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The marina and waterfront apartments at Al Raha Beach, Abu Dhabi

Nine apartments and seven townhouses, counted today

Three bedroom apartments in Abu Dhabi, read against a townhouse

One dirham between them,and 1,482 square feet.

Our list holds nine three bedroom apartments and seven three bedroom townhouses. The home at the middle of each list is priced one dirham apart, AED 3,300,000 against AED 3,299,999, and for that dirham the townhouse carries 1,482 sq ft more floor. Everything below is that single comparison, taken apart.

9Three bedroom apartments today
7Three bedroom townhouses beside them
AED 1Between the two at the middle of each list
1,482 sq ftMore floor on the townhouse, same money
See what is for saleWhere to buyWork out the monthly cost

Send me both lists

Both lists in one reply, same working day, floor area before price.

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Two lists, one table

One size of home, counted as two markets

Both columns are our own stock as it stood this week, and at these numbers a single sale moves a row. The apartment rows and the townhouse rows are meant to be read against each other rather than in turn.

Three bedroom apartments on our list
9 today, from AED 1,800,000 to AED 3,850,000
Three bedroom townhouses beside them
7 today, from AED 2,200,000 to AED 4,200,000
The home at the middle of each list
AED 3,300,000 for the apartment, AED 3,299,999 for the townhouse
Floor area those two prices buy
1,833 sq ft against 3,315 sq ft
What a square foot costs at that price
AED 1,800 in the apartment, AED 995 in the townhouse
Where the apartments are
8 of the 9 on an island, and 5 of those on Al Reem
Where the townhouses are
5 of the 7 inland, 4 of them inside Bloom Living
Everything listed below AED 2,200,000
One apartment, 1,062 sq ft in Al Reeman, Al Shamkha
Sizes on the apartment list
1,062 sq ft to 2,669 sq ft, at AED 1,370 to AED 2,957 a square foot
Off plan
88 projects in our catalogue list a three bedroom apartment, 45 list a three bedroom townhouse
Ownership
Freehold to any nationality on the islands. Inland it is decided plot by plot, and we put the position for your exact home in writing

Why this page is a comparison

Two markets, one price, and completely different arithmetic

These nine apartments and these seven townhouses are not competing on the same terms. One of them is selling floor area and the other is selling an address. They meet at the same money in the middle, and almost nothing else about them lines up. Four things are worth knowing before you open a listing.

The two lists meet at one dirham

Sort our three bedroom apartments by price and the fifth of nine is AED 3,300,000, a 1,833 sq ft home in Shams Abu Dhabi on Al Reem Island. Sort the townhouses and the fourth of seven is AED 3,299,999, a 3,315 sq ft corner in Bloom Living. Nothing about that is designed. It is simply where two markets happen to sit today, and it makes the comparison unusually clean. Carry one thing forward from it: 3,315 sq ft is the largest size on the townhouse list, and five of the seven run between 1,695 and 2,353 sq ft, so this pair measures the best floor that market offers at the money rather than its average.

AED 3,300,000 against AED 3,299,999

The floor you gain is bigger than a whole apartment

The difference between those two homes is 1,482 sq ft. Our smallest three bedroom apartment, the one in Al Shamkha, is 1,062 sq ft in total. So the extra floor is not a corridor and a store cupboard. It is more room than an entire three bedroom home at the entry of this page, handed over for one dirham less.

1,482 sq ft gained, against a 1,062 sq ft home

So the trade is floor against address

Eight of our nine three bedroom apartments are on an island and five of those are on Al Reem. Five of the seven townhouses are inland, four of them inside Bloom Living in Zayed City. Only Al Reem and Yas carry both, and on both islands the townhouse is the dearer home. The money is not really choosing a shape of building. It is choosing a postcode.

8 of 9 on an island, 5 of 7 inland

And the rate says it out loud

AED 1,800 a square foot against AED 995 is a difference of AED 805 on every single foot, repeated 1,833 times before the townhouse has added anything at all. Three of the seven townhouses price below AED 1,370 a square foot, which is the lowest rate any three bedroom apartment on our list charges. Divide before you decide.

AED 805 a square foot, on every foot

Move the money

Where the two lists cross

Seven steps from the entry of the three bedroom market to its ceiling. Watch the second column against the first: below AED 3,000,000 the townhouses lead three to one, at AED 3,500,000 the two are level, and above it the apartments pull away without leaving the islands.

  1. BudgetAED 2,000,000

    1 homes0 projects1 areas

    One home of either type in the whole of Abu Dhabi, and it is an apartment: 1,062 sq ft in Al Reeman, Al Shamkha, at AED 1,800,000.

