Five villas, 48,325 sq ft between them
Six bedroom villas in Abu Dhabi, the largest homes we hold
Six bedrooms is a filter, not a decision. Every villa on this page has it, four of the five have eight bathrooms as well, and past that the list stops agreeing with itself: in one community AED 5,400,000 buys 5,220 sq ft and AED 5,600,000 buys 11,322. What you choose at this size is a plot and an address. The rooms arrive with both.
Under the room count
Read off the five listings themselves rather than off an average. At six bedrooms the room count is fixed, so every line below measures something underneath it.
The ground underneath
Four readings of our own list, each one a place where the bedroom count told the buyer nothing and the ground told them everything.
Fay Al Reeman asks AED 5,400,000 for 5,220 sq ft. Al Reeman 2, in the same part of Al Shamkha, asks AED 5,600,000 for 11,322. Same six bedrooms, same eight bathrooms, 3.7 percent more money, more than twice the area. No search filter you can set would have warned you about that gap.
6,102 sq ft for AED 200,000
Read the five listings in the words their owners chose. Three name a corner, two the size of the plot, and three name what sits in front of the house: hill and park, beach front, direct golf view. Past the six bedrooms all five take for granted, exactly one names a room, and the room is the maid's. Nobody at this level sells you a bedroom.
Three corners, two plots, three views
Ramhan Island wants AED 15,000,000 for 7,508 sq ft. Al Reeman 2 wants AED 5,600,000 for 11,322. That is a far larger cheque for 3,814 sq ft less, and neither price is a mistake: one is a beachfront plot on a private island, the other is a mainland plot near handover. Floor area is not what is being sold.
AED 495 against AED 1,998 per sq ft
Al Shamkha prices ground at AED 1,034 per square foot on one villa and AED 495 on the other, 539 apart. Fay Al Reeman, Al Naseem and Yas Acres sit within AED 87 of each other at 1,034, 1,049 and 1,121. Moving between those three addresses shifts the rate six times less than moving between two plots inside one community. Only Ramhan, at 1,998, breaks the band, and a beach is the reason.
539 inside one community, 87 across three
Mainland and islands
Al Shamkha holds two of the five and everywhere else holds one. That is a short list by any measure, so read each row as a description of a particular plot rather than of a market.
FromAED 5,400,0002 homes
Both mainland villas are here, one in Fay Al Reeman and one in Al Reeman 2, at AED 5,400,000 and AED 5,600,000. They are also the two extremes of value on the whole page, AED 1,034 and AED 495 per square foot, standing in the same community. The dearer one is listed as near handover.
FromAED 10,500,0001 home
A corner villa in Al Naseem, 10,006 sq ft, with a hill and park view and the amenities within reach. It lands exactly on the median of the five, and at AED 1,049 per square foot its ground is priced within AED 15 of the mainland corner at Fay Al Reeman. The island is in the address, not in the rate.
FromAED 15,000,0001 home
Beach front, 7,508 sq ft, AED 1,998 per square foot, which is AED 877 clear of the next highest rate on the page. It is also the only one of the five with seven bathrooms rather than eight. Almost everything above the mainland price here is buying the water and the privacy of a small island.
FromAED 16,000,0001 home
The Yas Acres villa is the largest home on our books at any price, 14,269 sq ft, sold on a direct golf view, a single row position and the size of its plot. The dearest cheque on the page, and the ground under it is the second dearest at AED 1,121 per square foot, well behind the beach. That is what paying for acreage rather than frontage looks like.
Four addresses and five homes, so a community that is empty this month can carry two next month. The clearest signal of where the next ones appear is off plan: Saadiyat Island has nothing standing at six bedrooms today and four of the thirteen projects building them.
The five on the market
In price order, lowest first. Read the square feet and the rate beside each one rather than the bedroom count, which is identical on all five.
Being built
Read these entry prices carefully, because most of them belong to a different house. Fay Valley opens at AED 3,140,000 and builds two to six bedrooms, so that figure is its smallest home in Masdar City. Six of the thirteen start at four bedrooms, which is the group whose entry price is at least in the same neighbourhood as a six bedroom. One, the Four Seasons Private Residences, publishes no price at all.
Standing or being built
At six bedrooms this is not the usual argument about payment terms and finish. It is about whether you choose your ground with your feet or off a release map.
Buy standing if the plot is the point, because you can walk it before you pay for it and the rate is already published. Buy off plan if the address is the point, particularly on Saadiyat Island, where nothing at this size resells today and four projects are building.
