the fair way to settle it is with rates rather than headlines. We are not going to quote you an apartment price second hand in the middle of a townhouse page, because that list moves on its own and it is one click away. Take the rate on whichever flat you are weighing and hold it against these two: AED 954 a square foot for 2,463 square feet in Bloom Living, AED 1,481 for 1,249 in Al Ghadeer 1.
AED 954 to AED 1,481 a square foot
Both sit in Al Ghadeer 2 and both are priced at AED 1,950,000. One is 1,345 square feet, a single row home listed as ready to move. The other is 1,695 square feet with a pool view. Three hundred and fifty square feet apart at an identical asking price, which is AED 1,450 a square foot against AED 1,150. Nothing on this page makes the point better: the price is not what separates these houses.
Two homes, one price, 350 square feet between them
AED 2,350,000 in Bloom Living is a single end unit of 2,463 square feet, described as near handover. At AED 954 a square foot it is the lowest rate on the page, nearly AED 200 under the next lowest and AED 527 under the dearest, and it is the only home of this size we hold outside Al Ghadeer. Choosing it is choosing a community, a commute and a plot position, not a higher budget.
2,463 square feet at AED 954, the largest home and the lowest rate
Half a million, in five stops
Five stops cover every two bedroom townhouse we have for sale and the off plan projects sitting under each one. The shape the bars make is the whole argument of this page.
BudgetAED 1,700,000
No ready home yet, but Al Ghadeer Gardens will take a booking here, AED 150,000 under the lowest asking price anyone will quote you on a finished one.
BudgetAED 1,850,000
The first front door. A single middle townhouse of 1,249 square feet in Al Ghadeer 1, three bathrooms, already let, and the dearest floor area on the page at AED 1,481 a square foot.
BudgetAED 1,950,000
Two more arrive together, both in Al Ghadeer 2, both at exactly this figure, and 350 square feet apart from one another. A hundred thousand dirhams has tripled the list without leaving the community.
BudgetAED 2,350,000
The second community arrives with the fourth home: 2,463 square feet in Bloom Living at AED 954 a square foot, a single end unit near handover.
BudgetAED 2,700,000
Nothing further to buy finished. Above AED 2,350,000 our ready list at this size simply ends, while the off plan column keeps climbing, with Yas Acres opening at AED 2,700,000.
Every two bedroom townhouse we have for sale fits inside AED 500,000, and three of the four sit inside AED 100,000 of each other. Push past AED 2,350,000 and the ready list does not lengthen, it ends. That is the case for reading the second column instead: it is still rising at every stop on the slider, and it is where houses this size are actually coming from.
Move the budget, watch the choice
Every step is counted from our own stock, so the slider can never claim a home we do not hold.
Nothing further to buy finished. Above AED 2,350,000 our ready list at this size simply ends, while the off plan column keeps climbing, with Yas Acres opening at AED 2,700,000.
Counts come from our own listings and catalogue, so they move as homes sell.
Two communities, one fork
Al Ghadeer sits on the Dubai border and holds three of the four. Zayed City holds the fourth, inside Bloom Living. They are half an emirate apart and their rates do not overlap: AED 1,150 to AED 1,481 a square foot in Al Ghadeer, AED 954 in Bloom Living. This is a genuine fork rather than a shortlist.
FromAED 1,850,0003 homes
The whole of the entry level. One home in Al Ghadeer 1 at AED 1,850,000 for 1,249 square feet, and two in Al Ghadeer 2 at AED 1,950,000 each, 1,345 and 1,695 square feet. Rates run from AED 1,150 to AED 1,481 a square foot. Al Ghadeer Gardens is also selling here off plan from AED 1,700,000, which is the only place on this page where the same community gives you both routes.
FromAED 2,350,0001 home
A single house, in Bloom Living: 2,463 square feet as a single end unit, near handover, at AED 954 a square foot. It is the largest home and the lowest rate on the page at the same time. Granada 2 at Bloom Living is selling in the same community off plan from AED 690,000, though its range runs up to three bedrooms rather than starting at two.
Two communities is the entire geography of this size today. Everywhere else in Abu Dhabi that builds houses has nothing with two bedrooms listed with us this week, and that is a fact about this week rather than about the city. Tell us the community you actually want and we will say whether anything there is coming, on the market quietly, or genuinely not built at this size.
All four of them
All four of them, because four is the whole list. Three are in Al Ghadeer between AED 1,850,000 and AED 1,950,000, one is in Bloom Living at AED 2,350,000, and each of them has three bathrooms.
The other route
Thirty four projects will still take a booking on a two bedroom home, opening at AED 407,000 at Reeman Living Phase 2 in Al Shamkha. The number to hold on to is a smaller one: of the fourteen projects we publish an entry price for, twelve open at a studio or a one bedroom and pass through this size on the way up. Only two begin at two bedrooms. Al Ghadeer Gardens opens at AED 1,700,000, in the community that holds three of the four ready homes. Yas Acres opens at AED 2,700,000, above everything on this page. A two bedroom home in a launch is not automatically a two bedroom house, so ask us which of the thirty four build terraces before you shortlist one.
