Shakhbout City
Shakhbout City is a mainland Abu Dhabi residential district formerly called Khalifa City B, between Mohammed Bin Zayed City to the south west and the airport to the north. Its housing stock is largely villas and townhouses, with a smaller apartment and duplex component. It suits households seeking a residential setting with schools and public spaces, and people who travel to nearby mainland destinations.
Homes for sale and for rent in Shakhbout City
The homes we list in Shakhbout City right now. Open a home for its details, or open the full list.
We have no homes for sale in Shakhbout City at the moment. Open the full list, or tell us what you need below.
We have no homes for rent in Shakhbout City at the moment. Open the full list, or tell us what you need below.
Source: Masterpiece Property listings, November 2026
Prices, rents and yields in Shakhbout City
ADREC records villas and townhouses as the larger part of the district housing stock, with apartments and duplexes also present. When we have homes for sale or rent here, they show above with their asking prices. The prices section also shows ADREC median rents where available, a general reference that does not set the rent of an individual home.
What the regulator shows for rent
| Home | Median yearly rent |
|---|---|
| 3 bedroom villa or townhouseAbout AED 9,570 a month | AED 114,885 |
| 4 bedroom villa or townhouseAbout AED 10,950 a month | AED 131,393 |
| 5 bedroom villa or townhouseAbout AED 11,920 a month | AED 143,055 |
The yearly median runs from AED 114,885 for a 3 bedroom villa or townhouse to AED 143,055 for a 5 bedroom villa or townhouse, about 25% more across the range (ADREC Rental Index, Q2 2025).
Source: ADREC Rental Index, Interactive Map: median yearly rent, all contract types, Q2 2025 (read September 2026)
About Shakhbout City
Shakhbout City sits on the Abu Dhabi mainland, between Mohammed Bin Zayed City to the south west and Zayed International Airport to the north. Its former name, Khalifa City B, still appears in older addresses and documents. The Urban Planning Council handed its master plan to Abu Dhabi City Municipality in 2015, describing a district with established neighbourhoods as well as space for additional housing and services (WAM, October 2026). This is a place to consider for a mainland home and a local routine, with larger destinations reached by road.
The master plan covered 1,854 hectares and allocated 323 additional housing plots for UAE nationals (WAM, October 2026). It also proposed land for commercial buildings, government services, nurseries and community facilities, as well as a district park in the business centre. These were planning allocations, so they should be read as the plan at that date rather than a list of completed buildings. A separate infrastructure project reported in 2019 concerned roads and utilities for 354 residential plots, including water, drainage and electricity (WAM, October 2026).
ADREC recorded 4,675 homes at June 2026: 4,150 in its villa and townhouse category and 525 apartments or duplexes (ADREC Interactive Map, read October 2026). Those are district supply figures, not the number available to buy or rent. The mix puts low rise homes at the centre of a search here, while ADREC also records a smaller apartment and duplex stock. A particular property and its legal status still need to be considered individually.
For everyday life, the district has Al Ittihad National Private School and Virginia American School, while the municipality identifies Shakhbout City Park and Shakhbout Square as public facilities. Sheikh Shakhbout Medical City is in Al Mafraq, about 9 minutes away by car (SEHA and OpenStreetMap contributors, October 2026). When we have homes for sale or rent here, they show above, and the prices section shows ADREC median rents where available.
Places in and around Shakhbout City
These landmarks and planned areas help orient a search across the district.
Established neighbourhoods
The master plan described established residential neighbourhoods and proposed improvements to streets and amenities alongside new public facilities. The plan incorporated feedback from residents and allocated space for community centres and nurseries. Villas and townhouses form the larger share of the area’s homes, alongside apartments and duplexes.
Source: WAM master plan and ADREC Interactive Map, October 2026.
Housing plots
The 2015 master plan allocated 323 additional plots for UAE national housing. A separate project reported in 2019 provided for roads and services to 354 plots, including drinking water, drainage and power. The master plan also included land for community and government facilities.
Source: WAM master plan and infrastructure project, October 2026.
Park and square
Shakhbout City Park has hosted municipality workshops for local residents and school pupils. Shakhbout Square has public and sports facilities and hosted a football event organised by the municipality. Both give residents named places for community activity.
Source: Abu Dhabi City Municipality, October 2026.
Al Mafraq medical area
Sheikh Shakhbout Medical City is in the Al Mafraq area, about 9 minutes away by car. SEHA describes it as the UAE’s largest hospital, with 741 beds. Bus 420 stops at its main entrance.
Source: SEHA and Abu Dhabi Mobility; OpenStreetMap drive times (OSRM) from the centre of Shakhbout City, October 2026.
Who Shakhbout City suits
Families
Families looking for American curriculum schools can consider Al Ittihad and Virginia, both in Shakhbout City. The city park and Shakhbout Square also offer places for local community activities.
