Eight four bedroom villas, four addresses, AED 4,000,000 to AED 9,000,000
Four bedroom villas in Abu Dhabi, and the gap in the middle of the list
The first of those two numbers does not buy a small house. It buys 5,489 square feet in Fay Al Reeman II at Al Shamkha, at AED 729 a square foot, which is the lowest rate any four bedroom villa here carries. The step from it to the second is AED 4,190,000, and the top AED 2,490,000 of that step has no villa in it at all.
Around the entry price
Every figure here comes off our own list as it stood this week. At this size the list is short, so one sale moves several of these lines at once.
The entry price
The number that starts villa buying is easy to find and easy to misread. These four readings of it are what change a shortlist.
AED 4,000,000 buys 5,489 square feet in Fay Al Reeman II, and at AED 729 a square foot that is the lowest rate on this page. Two of the seven homes priced above it have less floor area than it does. Whatever the extra money is buying further up the list, it is not reliably more house.
5,489 sqft at AED 729 a square foot
All four of our island four bedrooms are AED 8,190,000 or more, so the first one costs AED 4,190,000 above the entry. Here is one way to read that gap: the island villa's 8,072 square feet at the entry home's rate would come to about AED 5,880,000, which leaves roughly AED 2,300,000 being paid for the address.
AED 8,190,000 for the first island four bedroom
Nothing is listed between AED 5,700,000 and AED 8,190,000. Four villas sit at or under the first figure, four at or over the second, and AED 2,490,000 separates them with no home in it. Someone holding seven million cannot spend it here without coming down to the mainland or going up to the island.
AED 2,490,000 with nothing in it
Every four bedroom villa on our list is in Fay Al Reeman II, Bloom Living, Al Naseem or Yas Acres, and two of those four carry a single home each. So the decision in front of you is which development. The villa inside it is whatever that development happens to have listed the week you look.
8 homes across 4 developments
The four addresses
Mainland and island do not compete here, they take turns. Al Shamkha and Zayed City hold everything from AED 4,000,000 to AED 5,700,000, Hudayriyat and Yas hold everything from AED 8,190,000 up, and no community appears on both sides.
FromAED 4,000,0001 villa
One home, in Fay Al Reeman II, and it opens the whole page. It is also the only villa here under AED 4,500,000, so even the mainland does not really begin below it. At 5,489 square feet it carries more floor area than two of the seven homes that cost more.
FromAED 4,799,9993 villas
All three are in Bloom Living, running AED 4,799,999 to AED 5,700,000, and they are the only reason this page has a middle at all. They also hold both extremes of mainland floor area: 5,870 square feet at the lowest of the three prices and 3,401 at AED 5,100,000.
FromAED 8,190,0003 villas
Three homes in Al Naseem and the largest floor areas anywhere on the page, up to 8,072 square feet. Two of them are listed at exactly the same AED 8,190,000 with 867 square feet between them, which is the plainest argument here for reading the size before the asking price.
FromAED 9,000,0001 villa
A single home in Yas Acres at the top of the page, and it is not the largest: two Hudayriyat villas give you 8,072 square feet for less money. At 7,160 square feet and AED 1,257 a square foot, what the last stretch buys on Yas is the island itself rather than more house.
Hudayriyat Island reaches our feed under a second spelling, Al Hudayriat Island, and both mean this page's three Al Naseem villas. Counts and entry prices are what we held the day this was written, and a community with one villa in it changes completely the week that villa sells.
Standing today
All eight, in price order. Read the square footage beside each price rather than the bedroom count, because that is the figure that moves furthest between two homes described in the same three words.
Reading a launch price
Thirty eight projects list a four bedroom somewhere in their range. The fourteen lowest entry prices among them run from AED 500,000 to AED 3,876,000, and each of those figures is the price of the project's smallest home, which in thirteen of the fourteen is a studio, a one bedroom or a two bedroom. Only Marbella at Bloom Living starts at three bedrooms, so its four bedroom sits above AED 3,876,000 and we quote the real one on the day. Two questions get you a real number: what the four bedroom costs, and whether it is a villa, because this list records the bedroom range a project covers and not the kind of home it builds. What the project starts at answers neither.
Bought two ways
At this size the terms of payment settle very little. What settles it is whether you are choosing a house you can stand in or a house you are choosing off a masterplan, and which price you were actually quoted.