  2. BudgetAED 2,500,000

    1 homes1 projects2 areas

    The first townhouse arrives at AED 2,200,000 in Al Ghadeer. At 1,695 sq ft it is already 633 sq ft larger than the only apartment underneath it.

  3. BudgetAED 3,000,000

    1 homes3 projects3 areas

    Three townhouses to one apartment, and two of the three are inside Bloom Living. The apartment list has added nothing at all since AED 1,800,000.

  4. BudgetAED 3,300,000

    5 homes4 projects5 areas

    Al Reem and Yas open together and four apartments land inside a band of AED 250,000. The last of them is the one that ties with a townhouse to the dirham.

  5. BudgetAED 3,500,000

    5 homes5 projects5 areas

    Level at five each, and this is the widest the floor gap gets: the largest apartment inside this step is 1,900 sq ft, the largest townhouse 3,315 sq ft.

  6. BudgetAED 3,850,000

    9 homes5 projects6 areas

    The apartment list finishes here and adds four homes in AED 350,000: three on Al Reem, then the AED 3,850,000 loft on Al Maryah. The townhouse list does not move.

  7. BudgetAED 4,200,000

    9 homes7 projects6 areas

    The last two townhouses, Yas Park Gate at AED 3,900,000 and Reem Hills 2 at AED 4,200,000. That second one costs more than all five Al Reem apartments and has less floor than three of them.

Five each, and then the lists part company

Between AED 3,300,000 and AED 3,500,000 the two lists hold five homes apiece, which is the one point where the choice is genuinely even. Below AED 3,000,000 the townhouses outnumber the apartments three to one and every one of them is inland. Then between AED 3,500,000 and AED 3,850,000 the apartment list adds four homes and the townhouse list adds none, and all four of those apartments are on Al Reem or Al Maryah. So a budget in this range is not choosing a shape of building on its own. It is choosing the mainland below three million and the islands above three and a half.

Set the number and read both columns

Each step is counted off our own listings, so the slider can only show homes we genuinely hold. At nine and seven, one sale moves a column, which is worth remembering before you treat any of these counts as a market.

AED 4,200,000
9homes today
7projects
6areas

The last two townhouses, Yas Park Gate at AED 3,900,000 and Reem Hills 2 at AED 4,200,000. That second one costs more than all five Al Reem apartments and has less floor than three of them.

Counts come from our own listings and catalogue, so they move as homes sell.

Only four communities

Four communities hold every three bedroom apartment we have

Two of the four also carry a townhouse of the same size, and in both of them the townhouse is the dearer home. That is the fastest way to read this table: not where the apartments are, but where you would have to pay more to get out of one.

Al Reem Island

FromAED 3,100,0005 homes

Five of the nine, from The Gate at AED 3,100,000 to Al Durrah Tower at AED 3,736,600. The two Al Durrah homes are 2,669 sq ft each, the largest apartments on this page, and at AED 1,370 and AED 1,400 a square foot they carry the lowest rates on it. The island's one three bedroom townhouse, at Reem Hills 2, asks AED 4,200,000 and has less floor than three of the five.

Yas Island

FromAED 3,050,0002 homes

Both sit in Waters Edge at 1,400 and 1,410 sq ft, so AED 200,000 of price separates ten square feet of floor. At AED 2,179 and AED 2,305 a square foot, only the Al Maryah loft charges more per foot than these two. The Yas townhouse, at Yas Park Gate, asks AED 3,900,000 for 2,353 sq ft: AED 850,000 above the entry apartment here, for 953 sq ft more room.

Al Shamkha

FromAED 1,800,0001 home

The entry to this page and the only three bedroom apartment we hold off an island. It is 1,062 sq ft in Al Reeman at AED 1,695 a square foot, with two bathrooms where five of the nine apartments here carry five. Nothing of either type is listed between it and AED 2,200,000.

Al Maryah Island

FromAED 3,850,0001 home

A single loft at Al Maryah Vista 2, and the contradiction this page keeps returning to: AED 3,850,000 is the highest price on the apartment list and 1,302 sq ft is the second smallest floor on it. At AED 2,957 a square foot it charges more than twice what the Al Durrah homes on Al Reem do.

Four communities, and Saadiyat Island is not one of them. We hold no three bedroom apartment there on the resale list today, although Park view by Bloom Properties and Saadiyat Grove both list a three bedroom off plan. With nine homes in the entire size, a single sale rewrites a row here, so ask for the current list rather than reading these counts as the market.