What the money is buying
The fees on an Abu Dhabi purchase are the same here as anywhere and the calculator below prices them against your own figure. The number that actually moves is the one no advert prints.
| Cost | Amount | Notes |
|---|---|---|
| The rate you agree per square foot | AED 495 to AED 1,998 | On a house the size of the Al Naseem villa, 10,006 sq ft, the AED 539 between the two Al Shamkha rates would be worth AED 5,393,234. That is why we send the rate with every home and not the asking price on its own. |
| The step from the mainland to an island | AED 4,900,000 | From AED 5,600,000 at Al Reeman 2 to AED 10,500,000 on Al Hudayriat Island, which is the first island price on the list. Six bedrooms and eight bathrooms on both sides of that step, so none of it is house. |
| The standard Abu Dhabi purchase costs | Priced by the calculator below | Transfer fee, agency fee, the Down Payment, and the arrangement and valuation charges when you borrow. The rates are set out in full on our apartments under AED 5 million page, and every figure is put to you in writing before you commit to anything. |
| Running a house this size | The figure the community billed last year | A 14,269 sq ft home with eight bathrooms and grounds does not run like a 5,220 sq ft one, and an average across five homes would be a made up number. We send the last charge for the specific home instead. |
At Al Reeman 2 that money bought 11,322 sq ft, because ground there is AED 495 per square foot. At the Ramhan Island rate of AED 1,998, the same AED 5,600,000 stretches to roughly 2,800 sq ft. Four times the house for one cheque, and the only variable is what the house is standing on. Both prices are correct. What separates them is the question each one is answering.
Sizes and rates are as our own listings publish them. Before you set two homes side by side on a rate, ask which figure is the plot and which is the built area, because at this size they are two different numbers and the advert does not always separate them.
The entry and the median
Two figures are worth typing in. AED 5,400,000, where six bedrooms begins, and AED 10,500,000, the middle of the five and the first island price on the list. The monthly gap between them is what an island address costs once it is spread across a loan.
Monthly repaymentAED 46,048
Worked out from the four figures you set and nothing else. A villa at this value is underwritten case by case, and the bank will look at the property as hard as it looks at you, so treat anything here as a sketch until a broker writes one down for your file.
Find your ground
None of the questions is about rooms, because the rooms are settled. Answer for the land instead, and where the honest answer is a plot that has not been built yet, the tool will say so.
Three questions about the ground
Every home here has six bedrooms, so nothing below asks about rooms. It asks what the land has to do, where it has to be, and whether you can wait for it.
Look at this one first
11,322 sq ft for AED 5,600,000, which works out at AED 495 per square foot and is the most ground per dirham anywhere on this page. A corner unit listed as near handover, on the mainland, AED 200,000 above the smallest six bedroom we hold.
Read the Al Reeman guideA lookup over the five homes and thirteen projects on this page, not a valuation. Stock this thin turns over, so confirm what is standing before you plan a viewing trip.
Ask for a frontage on the mainland and the tool hands you the largest mainland plot instead, because nothing we hold at six bedrooms outside the islands has water or a fairway in front of it. That is a fact about the stock rather than a limit of the tool.
Same search, four wants
You typed six because six is what the family needs, which is the right filter and the wrong sort order. Order the five by square feet instead and the list rearranges itself: the second least expensive villa turns out to be the second largest. Set the room count once, then stop looking at it.
AED 5,600,000 for 11,322 sq ft
Al Reeman 2, and the arithmetic is not close. AED 495 per square foot on a page that runs to AED 1,998, on 11,322 sq ft, on the mainland, listed as near handover. You give up the island and the frontage. What you keep is more than twice the ground of the entry villa, for AED 200,000 more than it.
AED 495 per sq ft, the lowest on the page
Beach front on Ramhan or a direct golf view at Yas Acres, and the two are priced on opposite logic. Yas is the larger cheque, AED 16,000,000, and the softer rate at AED 1,121. Ramhan is AED 1,000,000 less and nearly double the rate at AED 1,998. Work out which frontage you are actually buying before you compare the two totals.
AED 1,121 against AED 1,998 per sq ft
Nothing at six bedrooms is standing on Saadiyat Island on our list today. Four of the thirteen projects are there, Al Sidr, Saadiyat Lagoons Phase 2, HIDD Al Saadiyat and the Four Seasons Private Residences, and the last of those publishes no entry price. If the island is fixed, you are choosing a plot on a map and waiting.
0 standing, 4 of the 13 projects
Five steps about land
The purchase itself is the ordinary Abu Dhabi process and takes one line at the end. Everything before it is the part that is particular to buying the largest homes on the market.
Every villa here has six bedrooms and four of the five have eight bathrooms, so the schedule of accommodation cannot separate them. Put the list in order of square feet, then in order of rate per square foot. Two different shortlists come out, and neither is the order the search gave you.
We publish the area a listing gives us. At this size the land and the built house are two separate figures, and a smaller house can stand on a great deal more land than a bigger one. Get both numbers in writing before you set any two of these homes side by side.
Three of these five sell a corner and two sell the size of the plot. Those are claims you can test in twenty minutes on site: what overlooks the garden, where the afternoon sun lands, and what a single row is a single row of. Photographs never answer any of the three.