Buy ready if the plot and the floor area are what you are actually deciding between, because on this page those differ by thousands of square feet between homes that share a bedroom count. Buy off plan if you want an island address closer to a mainland price and can wait for it, as long as the figure you were given is the four bedroom rather than the project, and the home behind it is a villa rather than an apartment with four bedrooms in it.
A percentage of the address
Nothing about buying here is unusual. The range is what is unusual: the same percentage that costs AED 160,000 at the entry costs AED 327,600 at the island entry. Plan the cash against the price you are genuinely chasing, not against the top of the search.
| Cost | Amount | Notes |
|---|---|---|
| Transfer fee to the municipality | 2 percent of the price | AED 80,000 on the AED 4,000,000 entry villa, AED 163,800 on the AED 8,190,000 island one. |
| Agency fee | 2 percent of the price | The standard Abu Dhabi rate, paid when the sale completes, and it scales with the price in exactly the same way. |
| Down Payment if you borrow | Your bank's figure above AED 5 million | The figure we publish, 20 percent for expatriate buyers and 15 percent for UAE nationals, is written for a first home under AED 5 million. Six of the eight villas here are above that line, so the Down Payment on them is the lender's to state and we get it in writing. |
| Mortgage arrangement and valuation | About 1 percent of the loan, plus the valuation | Only if you borrow. The valuation carries more weight on a villa than on an apartment, because there is no identical unit two floors up to price it against. |
| Community and service charges | Billed yearly | A villa is charged for the community around it as well as for the home itself. Ask what the last full year came to in that specific development before you commit, rather than what the brochure estimates. |
On the AED 4,000,000 home the transfer and agency fees come to roughly AED 160,000 together, so about AED 4,160,000 leaves your account on a cash purchase. Borrowing at the published 20 percent for a first home under AED 5 million, you would need around AED 800,000 plus those fees, so about AED 960,000 in cash, and the loan would be AED 3,200,000.
These are the standard rates as we write, and the Down Payment figure is the published one for a first home under AED 5 million. Six of the eight homes here sit above that line, where the lender decides it. None of this is meant to be taken on trust: we price each item against the villa you are actually buying and send it over in writing.
Run both entry prices
Type AED 4,000,000 and read the monthly figure. Then type AED 8,190,000 and read it again. The difference between those two numbers is what the island costs every month for the length of the loan, which is a more useful way to judge the address than the headline gap.
Monthly repaymentAED 17,336
This is arithmetic on the numbers you type and nothing more. Above AED 5 million a villa is underwritten on your own file and on the house itself, so two buyers can be quoted different terms against the same listing. Ask a broker for a written offer and type that rate in here instead of ours.
Choose the address
With eight homes in four places, the useful question is not which listing but which development. Answer three and this points at the one your answers describe, with what it costs there.
Which development is yours
Three questions, answered out of the eight villas on this page.
Start here
The entry, AED 4,000,000 for 5,489 square feet, and the lowest rate on the page at AED 729. One villa, on the mainland, with more floor area than two homes that cost over a million dirhams more than it does.
Read the Al Reeman guideBased on what we hold today. At this size one sale changes the answer.
This names a development rather than a particular villa, because two of the four carry a single four bedroom and it will not wait. Ask us what is live in the one it gives you.
Where each buyer lands
Four bedrooms, a garden and your own front door, and AED 4,000,000 is where that begins. It buys 5,489 square feet in Fay Al Reeman II, which is more floor area than two of the three Bloom Living villas that cost more than it.
AED 4,000,000 for 5,489 sqft
Read the gap before you read the listings. The island four bedroom begins at AED 8,190,000 against AED 4,000,000 on the mainland, and the mainland runs out at AED 5,700,000. If that is not your number, the real choice is the mainland now or an island address bought unbuilt.
AED 4,190,000 between the two entries
The awkward one, and the reason this page exists. Seven million either takes the best mainland villa on the list with a large sum unspent, or falls AED 1,190,000 short of the island. Nothing we hold is priced in between.
An empty band of AED 2,490,000
A four bedroom villa lets to a family, which is a different tenant and a different conversation. The two figures that decide it are the community charge in that development and what the last tenancy there achieved, and neither belongs on a web page.
8 villas across 4 developments
How to buy one
The purchase itself is the standard Abu Dhabi process. What is particular to a four bedroom villa is the order you make the decisions in.
It is a AED 4,190,000 decision and everything follows it. Answer it and the search goes from eight homes to four, which at this size is the difference between a shortlist and a scroll.
