Al Reem Island
FromAED 825,00016 homes
The widest spread on this page, and the only area with two homes within AED 60,000 of the line.
38 apartments listed, all under the residency line
Apartments Under AED 2 Million in Abu Dhabi
AED 2,000,000 is the Golden Residency line. Our dearest apartment is AED 20,000 short.
38 apartments listed with us, from AED 550,000 to AED 1,980,000, 16 of them on Al Reem Island. Buying a home, or a home and a residency? Decide that first.
38Apartments listed with us
AED 550,000Lowest price on our list
AED 1,980,000Closest to the line
4Within AED 100,000 of it
Under AED 2 million today
Abu Dhabi apartments under AED 2 million at a glance
Counted today from our own listings and catalogue, so the numbers move as homes sell. The AED 2,000,000 line is set by the UAE, not by the market.
- Apartments on our list
- 38, from AED 550,000 to AED 1,980,000
- Published Golden Residency value
- AED 2,000,000
- Nearest the line
- Two homes at AED 1,980,000, four within AED 100,000
- Up to AED 1.5 million
- 25 of the 38, AED 500,000 or more from the line
- Communities
- 10, with 16 of the 38 on Al Reem Island
- Sizes
- 10 studios, 21 one bedrooms, 6 two bedrooms, 1 three bedroom
- Off plan projects below the line
- 48, including Reeman Living Phase 2 from AED 407,000
- Who grants the residency
- ICP, never the seller and never us
Where to buy
Where apartments under AED 2 million are listed
Al Reem Island holds 16 of the 38. Only Al Reem, Yas and Saadiyat reach the last hundred thousand before the line.
Yas Island
FromAED 1,550,0005 homes
Three of the five are at Gardenia Bay, from AED 1,550,000. The dearest, AED 1,941,100 at Yas Riva, is AED 58,900 short.
Al Ghadeer
FromAED 550,0004 homes
The floor of the band. Nothing here passes AED 950,000, so over half of a two million budget goes unspent.
Zayed City
FromAED 720,0003 homes
All three at Bloom Living, from an AED 720,000 studio to AED 1,725,000, which is AED 275,000 short.
Saadiyat Island
FromAED 1,150,0002 homes
Two homes at opposite ends: AED 1,150,000, and the AED 1,980,000 Cultural District one bedroom that tops this page.
Al Reef
FromAED 900,0002 homes
Both in Al Reef Downtown, at AED 900,000 and AED 1,200,000. The top AED 800,000 of the budget buys nothing more here.
Also listed: two homes each in Masdar City and Al Shamkha, one each on Al Maryah Island and in Khalifa City. Al Ghadeer counts both of its phases.
On the market now
Apartments listed under AED 2 million this week
The lowest priced of the 38 come first. The homes nearest AED 2,000,000 are in the full list.
AED 550,000Studio | Waterfall District | Pool View Terrace
Studio · 1,011 sq ft
Waterfall District, Al Ghadeer
View
AED 699,999
AED 700,000
AED 720,000
AED 780,000
AED 800,000Buy off plan
Off plan projects with apartments under AED 2 million
Each card shows the smallest home released. Off plan is the only published route that names one or more homes.
By size
What AED 2 million buys, studio to three bedrooms
The top price in each size shows how close it gets to AED 2,000,000. Only one and two bedrooms come near.
| Size | Listed with us | From | Top price |
|---|---|---|---|
| StudioEvery studio stops at least AED 700,000 short of the line. | 10 | AED 550,000 | AED 1,300,000 |
| 1 bedroomOver half the list. The top one, on Saadiyat Island, is AED 20,000 short. | 21 | AED 700,000 | AED 1,980,000 |
| 2 bedroomsOnly the Al Reem pair at AED 1,940,000 and AED 1,980,000 sits near the line. | 6 | AED 950,000 | AED 1,980,000 |
| 3 bedroomsThe only one listed, AED 200,000 short. | 1 | AED 1,800,000 | AED 1,800,000 |
Ready or off plan
Ready or off plan under AED 2 million
Both are open at this budget. What differs most is when the deed is yours and how the residency route treats each.
| Ready or off plan under AED 2 million | Ready | Off plan |
|---|---|---|
| When the deed is yours | At transfer, four to eight weeks from an accepted offer | At handover, on the developer's date |
| Cash at the start | Full price at transfer, or a 20% Down Payment with a loan | A Down Payment set by the developer's payment plan |
| Value it records | The price agreed with the owner | The contract price, fixed at booking |
| Residency route | One home worth AED 2,000,000 or more | One or more off plan homes from approved developers |
| Rent | From your first tenant | Only after handover |
| Who sells it | An owner, as a resale | The developer at launch, or a buyer reselling before handover |
Need a deed in weeks or a tenant this year? Buy ready. Happy to wait for handover, or planning more than one home? Look at off plan.
