Seven villas, four communities, counted today
Five bedroom villas in Abu Dhabi, and where the rate breaks
Seven five bedroom villas are on our list today. At Al Reeman 2 in Al Shamkha, AED 4,950,000 buys 8,584 square feet, which works out at AED 577 a square foot. At Nawayef West on Hudayriyat Island, AED 22,000,000 buys 11,993 square feet, or AED 1,834 a square foot. The second house is about 40 percent larger. Its square foot costs more than three times as much.
Before the price list
Five bedrooms is a short part of our list, so these seven can be read individually rather than summarised. The column to read first is the rate, because it is the only figure that makes two houses comparable when their floor areas are nearly three times apart.
Where the line falls
Sorted by asking price the seven look like a smooth ladder. Sorted by what they charge for a square foot they stop being a ladder and become a band with two homes standing well outside it, which is a far more useful way to look at them.
Rank the seven by the rate they charge for a square foot and five of them land between AED 1,094 and AED 1,355, close enough that choosing between those five is really choosing a street. The two sitting outside that band are where money is won or lost: AED 577 at Al Reeman 2 and AED 1,834 at Nawayef West.
Five homes inside AED 261 of each other
Both Hudayriyat Island villas are around 11,900 square feet. Bashayer asks AED 13,000,000 and Nawayef West asks AED 22,000,000, so AED 9,000,000 separates two houses whose floor areas are within one percent of each other. Nothing in the floor plan accounts for that. The Nawayef West listing describes an infinity pool and a beach view, and on paper that is the whole of the difference.
11,883 square feet against 11,993
Al Reeman 2 is 8,584 square feet at AED 4,950,000. Yas Park Views is 4,133 square feet at AED 5,600,000. The mainland house therefore hands you 4,451 more square feet and asks AED 650,000 less for them. Priced at the rate Yas Park Views charges, that same Al Reeman house would come to AED 11,631,320.
AED 577 a square foot against AED 1,355
Across the seven the asking prices run from AED 4,950,000 to AED 22,000,000, a multiple of about four and a half. The floor areas run from 4,133 to 11,993 square feet, a multiple of about three. Everything in the gap between those two multiples is location, and location is the part of this purchase you can still change your mind about.
AED 4,950,000 to AED 22,000,000 against 4,133 to 11,993 square feet
Where the seven stand
Yas Island carries three. Hudayriyat carries the expensive end. Saadiyat and Al Shamkha carry one house each, which means a buyer set on either of those is not choosing from a shortlist, they are deciding about a single house.
FromAED 5,600,0003 villas
The only community here with three houses to weigh against each other. Yas Park Views at AED 5,600,000 is 4,133 square feet, West Yas at AED 9,400,000 is 7,072, and Yas Riva at AED 10,900,000 is 8,893. Watch what the rate does as the houses grow: AED 1,355, then AED 1,329, then AED 1,226 a square foot. On this island the larger house is the keener rate.
FromAED 13,000,0002 villas
Nothing starts below AED 13,000,000 here and both houses clear 11,800 square feet. Then the two split: AED 1,094 a foot at Bashayer, AED 1,834 at Nawayef West. One island, two rates, and the widest gap between two houses standing in the same place anywhere on this page.
FromAED 9,600,0001 villa
A single house at Saadiyat Lagoons: 8,727 square feet, six bathrooms, single row, AED 1,100 a square foot. It is the middle price of the seven and it undercuts all three Yas houses on rate, which is not the order buyers usually put these two islands in.
FromAED 4,950,0001 villa
Al Reeman 2, listed as a corner unit: 8,584 square feet and nine bathrooms for AED 4,950,000. It opens the page and sets its floor rate at AED 577. That is roughly the floor area of the Saadiyat house for a little over half the money, and the trade you accept for it is the mainland.