A total is easy for a seller to defend and a rate is not. AED 1,998 on Ramhan is an argument about a beach, AED 1,049 on Al Hudayriat is an argument about an island, and AED 495 at Al Reeman 2 is not really an argument at all, which is precisely what makes it the interesting one.
Transfer and title work the same way here as on any Abu Dhabi home, whatever the size of the house. The calculator above prices the Down Payment and the fees, every cost is confirmed to you in writing before you commit, and the deed is issued in your own name at transfer.
Sizes and addresses
If six bedrooms was a preference rather than a requirement, the five and four bedroom lists are the next ones to read, and both hold more homes than this one. If the address was the point, each of these communities has a page of its own.
At the top of the market
Five. That is the whole six bedroom resale market on our books rather than a sample of it, and the five stand in four communities, with only Al Shamkha holding two. Prices run from AED 5,400,000 for 5,220 sq ft up to AED 16,000,000 for 14,269, and another thirteen projects are building more.
The five standing today ask AED 5,400,000, AED 5,600,000, AED 10,500,000, AED 15,000,000 and AED 16,000,000. That is not a smooth curve: the middle of it is a jump of AED 4,900,000, from the last mainland home to the first island one. Across the five sit 9,049 sq ft of floor area, from 5,220 up to 14,269, and AED 1,503 per square foot, from 495 up to 1,998.
The Yas Acres home, 14,269 sq ft, at AED 16,000,000. It is the biggest thing on our books at any price and it sells on a direct golf view, a single row position and the size of its plot. At AED 1,121 per square foot its ground is not the dearest here, though. Ramhan Island holds that, at AED 1,998.
Because the plot differs, and the plot is the thing being priced. Fay Al Reeman is 5,220 sq ft at AED 5,400,000; Al Reeman 2 is 11,322 sq ft at AED 5,600,000. Both are in Al Shamkha, both carry six bedrooms and eight bathrooms, and they are AED 200,000 apart in money and 6,102 sq ft apart in area. The rate says what the price hides: AED 1,034 against AED 495.
Three of the five are on islands: Al Naseem on Al Hudayriat Island at AED 10,500,000, Ramhan Island at AED 15,000,000 and Yas Acres at AED 16,000,000. The first of those sits AED 4,900,000 above the dearest mainland villa, which is the honest measure of what the water costs at this size.
Not standing, and not on our list today. Saadiyat does carry four of the thirteen projects that build six bedrooms, Al Sidr, Saadiyat Lagoons Phase 2, HIDD Al Saadiyat and the Four Seasons Private Residences, which publishes no entry price at all. For that address the route is off plan and the plot comes off a release map.
Our five publish 5,220, 7,508, 10,006, 11,322 and 14,269 sq ft, which is 48,325 across the list. Ask which of those figures is the plot and which is the built house before you weigh one against another, because the advert does not always separate them and at this size the separation is the whole decision.
AED 5,400,000, for a corner villa with a maid's room in Fay Al Reeman, Al Shamkha, 5,220 sq ft with eight bathrooms. It is the smallest of the five as well, so the entry price buys the room count rather than the grounds. AED 200,000 more, in the same community, buys 11,322 sq ft.
Thirteen projects in our catalogue run to six bedrooms. Aldar Properties has three of them; Taraf Holding, Bloom Holding and Modon Properties have two each; Sobha Realty, SDIC, Eagle Hills and Al Ain Properties have one each. Only HIDD Al Saadiyat goes past six, to seven.
The published figures make it look that way and they are not describing the same house. Fay Valley opens at AED 3,140,000 and builds two to six bedrooms, so that number is its smallest home in Masdar City rather than a six bedroom. Six of the thirteen projects start at four bedrooms, which puts their entry price nearer the mark. Ask us for the developer's six bedroom price rather than the headline one.
The plot boundary, the position the advert is selling, and the rate per square foot you are agreeing to. Three of our five listings name a corner and two the size of the plot, and all of those are verifiable on site in twenty minutes. The rooms need no checking at all: six is six, and four of the five carry eight bathrooms.
It turns on the price you settle at and on your own lender, which is why the calculator here works from figures you type rather than from an average. Run it at AED 5,400,000, where the list starts, and again at AED 10,500,000, the middle of it. At this value a bank underwrites the property as carefully as it underwrites you, so treat any monthly figure as a sketch until a broker puts one in writing.
Before you book flights
Five standing homes can be seen in a day. The thirteen projects are a different conversation and we would rather have it before you fly. Say how much land you want, whether the address is fixed and whether you can wait for a build, and we will send what fits with the plot size, the rate per square foot and last year's service charge beside each one.
MASTERPIECE PROPERTY
Leave your number and a property consultant will reach out to you personally
Average response time: under 2 minutes