The nine, in price order

The nine three bedroom apartments, lowest price first

Lowest price first. Read the floor area on each card before you read the price, because on this list the two do not move together: the dearest home here has the second smallest floor on it.

Open the three bedroom search
Open the three bedroom search

The wider market

Projects selling a three bedroom before it is built

88 projects in our catalogue list a three bedroom apartment, which is a far wider choice than the nine finished apartments above. Their published entry prices begin at AED 407,000 at Reeman Living Phase 2 in Al Shamkha, and that figure needs reading carefully: a project's entry price is for the smallest home in it, not for the size you came here to buy. Ask for the three bedroom price list instead of the headline. One project on the list, Leonardo Residences, is recorded in our catalogue with three bedrooms as its only size.

View all off plan apartment projects
View all off plan apartment projects

The decision

The same money, read twice

Both columns are real listings on our books, the home at the middle of each list: reference 398-4586 and reference 130-248. One dirham separates the asking prices. The monthly figures assume a twenty percent Down Payment at an illustrative 4.25 percent over 25 years.

Ready

Asking price
AED 3,300,000
Floor area
1,833 sq ft
The cost of a single foot
AED 1,800
Bathrooms in the plan
5
Where it is
Shams Abu Dhabi, on Al Reem Island
How it is listed
Three bedrooms with a maid's room, in a tower
Where each list begins
AED 1,800,000, at 1,062 sq ft
Where the list stops
AED 3,850,000, at 1,302 sq ft
How many we hold
9, eight of them on an island
Repayment on the same terms
About AED 14,300 a month

Off plan

Asking price
AED 3,299,999, one dirham less
Floor area
3,315 sq ft, which is 1,482 more
The cost of a single foot
AED 995, so AED 805 less on every foot
Bathrooms in the plan
3
Where it is
Bloom Living, in Zayed City
How it is listed
A single corner plot with a garden view
Where each list begins
AED 2,200,000, at 1,695 sq ft
Where the list stops
AED 4,200,000, at 2,153 sq ft
How many we hold
7, five of them inland
Repayment on the same terms
About AED 14,300 a month

Take the apartment if an island address is the thing you will not move on, because the townhouse market reaches an island twice, at AED 3,900,000 on Yas and AED 4,200,000 on Al Reem, and both of those sit above every apartment on this page. Take the townhouse if floor area is what the money is for, because at the middle of both lists it arrives 1,482 sq ft ahead for a dirham less and asks the bank for the same repayment. If neither answer is obvious yet, read the rate: AED 1,800 a square foot against AED 995 is the plainest statement either market makes about itself.

Where the fees land

The fees land in the same place, so they cannot break the tie

Two homes a dirham apart carry purchase costs a dirham apart. Nothing in the fee schedule separates them. What does separate them arrives afterwards, every year, and it is charged by the square foot.

CostAmountNotes
Purchase costs, either homeAbout 4 percent of the priceRoughly AED 132,000 on the apartment at AED 3,300,000, and the same figure on the townhouse. Every rate behind that percentage is written out once, on the apartments under AED 5 million page, rather than restated on each of these pages.
Cash on the day, if you borrowAbout AED 792,000A twenty percent Down Payment of AED 660,000 on AED 3,300,000, plus the fees above. The townhouse at AED 3,299,999 asks for the same to within a dirham, which is why the day one number decides nothing here either.
Service chargeBilled yearly, by the square footThis is where the two homes stop matching. Floor that costs less to buy does not cost less to run: 3,315 sq ft billed at any rate is a larger annual bill than 1,833 sq ft at the same rate. Ask for the figure the building or the community actually billed last year, in writing. We send it with the shortlist.

1,482 sq ft, priced at the apartment's own rate

The apartment charges AED 1,800 for every square foot it gives you. Price the townhouse's extra 1,482 sq ft at that same rate and it comes to AED 2,667,600, which is about four fifths of what either home costs in total. That is the scale of the thing the fee schedule cannot touch, and it is the reason the service charge question is worth asking before the fee question.

The four percent is the standard Abu Dhabi rate at the time of writing, two percent to the municipality on transfer and two percent agency fee. You get it back priced against the two homes you are actually weighing, on paper, ahead of any decision. Service charges are set by the building or the community, never by us.

One repayment, two homes

Two prices, one repayment

Type AED 3,300,000, then type AED 3,299,999. The monthly figure does not move, which is this whole page put through a bank. Then try AED 1,800,000, where the townhouse market holds nothing at all, and AED 4,200,000, where it holds its dearest home.