Communities are named here as our feed records them, and Hudayriyat Island also appears in the listing data as Al Hudayriat Island: same island, two spellings. Seven houses is a genuinely short list, and six of them are on an island, so ask what arrived this week before ruling a community out on availability alone.
Ready to walk through
The seven as their listings record them. Floor area and bathroom count come from the listing itself, and the rate per square foot is the price divided by that floor area.
Bought before it is built
Read the entry price on this list very carefully. Bab Al Qasr Resort Residence 18 in Masdar City appears at AED 1,280,000, but its homes run from one bedroom to five, so that figure belongs to the smallest of them and not to the villa you came here for. The only project we price where every home is a five bedroom is Lehweiah by Aldar, from AED 2,500,000, and our catalogue records no community against it, so ask where those plots sit before planning around them.
Finished or off plan
Both routes are open, and at this size the difference is not really about payment terms. It is about whether you can stand in the fifth bedroom before you pay for it.
Take one of the seven if the fifth bedroom is needed this year and you want to measure the rooms before paying for them. Take a launch if you can wait for a plot in a community that is not built yet, and in that case read every entry price against the bedroom count it actually belongs to.
What the address charges
Same bedroom count, same emirate, and the rate moves by a factor of more than three between the ends of this table. Read it before the price list, because this is the table that explains the price list.
| Cost | Amount | Notes |
|---|---|---|
| Al Reeman 2, Al Shamkha | AED 577 a square foot | 8,584 square feet for AED 4,950,000, with nine bathrooms, on a corner plot. The lowest rate we hold at this bedroom count, and no other house on the list comes within AED 500 a foot of it. |
| Bashayer, Hudayriyat Island | AED 1,094 a square foot | 11,883 square feet for AED 13,000,000, single row, on a plot the listing calls huge. Only Al Reeman 2 charges less by the foot, and only Nawayef West offers more floor. |
| Saadiyat Lagoons, Saadiyat Island | AED 1,100 a square foot | 8,727 square feet for AED 9,600,000. Six dirhams a foot above Bashayer, and below every villa on Yas. |
| Yas Riva, Yas Island | AED 1,226 a square foot | 8,893 square feet for AED 10,900,000, with nine bathrooms. The middle rate of the seven, the largest of the three Yas houses, and the keenest of them by the foot. |
| West Yas, Yas Island | AED 1,329 a square foot | 7,072 square feet for AED 9,400,000, eight bathrooms, single row, owner occupied. AED 200,000 less than the Saadiyat house and 1,655 square feet smaller than it. |
| Yas Park Views, Yas Island | AED 1,355 a square foot | 4,133 square feet for AED 5,600,000 with five bathrooms. The smallest house on the page carrying the second dearest rate, which is what the way onto an island costs at five bedrooms. |
| Nawayef West, Hudayriyat Island | AED 1,834 a square foot | 11,993 square feet for AED 22,000,000, with an infinity pool and a beach view. Two thirds more per foot than the other house on its own island. |
Take the 8,584 square feet at Al Reeman 2. At its own rate it is AED 4,950,000. At the AED 1,355 a foot that Yas Park Views charges, the identical floor area would be AED 11,631,320. At the AED 1,834 of Nawayef West it would be AED 15,743,056. The house does not change across those three lines. Only the address does, and that is the sum worth sitting with before you shortlist anything.
Each rate here is the asking price divided by the floor area recorded against that listing, so it moves when either of them does. Transfer and agency fees are paid on top of the price and are not in this table; the calculator below folds them into the cash you need on the day, and your consultant confirms every figure in writing before you commit to anything.
Month by month
These seven span AED 4,950,000 to AED 22,000,000, and the monthly gap between the ends of that range is wider than most buyers picture before they see it. Put in the price you are weighing up and the rate your own bank has quoted, then run it a second time on the house one community over.
Monthly repaymentAED 57,966
Arithmetic on the figures you type, not an offer. Houses at this price are underwritten one file at a time, so the rate you are given is yours rather than a published one. Use it to hold two houses against each other, and take the real figure from a broker, whom we can introduce.
