Abu Dhabi market data, November 2026
The short answer
6.47% was the gross rental yield for apartments in Yas Island (ADREC, 2025). Deduct service charges, maintenance and vacancy costs when planning your net income.
Dated gross returns before costs. Asking-based yields compare separate sale and rental samples.
Listing observation 5 November 2026
Gross yield, apartments
6.47%
ADREC, 2025; read 22 September 2026.
Eligible sale listings
13
Masterpiece Property, 5 November 2026
Eligible annual rentals
3
Masterpiece Property, 5 November 2026
| Property type | Gross yield | Average sale price | Service charge a year |
|---|---|---|---|
| Apartments | 6.47% | AED 1,577 per sq ft | AED 16 per sq ft |
| Villas and townhouses | 5.47% | AED 1,402 per sq ft | AED 5 per sq ft |
Source: ADREC Interactive Map: sales rate, rental yield and service charge by district, 2025.
Yas Island is a residential and leisure island in northeast Abu Dhabi, with apartments, townhouses and villas alongside schools, shops and major attractions. It suits people who want a choice between waterfront apartments and family houses while staying close to the airport and the island’s leisure venues.
Masterpiece Property area research, reviewed 30 October 2026.
AED 16 per sq ft a year is the ADREC service-charge reference for apartments in Yas Island (2025 or the latest approved rate at the 22 September 2026 reading). Multiply by the home's area and check its approved charges when estimating net income. Work your own numbers with the rental yield calculator and check the rents in Yas Island.
6.47% in Yas Island, compared with 5.54% in the Al Rahah district: apartment gross yield (ADREC, 2025). Use the same category and period to compare your area shortlist. Prices matter as much as rents: see the property prices in Yas Island, or compare Saadiyat Island or Yas Island.
The same property category and period are shown in each column: 2025. Compare these references first, then check each home’s age, finish and view.
| Area | Apartment gross yield |
|---|---|
| Yas Island | 6.47% |
| the Al Rahah district | 5.54% |
| Saadiyat Island | 6.45% |
| Al Reem Island | 6.49% |
Source: ADREC Interactive Map: sales rate, rental yield and service charge by district, 2025.
Selected asking prices observed on 5 November 2026. Compare the homes by type, bedrooms and size, then open their details.
| Home and reference | Asking price | Area, sq ft |
|---|---|---|
| Apartment, 2 bedrooms: Diva (126-5508) | AED 1,800,000 | 950 |
| Apartment, 1 bedroom: Gardenia Bay (208-5714) | AED 1,549,999 | 813 |
| Apartment, 3 bedrooms: water's edge (126-5870) | AED 2,850,000 | 1,400 |
| Villa, 5 bedrooms: West Yas (68-5928) | AED 9,100,000 | 7,072 |
| Apartment, Studio: Gardenia Bay (380-6424) | AED 1,030,000 | 465 |
| Villa, 3 bedrooms: The Cedars (130-6338) | AED 6,500,000 | 3,229 |
Source: Masterpiece Property listing observation, 5 November 2026. Open each home for its latest price and availability.
| Home and reference | Asking rent a year | Area, sq ft |
|---|---|---|
| Villa, 4 bedrooms: Noya 1 (536-6376) | AED 260,000 | 3,391 |
| Townhouse, 3 bedrooms: Redwoods (126-6556) | AED 260,000 | 3,231 |
| Villa, 4 bedrooms: The Dahlias (380-6426) | AED 549,999 | 7,500 |
Source: Masterpiece Property listing observation, 5 November 2026. Open each home for its latest price and availability.
Explore home types, layouts and completion stages in these projects, selected from our catalogue on 5 November 2026.
Masterpiece Property listings were observed on 5 November 2026. The sample includes residential homes with a stated price and bedroom count; rentals state an annual rent.
A median is the middle value in sorted data, or the average of the two middle values. We show listing medians from at least 3 homes; prices per sq ft also require 3 homes with a stated area.
ADREC figures keep their published periods and original read dates. Compare each reference with homes of the same category and check current asking prices using the linked listings.
Asking-based gross yield = median annual asking rent ÷ median asking price × 100, for the same type and bedroom count with at least 3 listings on each side. Every month's figures are collected in the Abu Dhabi market report.
The Abu Dhabi market report for November 2026: official ADREC figures, the biggest districts and what our listings show.
Everything we publish about Yas Island, the communities around it and the tools to act on the numbers.