Finished or booked
On most of our pages this comparison is about cash flow and keys. At this size it is about how much choice each route gives you, and the two answers are not close.
Four ready homes against thirty four projects is the page in one line. If one of the four fits, take it: it is the faster purchase, you can see what you are buying, and one of them is earning already. If none of them fits, do not sit and wait for a fifth to appear. Houses at this size are being built rather than resold, and the route into one opens below the lowest finished price on the list.
What a house adds
What you pay a municipality, an agency and a lender does not change because the home has a garden, and the apartments under AED 5 million page sets all of it out in full. These three are what buying a house adds on top of a share in a building.
| Cost | Amount | Notes |
|---|---|---|
| A service charge billed on a whole house | Set by the community, not by your floor area | In a tower the charge follows the square footage of your flat. In a terrace it follows a community budget covering roads, landscaping, pools and security. Ask what the community actually billed last year on the specific house rather than what the brochure estimated, and we put that figure in front of you before you commit. |
| The plot and the unit position | What separates the smallest house here from the largest | A single middle townhouse in Al Ghadeer 1 is 1,249 square feet. A single end unit in Bloom Living is 2,463. Both have two bedrooms and three bathrooms, and AED 500,000 separates them, though the community changes between the two as well. The word in the listing title is doing more work than the bedroom count is. |
| A tenancy that comes with the house | Income from day one, or a wait | One of the four is let. The agreement transfers with the property, so it is either the reason to buy that particular home or the reason to look at the other three. Either way, read the contract and its dates before you set a moving date, and we get it in front of you rather than describing it to you. |
AED 1,850,000 buys 1,249 square feet in Al Ghadeer 1, which is AED 1,481 a square foot. AED 2,350,000 buys 2,463 square feet in Bloom Living, which is AED 954. The lowest number on this page carries the heaviest rate on it, and AED 527 a square foot separates those two houses. Every fee charged as a percentage is charged on the asking price, so the smaller house is also the lighter fee. Decide which of those two things you are actually buying before you shortlist on the headline figure.
Municipality transfer, agency fee, the Down Payment bands for expatriate and national buyers, the arrangement charge and the valuation all live on the apartments under AED 5 million page, and the calculator below prices them against whichever of the four you are reading. You see the totals for your own house on paper, well ahead of any commitment.
Do the arithmetic
Type the bottom of the list in, then the top of it: AED 1,850,000 for the lowest finished house, then AED 2,350,000 for the highest. The gap between the two monthly numbers that come back is the entire spread of this size on our list. Then try AED 1,700,000, which is where the off plan route into the same community opens.
What you pay each monthAED 9,101
Arithmetic on the numbers in the boxes and nothing further. No bank has seen your file, and the rate you are actually offered turns on your income, your residency and the community the lender is lending into. A broker will write you a real one, and we will make the introduction.
Four kinds of buyer
You have been reading two bedroom flats and the numbers started to look close enough to ask the question. This is the page that answers it. Four houses, a front door each, AED 1,850,000 to AED 2,350,000, at AED 954 to AED 1,481 a square foot. Put those rates next to the flat you liked and the answer usually presents itself in a minute.
4 houses, from AED 1,850,000
Two bedrooms does not mean small here. The largest house on the page is 2,463 square feet in Bloom Living and the largest in Al Ghadeer is 1,695, both of them with three bathrooms. If the rooms matter more than the postcode, read the sizes column first and the price column second.
1,249 to 2,463 square feet, all with three bathrooms
Then this size is better served there than anywhere else on our list. Three of the four finished homes are here, across Al Ghadeer 1 and Al Ghadeer 2, and Al Ghadeer Gardens is selling off plan in the same community from AED 1,700,000. It is the only community on this page where both routes are open to you at once.
3 of the 4 finished homes, plus an off plan route from AED 1,700,000
Four homes is not a shortlist, it is a coincidence of what is listed this week. If the community is wrong, the plot is wrong or the timing is wrong, the answer is not to keep refreshing this page. Thirty four projects will take a booking on a two bedroom home, and the ones that build it as a house are a list we keep rather than publish. Ask for it.
34 projects taking a booking, opening at AED 407,000
Three extra questions
Offer, memorandum, valuation, transfer: none of that changes because the home has a plot under it, and the apartments under AED 5 million page sets the sequence out end to end. These three belong to buying a house when only four of them exist.
A list of four moves on a single sale. One of them is tenanted and one is described as near handover, so what you can view this week is not automatically what appears on the page. Thirty seconds on the phone settles which of the four you could actually walk into.
Single middle, single row, single end. The smallest of the four is a single middle at 1,249 square feet and the largest a single end at 2,463, which is 1,214 square feet and AED 500,000 apart, though the community changes between those two as well. Establish which one you are being offered, then walk the row and look at what sits on either side of it.