Narrow the seven
Seven is small enough to answer properly rather than filter. Three questions and the result names a house or a launch, not a search page.
Three questions, one house
Every answer moves the result onto a real listing or a real launch.
Closest to what you described
AED 4,950,000 for 8,584 square feet and nine bathrooms on a corner plot. At AED 577 a square foot it hands you more floor area per dirham than anything else here by a distance, and the trade you make for it is mainland rather than island.
Read the Al Reeman guideBecause it runs on the seven houses we actually hold, it can never offer you one we do not.
The finder reads the same seven listings and the same priced launches as the tables above it. It is a shortcut and not a reservation: the house it names may have gone under offer this morning, so send the form and we will confirm what is genuinely available today.
Who this was written for
Nine bathrooms, 8,584 square feet, a corner plot, AED 4,950,000. If the fifth bedroom is about a household that has outgrown four, the mainland does that job for a little over half of what an island house of the same floor area is asking.
AED 577 a square foot
Yas Park Views is AED 5,600,000 for 4,133 square feet, the smallest house here and one of the dearest by the foot. That is simply what an island address costs at this bedroom count, and it is a perfectly rational purchase as long as you know that is the trade being made.
4,133 square feet at AED 1,355 a foot
AED 13,000,000 and AED 22,000,000, one island, 110 square feet apart. It is the biggest sum on this page riding on two houses of the same size, and it has almost nothing to do with space. See both on the same morning, in that order, and the AED 9,000,000 turns into a view you either want or you do not.
AED 1,094 a foot against AED 1,834
Twenty five projects still sell a five bedroom. The lowest entry price among them is AED 1,280,000 and it belongs to a one bedroom, while Lehweiah, where every home is a five bedroom, opens at AED 2,500,000. What this route costs you is time, and the fact that you are reading a plan instead of standing in a room.
AED 2,450,000 below the least expensive finished villa
Before the first viewing
None of these is about paperwork. They are the decisions that decide which of the seven you end up in.
Decide what you will pay for a square foot before you decide what you will pay for a house. On this list that one number is the difference between AED 577 and AED 1,834, and it is the only figure that lets you compare a mainland plot with an island one honestly.
Three of the seven are on Yas, two on Hudayriyat, one on Saadiyat and one in Al Shamkha, so six of these houses are on an island and the mainland is a single address. Answering that one question either leaves you six to look at or leaves you one, and it is a decision about how the household wants to live rather than about the building.
The counts here run from five to nine and they do not follow the money: the AED 4,950,000 house has nine and the AED 22,000,000 house has eight. Ask which of them are en suite, where the maid's room sits, and whether the fifth bedroom is a bedroom or a study on the plan.
At this size the plot decides the house. Four of these seven are described as single row and one as a corner unit, and those positions are the reason two identical layouts inside one community can be priced a long way apart.
Run the calculator on the house you want and then on the house you would settle for, using the rate your own bank has quoted rather than a headline one. At this level the distance between two houses is a salary, and it is worth seeing that as a monthly number before you see it as a price.
Communities, launches, counts
Everything this page names, plus the searches on either side of five bedrooms.
Asked by villa buyers
Answers from our own stock, so they change as houses sell. Ask us for today's list before you plan around any of them.
Prices start at AED 4,950,000 for the Al Reeman 2 house in Al Shamkha and finish at AED 22,000,000 for a house with a beach view at Nawayef West on Hudayriyat Island, with AED 9,600,000 sitting in the middle. That is the whole of our finished list at this bedroom count: seven houses in four communities. Another twenty five projects still sell a five bedroom off plan.