People working nearby
The location can suit people working at Sheikh Shakhbout Medical City or in Mohammed Bin Zayed City. The hospital is in Al Mafraq, and bus service connects it with Shakhbout City.
Villa households
Households seeking a villa or townhouse will find a district where these homes form the main part of the housing mix. Local schools and the city park can support a family routine close to home.
Mainland residents
Those who prefer a mainland residential setting can consider the established neighbourhoods and nearby Mohammed Bin Zayed City. Shakhbout Square provides a local space for sports and community events.
Living in Shakhbout City
Schools, health, shopping, outdoors and how you get around.
Schools
- Al Ittihad National Private School
- The Shakhbout school teaches an American curriculum alongside national subjects including Arabic and Islamic studies. ADEK rated its national identity programme outstanding in 2022/23.
- Virginia American School
- An American curriculum school in Shakhbout City, teaching from pre-kindergarten through grade 12.
Source: school websites and ADEK national identity assessment, October 2026.
Shopping
- Dalma Mall
- A shopping and entertainment centre with a cinema and children’s play areas, about 20 minutes by car.
- Yas Mall
- A shopping and dining destination on Yas Island, about 24 minutes by car.
Source: Experience Abu Dhabi and Yas Mall; OpenStreetMap drive times (OSRM) from the centre of Shakhbout City, October 2026.
Getting around
- Bus 420
- Runs about once an hour, linking Shakhbout City and Sheikh Shakhbout Medical City with Bani Yas.
- Etihad Rail
- The Abu Dhabi passenger station is in Mohammed Bin Zayed City, with shuttle links to destinations including ADNEC and Reem Mall.
Source: Abu Dhabi Mobility timetable and Masterpiece Property guide to Etihad Rail, October 2026.
Health
- Al Nokhba Medical Centre
- A medical centre in Shakhbout City, opened in April 2024.
- Sheikh Shakhbout Medical City
- A hospital in Al Mafraq with multiple specialties, about 9 minutes by car.
Source: WAM and SEHA; OpenStreetMap drive times (OSRM) from the centre of Shakhbout City, October 2026.
Parks and outdoors
- Shakhbout City Park
- A municipal park where local schools and residents have joined community workshops.
- Shakhbout Square
- A public space with sports facilities used for a municipality football event.
Source: Abu Dhabi City Municipality, October 2026.
Buying in Shakhbout City: rules and costs
Ownership
Shakhbout City is not on the list of investment zones in our expat guide, where foreign buyers can own freehold, so confirm the title of the particular home before buying.
Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026.
Registration costs
ADREC’s registration rules let the Executive Committee set the sale registration fee within 1% to 4%, shared equally by seller and buyer unless they agree otherwise. For an off-plan sale in the initial register, the fee is 2% of the value, shared equally, capped at AED 2,000,000 per transaction. The applicable fee and agreement are part of the purchase calculation.
Source: ADREC registration rules, read October 2026.
Off-plan payments
Payments for units sold off plan go into the project escrow account under the relevant rules. The initial register records off-plan dispositions, and the contract sets out the payment obligations. A payment schedule relates to the particular project rather than all homes in the district.
Source: ADREC registration rules and Masterpiece Property guide to buying off-plan property in Abu Dhabi, October 2026.
Mortgage
A lender assesses the property and the applicant before making a mortgage offer. If its valuation is lower than the agreed price, the buyer may need to fund the difference as well as the Down Payment. The financing terms and valuation therefore affect the cash needed at purchase.
Source: Masterpiece Property mortgage guide, October 2026.
Golden Visa
ICP, the federal authority that issues it, gives real estate investors a 10 year Golden Residency when one or more properties in the UAE are worth at least AED 2,000,000 together and fully owned and registered in their name. A property financed by an approved local bank qualifies, and so do off-plan units worth at least AED 2,000,000 bought from an approved developer. ICP decides each application.
Source: ICP, UAE Golden Residency, updated September 2026.
Ongoing costs
Ownership can bring maintenance and, where applicable, service charges for shared facilities. Costs depend on the property and its arrangements, so the latest statement and ownership documents matter when assessing the total cost of a home. A standalone villa and a managed building may have different arrangements.
Source: Masterpiece Property guide to buying property in Abu Dhabi as an expat, October 2026.
Pros and cons of Shakhbout City
Strengths
Things to weigh
- Villas and townhouses make up most homes, giving villa seekers a strong starting point.
- Al Ittihad and Virginia offer American curricula in the district.
- A municipal park and sports square serve local activity.
- Sheikh Shakhbout Medical City is about 9 minutes by car (OpenStreetMap contributors, October 2026).
- The district covers 1,854 hectares, so journeys differ from one home to another (WAM, October 2026).
- Apartment and duplex seekers have a smaller share of the housing stock to choose from.
- Dalma Mall is about 20 minutes by car (OpenStreetMap contributors, October 2026).
- Bus 420 runs about once an hour through the district (Abu Dhabi Mobility, October 2026).