What you pay on top
Buying costs, and why fees never reach the line
What you pay on top of the price, at standard Abu Dhabi rates. None of it counts toward AED 2,000,000.
| Cost | Amount | Notes |
|---|---|---|
| Transfer fee | 2% of the price | Paid on top of the price when the home transfers. |
| Down Payment with a mortgage | 20% expatriates, 15% UAE nationals | For a first home under AED 5 million. On AED 1,980,000: AED 396,000 or AED 297,000. |
| Mortgage arrangement | About 1% of the loan | Charged by the lender when the loan is set up. |
| Valuation | AED 2,500 to AED 3,500 | The bank values the home before it lends. |
AED 1,980,000 does not become AED 2,000,000
The transfer fee adds AED 39,600, so you spend AED 2,019,600. The deed still records AED 1,980,000, and that is the value the registration letter carries.
Standard Abu Dhabi rates as we write. We confirm every cost on your purchase in writing before you commit.
Run your own number
Monthly repayment on an apartment under AED 2 million
Pick AED 2,000,000, the line itself, then the price you would be happy with. Set the two repayments side by side before deciding whether the residency is worth the stretch.
Try a starting price
Monthly repaymentAED 6,067
- You borrow
- AED 1,120,000
- Cash on the day
- AED 308,000Down Payment and transfer fee together
- Total paid by the end of the term
- AED 2,100,240
Arithmetic on the figures you enter, not a quote. A lender prices each loan on your file, and we can introduce a broker for a written one.
The residency line
What each property value opens, and who decides
The routes published at the time of writing. We sell property and do not advise on immigration. ICP decides every file.
NoneUnder AED 2,000,000
10 yearsInvestor route, AED 2,000,000 and above
10 years, mortgageAED 2,000,000 bought with a loan
10 years, off planAED 2,000,000 from an approved developer
5 yearsProperty owners, the shorter route
The published route reachesNone
Every home on this page sits here. The deed is yours, but the price does not reach the published value.
ICP issues the residency, reached through TAMM in Abu Dhabi. Rules change, so confirm your own case with ICP before you buy on it.
How to buy
How to buy an apartment under AED 2 million in Abu Dhabi
Settle the residency question first. The purchase itself follows the usual Abu Dhabi process.
- 01
Decide what it is for
A home, or a home and a residency? If the residency matters, search at AED 2,000,000 and above.
- 02
One property or more
No single home here reaches the line. Only the off plan wording names one or more homes, and ICP decides whether they count.
- 03
Offer, MOU and transfer
On a ready home, allow four to eight weeks from accepted offer to deed, plus the 2% transfer fee.
- 04
Then the residency, if it applies
The deed comes first. ICP decides the file through TAMM, and we introduce consultants who handle it.
Keep looking
Other budgets, areas and tools
The budgets either side of this one, apartments by area and size, and the calculators.
Other budgets
Apartments by area
More apartment searches
The islands in this band
The mainland communities
Questions buyers ask
Questions about apartments under AED 2 million in Abu Dhabi
Answered with the figures on this page.
Not from the property alone. The published value is AED 2,000,000 and the dearest apartment on this page is AED 1,980,000. If the residency is your reason to buy, search at two million and above.
16 of the 38 apartments on our list, from an AED 825,000 studio at City of Lights to the AED 1,980,000 two bedroom at Marina Square. City of Lights holds five of them, and Tamouh, Marina Square and Shams Abu Dhabi three each.
No. ICP asks for a registration letter confirming property worth at least AED 2,000,000, and that letter carries the registered price. Fees are paid on top of the price and never raise it.
The u.ae wording for the off plan route covers one or more properties of no less than AED 2 million from approved developers. Whether your pair qualifies, and the proof needed, is for ICP to decide, so ask them before you buy on it.
Not by itself. u.ae lists a property bought with a loan from specific local banks as eligible. ICP sets which banks count and what they must issue, so confirm your lender first.
38 apartments on our list today, from AED 550,000 to AED 1,980,000, across 10 communities. Our catalogue adds 48 off plan projects whose prices start below the line.
We list six, from AED 950,000. The two on Al Reem Island sit at the top: AED 1,940,000 for a two bedroom with a maid's room at Tamouh and AED 1,980,000 with a full sea view at Marina Square.
13 more apartments, 11 more projects, and Yas Island, where nothing is listed below AED 1,550,000. It does not add the residency: the list stops at AED 1,980,000.
About AED 7,800 a month before the service charge. That assumes a 20% Down Payment, a loan of AED 1,440,000, 25 years and an illustrative 4.25% rate. Put your own rate into the calculator on this page.
We cannot promise a timeline. On a ready home, transfer and title deed usually take four to eight weeks from an accepted offer. After that the file is ICP's, reached through TAMM, and the time it takes is theirs to set.
Before you set the number
Which side of the line are you buying on?
Tell us what the home is for. We send what fits, each with its distance from AED 2,000,000, and say early if your plan needs the other side.
- 38Apartments listed with us
- AED 550,000Lowest price on our list
- AED 1,980,000Closest to the line
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