Two homes here share an asking price with 867 square feet between them, and one that costs AED 1,100,000 more than the entry has 2,088 square feet less. The bedroom count is the same on all eight, so it tells you nothing.
Six of the eight say in the title where the villa sits in its row. Stand on the plot, look at the aspect, and ask what is planned for the land beside it.
Six of the eight villas are above AED 5 million, where our published figure for a first home stops applying and the bank sets its own. A pre approval turns that from an assumption into a number, and it makes the offer stronger.
Agreement, a memorandum of understanding with the deposit, the bank's valuation if you are borrowing, then the transfer and the title deed in your name. A resale purchase usually runs four to eight weeks from the day the offer is accepted.
Around this price band
This page straddles two of our price bands and sits in four communities. These are the pages under it, over it and around it.
At four million
Prices, floor areas and communities, answered from the eight villas above.
On our own list today, between AED 4,000,000 and AED 9,000,000, with eight homes inside that range. The entry is a 5,489 square foot villa in Fay Al Reeman II at Al Shamkha. Four of the eight sit at or under AED 5,700,000 and the other four at or over AED 8,190,000, and that split tells you more than any average of the two would.
It is the entry on this page, and it buys more house than the figure suggests: 5,489 square feet at AED 729 a square foot, the lowest rate of the eight. What it does not reach is the water. The first island four bedroom we hold is AED 8,190,000.
Nothing of ours sits there. The mainland four bedrooms stop at AED 5,700,000 in Bloom Living and the island ones open at AED 8,190,000 in Al Naseem, so AED 2,490,000 of the range holds no home at all. In practice you either spend less than you planned on the mainland or you wait for something on the water. Give us the figure and we will watch for it rather than send you what is already on this page.
Two of them are, both 8,072 square feet, both in Al Naseem on Hudayriyat Island, at AED 8,190,000 and AED 8,250,000. The AED 9,000,000 home in Yas Acres is 7,160 square feet, so the dearest villa here is 912 square feet smaller than the biggest.
Not reliably. The AED 5,100,000 home in Bloom Living is 3,401 square feet, which is 2,088 square feet less than the AED 4,000,000 entry villa for AED 1,100,000 more. Across the eight, the rate runs from AED 729 to AED 1,500 a square foot, so what the price mostly describes is the address and the plot.
AED 4,190,000 more at the entry: AED 8,190,000 against AED 4,000,000. One way to see what that pays for is to price the island villa's 8,072 square feet at the entry home's AED 729 a square foot, which comes to about AED 5,880,000. Roughly AED 2,300,000 of its asking price is the island rather than the house.
Be careful with that one, because the answer looks like yes and usually is not. Thirty eight projects list a four bedroom, and the fourteen lowest entry prices among them start from AED 500,000. That price is the project's smallest home, and in thirteen of the fourteen that home is a studio, a one bedroom or a two bedroom. Two figures answer the question and neither is the one on the banner: what the four bedroom costs in that project, and whether it is a villa at all.
Your bank decides. The figure we publish, 20 percent for expatriate buyers and 15 percent for UAE nationals, is written for a first home under AED 5 million, and six of the eight villas here are above that. Get a pre approval before you make an offer, because at this size the distance between what you assumed and what the lender writes down runs into hundreds of thousands of dirhams.
Put a 20 percent Down Payment against it and the loan is AED 3,200,000. Taken over twenty five years, and using 4.25 percent purely as an illustration, the repayment lands near AED 17,300 a month, with the community charge on top of that. The calculator above will redo it on the rate and the term your own bank quotes.
Every home on this page is priced above the AED 2,000,000 property value the UAE publishes for its property route, the lowest of them at exactly double it. That is the value and not the decision: the Federal Authority for Identity, Citizenship, Customs and Port Security issues the residency and says what proof it wants. Our Golden Visa guide sets out the paperwork, and we promise no outcome.
Eight on our list the day this page was written, in four developments: Fay Al Reeman II, Bloom Living, Al Naseem and Yas Acres. Two of those four hold one home each. A single sale changes this page, which is why the honest version of this answer is always a phone call.
Then the next search is a townhouse, because AED 4,000,000 is the floor of this page and nothing here sits under it. Tell us your number and which of the four communities interested you and we will say plainly whether it reaches, which is quicker than finding out by viewing.
Mainland or island first
Send what you are working with and we will come back with the four bedroom villas that fit it, each one carrying its floor area, its rate per square foot and the community charge that development billed last year. If your number lands in the empty band between the mainland and the island, we will tell you in the first reply instead of sending eight listings.
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