Not as a fallback, as a comparison. Al Ghadeer Gardens opens at AED 1,700,000 in the same community as three of the four, with the payments spread across the build. Put that against a finished house at AED 1,850,000 and you are pricing time rather than pricing property, which is a much easier decision to make. Ask us to confirm the product and the plot first, because a two bedroom home in a launch is not automatically a two bedroom house.
Nothing about buying a house in Abu Dhabi changes at this size, so it takes one line here rather than four. Our apartments under AED 5 million page sets out every stage of it, from the accepted offer to the deed arriving in your name. The calculator above prices the cash you need on the day, and every figure on your own purchase is confirmed to you in writing before you commit to any of it.
If four is too few
If four houses is too short a list, these are the searches that widen it: one more bedroom, one different type, or the same size bought off plan.
About the four
Four on our list as this page was written, and a list of four changes shape the day one of them sells. Three are in Al Ghadeer, priced at AED 1,850,000, AED 1,950,000 and AED 1,950,000, and the fourth is in Bloom Living in Zayed City at AED 2,350,000. Behind them sit 34 off plan projects that will still take a booking on a two bedroom home, opening at AED 407,000. If none of the four fits, that is where to look rather than waiting for a fifth.
AED 1,850,000, for 1,249 square feet in Al Ghadeer 1. It is a single middle townhouse with three bathrooms and a community view, and it is currently let. It is also the dearest floor area on the page at AED 1,481 a square foot, which is the trade this size keeps asking you to make: the lowest number on the list is rarely the most room for the money.
That is the question this page exists for, and rates settle it better than headlines do. Our four houses run from AED 954 to AED 1,481 a square foot. Take the rate on whichever flat you are weighing, set it beside those two figures, then add what a front door, a private plot and no neighbour overhead are worth to you. Our two bedroom apartment list moves on its own page and is one click away, so read the prices there rather than taking a figure second hand from here.
Two communities carry one today. Al Ghadeer, on the Dubai border, holds three of the four: one in Al Ghadeer 1 and two in Al Ghadeer 2. Zayed City holds the fourth, inside Bloom Living. Everywhere else in the city that builds houses has nothing of this size listed with us this week, which is a statement about the list rather than about the city.
Both sit in Al Ghadeer 2 and both are AED 1,950,000, and they are 350 square feet apart. One is 1,345 square feet, a single row home listed as ready to move. The other is 1,695 square feet with a pool view. The same cheque therefore buys a foot at AED 1,450 in one and AED 1,150 in the other. It is the clearest evidence on the page that the number is not what separates these homes.
It is where the house sits in its terrace, and on a list this short it decides nearly everything. The smallest of the four is a single middle townhouse at 1,249 square feet, with neighbours on both sides. The largest is a single end unit at 2,463, sitting at the edge of the row with more plot beside it. The listing title usually says which one it is, and it is worth reading before the price is.
Yes, and at this size it is the wider road. Thirty four projects will still take a booking on a two bedroom home, from AED 407,000 at Reeman Living Phase 2 in Al Shamkha. Of the fourteen we publish an entry price for, twelve open at a studio or a one bedroom and only two begin at two bedrooms: Al Ghadeer Gardens from AED 1,700,000 and Yas Acres from AED 2,700,000. Ask us which of the thirty four build houses rather than apartments before you shortlist any of them.
It does, by AED 150,000. Al Ghadeer Gardens opens at AED 1,700,000 in the same community as three of the four finished homes, and the lowest finished asking price here is AED 1,850,000. What you hand over for that difference is time: the instalments run across the build and the keys arrive at handover instead of at transfer. Ask us to confirm the product before you price the two against each other, because a two bedroom home in a launch is not automatically a two bedroom house.
Three, in every one of the four we hold, from the 1,249 square foot house in Al Ghadeer 1 to the 2,463 square foot one in Bloom Living. It is the only specification these four agree on. Everything else about them, floor area, community, plot position and rate per square foot, moves from one to the next.
2,463 square feet in Bloom Living, Zayed City, at AED 2,350,000. It is a single end unit described as near handover and mortgage friendly, and at AED 954 a square foot it carries the lowest rate on the page, nearly AED 200 under the next lowest. It is also the only house of this size we hold outside Al Ghadeer, so picking it is choosing a community as much as choosing a house.
Only if you were planning to move in. If you want income from the first month, a tenant already in place is the reason to choose it, and the AED 1,850,000 house in Al Ghadeer 1 is that one. If you want the keys, ask for the tenancy agreement and its dates before anything else, because the contract comes with the property. We put that document in front of you rather than summarising it.
AED 500,000 separates the lowest asking price from the highest, and three of the four sit within AED 100,000 of one another. At most sizes in Abu Dhabi the amount you can spend decides the shortlist. Here it barely touches it. What decides this page is Al Ghadeer or Bloom Living, and after that whether the house is a middle, a row or an end unit.
Four houses, one conversation
Tell us who is moving in and which of the two communities you could live in, and we will send the four back with what the listings leave out: the plot position, the service charge the community billed last year, the tenancy dates on the one that is let, and whether anything at this size is about to come to the market quietly. If the answer is that you should be buying off plan instead, we will say so in the first reply rather than the fifth.
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