No, though Yas holds more of them than anywhere else does. Three of the seven are there, against two on Hudayriyat, one on Saadiyat and one in Al Shamkha, so it is the largest share rather than a majority. The three run AED 5,600,000 at Yas Park Views, AED 9,400,000 at West Yas and AED 10,900,000 at Yas Riva, and the rates fall as the houses grow, from AED 1,355 to AED 1,329 to AED 1,226 a square foot.
Because almost nothing except position separates them. Bashayer is 11,883 square feet at AED 13,000,000 and Nawayef West is 11,993 square feet at AED 22,000,000, so AED 9,000,000 buys you 110 extra square feet on paper. The Nawayef West listing describes an infinity pool and a beach view. By the foot the gap reads AED 1,094 against AED 1,834.
The largest house on this page under AED 9 million: 8,584 square feet with nine bathrooms at Al Reeman 2 in Al Shamkha, listed as a corner unit. At AED 577 a square foot it is the lowest rate we hold at this bedroom count, and the next lowest, Bashayer, sits AED 517 a foot above it.
Between five and nine, and the count does not track the money at all. The AED 4,950,000 house at Al Reeman 2 has nine, the same as the AED 13,000,000 house at Bashayer, while the AED 22,000,000 house at Nawayef West has eight and the AED 5,600,000 one at Yas Park Views has five. Ask which of them are en suite before reading anything into the number.
No, and this is the most common misreading of an off plan list. That figure is the entry price of Bab Al Qasr Resort Residence 18 in Masdar City, a project whose homes run from one bedroom to five, so it belongs to the smallest of them. The only launch we price where every home is a five bedroom is Lehweiah by Aldar, from AED 2,500,000. Always ask for the price of the five bedroom type itself.
Saadiyat Lagoons is priced at AED 1,100 a square foot; the three Yas houses sit at AED 1,226, AED 1,329 and AED 1,355. Size explains part of it, since 8,727 square feet spreads AED 9,600,000 further than 4,133 square feet spreads AED 5,600,000, but not all of it: Yas Riva is the larger house at 8,893 square feet and still asks AED 1,226. It is one house against three, so treat it as what is listed this week rather than as a rule about the two islands.
AED 11,631,320, which is 8,584 square feet at the AED 1,355 a square foot that Yas Park Views charges. At the AED 1,834 of Nawayef West the same house would come to AED 15,743,056. It is listed at AED 4,950,000. That one sum is the whole argument of this page: the bedroom count is not the thing you are paying for.
On the finished list, yes. The house at Al Reeman 2 is the single five bedroom we hold below AED 5 million, at AED 4,950,000, and the next one up is AED 5,600,000 on Yas. Off plan the picture changes: Lehweiah starts at AED 2,500,000 and The Orchids at Yas Acres from AED 3,350,000, though that project begins at two bedrooms, so its entry price is not a five bedroom.
From 4,133 square feet at Yas Park Views up to 11,993 at Nawayef West, a spread of 7,860 square feet inside a single bedroom count. Two of the seven clear 11,800 square feet and both of those are on Hudayriyat Island. Saadiyat Lagoons, in the middle of the list, is 8,727 square feet.
They do, and the arithmetic is the same as on any other home: a Down Payment, then a loan over a term you choose. What changes at these prices is that the file is underwritten individually, so the rate you are quoted is yours rather than a published one. Put your own quoted rate into the calculator on this page and run it twice, once on the house you want and once on the one you would settle for.
The address, comfortably. Across the seven the asking prices multiply by about four and a half from bottom to top, while the floor areas multiply by about three from smallest to largest, and five of the seven houses cluster inside AED 1,094 to AED 1,355 a square foot. Both of the homes outside that cluster are where the real decisions live: AED 577 at Al Reeman 2 and AED 1,834 at Nawayef West.
Seven houses, one email
Send the floor area you need and the most you will pay for a square foot, and we will come back with the houses that clear both, each one with its plot position, its bathroom count and what it works out at by the foot. If nothing on the list clears your rate this week, you will be told that in the first reply instead of the fifth.
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