Source: WAM, ADREC Interactive Map, schools, SEHA, Abu Dhabi City Municipality and Abu Dhabi Mobility, October 2026; OpenStreetMap drive times (OSRM) from the centre of Shakhbout City, October 2026.
Nearby communities
Questions about Shakhbout City
Where is Shakhbout City?
It is on the Abu Dhabi mainland, between Mohammed Bin Zayed City to the south west and the airport to the north. It was previously known as Khalifa City B.
What types of homes are in Shakhbout City?
ADREC recorded 4,150 villas and townhouses and 525 apartments and duplexes in June 2026 (ADREC Interactive Map, read October 2026). These are supply categories for the district.
What ownership rules apply to foreign buyers?
Shakhbout City is not on the list of investment zones in our expat guide, where foreign buyers can own freehold. Confirm the title of the particular home before buying.
How much do homes cost?
When we have homes for sale here, they show above with their asking prices. Individual asking prices and the homes available change over time.
What are rents like?
The prices section shows ADREC median rents where available. When we have homes for rent here, they show above. The rental index is a general reference rather than a valuation of a particular home.
Which schools are in Shakhbout City?
Al Ittihad National Private School and Virginia American School both offer an American curriculum. ADEK rated Al Ittihad’s national identity programme outstanding in 2022/23 (ADEK, October 2026).
Is there a bus?
Yes. Abu Dhabi Mobility’s published route 420 timetable includes Shakhbout City stops and Sheikh Shakhbout Medical City (Abu Dhabi Mobility, October 2026). The timetable provides the stop sequence and service times.
Where is the Etihad Rail station?
The Abu Dhabi passenger station is in Mohammed Bin Zayed City. The operator’s shuttle links include ADNEC and Reem Mall.
What are the service charges?
Charges depend on the property and its management arrangements. The seller’s latest statement and the ownership documents help establish the costs of a particular home.
What are the drawbacks?
The district covers a wide area and bus 420 runs about once an hour (Abu Dhabi Mobility, October 2026). Dalma Mall is about 20 minutes away by car (OpenStreetMap contributors, October 2026).
Sources
Every number on this page comes from one of these sources, read in the month shown.
- Masterpiece Property listingsHomes, asking prices and yield, worked out from our sale and rent listings, November 2026.
- ADREC (Abu Dhabi Real Estate Centre)ADREC Rental Index, Interactive Map: median yearly rent, all contract types, Q2 2025 (read September 2026)
- Masterpiece Property guide to buying property in Abu Dhabi as an expatUpdated 16 October 2026.
- Masterpiece Property mortgage guideUpdated 5 October 2026.
- Masterpiece Property guide to buying off-plan property in Abu DhabiUpdated 13 October 2026.
- Masterpiece Property guide to Etihad RailUpdated 16 October 2026.
- Masterpiece Property guide to the Abu Dhabi Rental IndexUpdated 12 October 2026.
- ADREC registration rulesSale and off-plan registration fees, common parts, the initial register and escrow, read 30 October 2026.
- ICP: UAE Golden ResidencyGolden Residency for real estate investors: 10 years, AED 2 million; updated 10 September 2026.
- ADREC Interactive MapResidential supply of the Shakhbout City district, read 19 October 2026.
- WAM: Shakhbout City master planThe 2015 plan, land allocation and location. Read October 2026.
- WAM: Shakhbout infrastructureHistorical road and utility project. Read October 2026.
- Abu Dhabi City Municipality: Shakhbout City ParkMunicipal park and community event. Read October 2026.
- Abu Dhabi City Municipality: Shakhbout SquareSports facilities and an event at the square. Read October 2026.
- Al Ittihad National Private School ShakhboutSchool history and curriculum. Read October 2026.
- ADEK National Identity MarkNational identity assessment for Al Ittihad. Read October 2026.
- Virginia American SchoolSchool curriculum and location. Read October 2026.
- SEHA: hospitalsSheikh Shakhbout Medical City and its location. Read October 2026.
- WAM: Al Nokhba Medical CentreOpening of the Shakhbout centre. Read October 2026.
- Abu Dhabi Mobility: bus service 420Route and stops in the published timetable. Read October 2026.
- Experience Abu Dhabi: Dalma MallShopping, cinema and family entertainment. Read October 2026.
- Al Ittihad National Private School Shakhbout: homeAmerican and national subjects. Read October 2026.
- Yas MallShopping and dining on Yas Island. Read October 2026.
- OpenStreetMap contributorsPlaces on the map and drive times worked out on OpenStreetMap roads (OSRM), read October 2026.
Page checked: 30 October 2026
Request the Shakhbout City price sheet
Tell us what you are looking for in Shakhbout City. Here is what you get.
- A price sheet for Shakhbout City: the homes we list, the projects and their starting prices.
- Help choosing between ready and off-plan homes, and between districts.
- The buying steps and costs for your case: the ADREC transfer fee, a mortgage, the payment plan.
- A viewing or a video call, whichever suits you.
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