Take a real price from this page

Monthly repaymentAED 12,460

You borrow
AED 2,300,000
Cash at the counter
AED 690,000The Down Payment, with the four percent added
Paid across the full term
AED 4,312,993

Arithmetic on what you type, not an offer. No lender has seen your file, and a bank prices your income, your age and the building itself before it prices a rate. Say the word and a broker will quote it properly, and note that the service charge sits outside this figure entirely.

Which answer is yours

Four buyers at three bedrooms, and the page answers them differently

The family that will not leave the island

Schools, the commute, the weekend, whatever the reason: if the address is fixed, the apartment wins by availability rather than by argument. Eight of our nine sit on an island. The townhouse market reaches an island twice, and the Al Reem one asks more than every apartment there.

8 of 9 on an island, against 2 of 7

The family counting floor

Three children, a live in relative, or simply the wish to stop hearing each other. Set the price and read the floor area: at the middle of both lists it is 3,315 sq ft against 1,833 sq ft, with a garden view on the larger one. This buyer should be looking inland and should know it early.

3,315 sq ft against 1,833 sq ft, same money

The buyer who stops below AED 2,200,000

The decision has already been made for you. One three bedroom home of either type is listed below that figure and it is an apartment, 1,062 sq ft in Al Reeman in Al Shamkha. The first townhouse arrives at AED 2,200,000 itself, in Al Ghadeer, so a dirham either side of that number changes the answer, and below it off plan is the wider route.

1 home below AED 2,200,000, and it is an apartment

The buyer who wants both the island and the floor

It exists, narrowly, and it is not a townhouse. The two Al Durrah Tower homes on Al Reem are 2,669 sq ft each, the largest apartments on this page, and they carry the lowest rates on it at AED 1,370 and AED 1,400 a square foot. They are still 646 sq ft short of the townhouse at the middle of the other list.

2,669 sq ft on Al Reem, from AED 3,657,143

How to settle it

Five things to do before a viewing, in this order

The purchase itself is the same whichever you pick, so four of these five are about the choice and only the last one is about buying.

  1. Settle the building type before you open a listing

    Nine apartments and seven townhouses is a small market and it is two markets. The shortlists barely overlap: only Al Reem and Yas carry both, and in both places the townhouse costs more. Deciding this first removes most of what you would otherwise spend a fortnight viewing.

  2. Price the floor, not the home

    Work out what each home charges for a foot before you set any two of them side by side. Our nine apartments run from AED 1,370 to AED 2,957 a square foot, a spread of more than two to one inside one size of home, and the townhouses run from AED 995 to AED 1,951. That single number explains the price far better than the bedroom count does.

  3. Ask what the floor costs to run

    Service charges follow the square foot, so extra room arrives with an extra annual bill. Get the figure the building or the community billed last year in writing before the second viewing, and put it next to the rate from step two. Together they tell you what the home costs to own rather than to buy.

  4. Confirm the ownership position for the exact home

    The island addresses on the apartment list sit in the designated investment zones, where any nationality can own freehold. Away from the islands the answer is decided plot by plot and not by the name on the entrance sign, which matters here because most of the townhouse stock is inland. Get it in writing for the exact home, not for the community.

  5. Then buy, which is identical either way

    The transfer runs the same for a tower and for a row of houses: offer, memorandum of understanding, a valuation if you are borrowing, then the deed in your name. Allow four to eight weeks on a resale home. The fee by fee version is on our under five million page. The calculator above gives you the day one number.

Apartment or townhouse

Three bedroom apartments in Abu Dhabi, and the townhouse beside them

At the middle of each list, 1,482 sq ft. The apartment is AED 3,300,000 for 1,833 sq ft in Shams Abu Dhabi on Al Reem Island. The townhouse is AED 3,299,999 for 3,315 sq ft in Bloom Living in Zayed City. One dirham separates the prices, the townhouse is about 1.8 times the size, and the rate works out at AED 995 a square foot against AED 1,800. That pair uses the largest size on the townhouse list, where five of the seven run between 1,695 and 2,353 sq ft, so read it as the best floor at this money rather than the usual floor.

Before the viewing trip

Send us the price, we will send both lists

Give us the number you are working to and we will come back with the three bedroom apartments at it and the townhouses at the same money, each one with its floor area, its rate a square foot and the service charge its building billed last year. If one of the two lists is empty at your number, that is the first thing the reply will say.

  • 9Three bedroom apartments today
  • 7Three bedroom townhouses beside them
  • AED 1Between the two at the middle of each list

Send me both lists

Both lists in one reply, same working day, floor area before price.

By submitting you agree to be contacted by Masterpiece Properties about Send me both lists. We respect your privacy.