Abu Dhabi Freehold Markets: Five Years of Entry, Peak and Latest Recorded Values

The analysis uses only full-ownership transactions, a positive official ADREC rate, sensible areas and prices, and a consistency check between price, area and the official rate. Residential buildings are limited to 30–2,000 sqm and villa plots to 100–10,000 sqm. The owner-confirmed Nudra Beach Villas records carrying an erroneous 103.14 sqm area are excluded from rankings only; the underlying ADREC records remain unchanged.

This is a transaction-history guide, not an appraisal or an asking-price survey. It is designed to help a buyer entering the market understand verified entry points, the highest observed executed values and the level of the latest available registration.

Saadiyat

Saadiyat has the broadest premium profile in this selection, with verified evidence across apartments, villas, townhouses and villa plots. The gap between entry and peak values is particularly wide in apartments and villas, which means project, frontage, view, layout, building quality and exact location matter materially.

The apartment entry reference was Saadiyat Beach Residences Block 5 at AED 3.0 million for 201 sqm on 9 October 2025. The apartment peak was Four Seasons Private Residences at AED 50.0 million for 374 sqm on 26 August 2026. The latest qualifying apartment was Ajwan Towers at AED 1.998 million for 85 sqm on 8 September 2026.

For villas, the entry reference was Saadiyat Lagoons Wilds Phase 1 at AED 6.231 million for 499 sqm on 16 November 2023. The peak was Hidd Al Saadiyat Al Seef at AED 130.0 million for 985 sqm on 8 September 2024. The latest qualifying villa was Saadiyat Lagoons Phase 2 Al Sidr at AED 9.8 million for 573 sqm on 2 September 2026.

The strict repeated-property evidence is also meaningful. Nobu Residences 2, a 287 sqm three-bedroom apartment, moved from AED 30.284 million in a Primary registration on 3 June 2024 to AED 35.0 million in a Secondary registration on 18 August 2026, a 15.6% increase. A 598 sqm Saadiyat Reserve plot moved from AED 1.830 million on 9 January 2022 to AED 4.4 million on 12 June 2026, a 140.4% increase. These are unique-exact transaction matches based on project, community, type, layout and area; ADREC does not provide a title-deed or unit identifier, so they are not legal assertions of the same title deed.

Ramhan

Verified qualifying evidence is concentrated in villas. The entry reference was Ramhan Island Phase 1, a three-bedroom villa at AED 7.510 million for 263 sqm on 11 November 2025, or AED 2,649 per sq ft. The peak was Ramhan Island Phase 4, a four-bedroom villa at AED 13.960 million for 232 sqm on 25 August 2026, or AED 5,591 per sq ft. The latest qualifying villa was another Phase 4 registration, a five-bedroom villa at AED 14.005 million for 396 sqm on 3 September 2026, or AED 3,286 per sq ft.

The data therefore shows a short but active villa-led record. A buyer should treat the range as evidence of product-level differentiation rather than a single district-wide benchmark.

Fahid

Verified qualifying evidence in Fahid is concentrated in apartments. The entry reference was The Beach House, a three-bedroom apartment at AED 5.857 million for 184 sqm on 1 October 2025, or AED 2,951 per sq ft. The peak was Fahid Beach Residences, a two-bedroom apartment at AED 9.895 million for 174 sqm on 14 August 2025, or AED 5,275 per sq ft. The latest qualifying apartment was Fahid Beach Terraces, a three-bedroom apartment at AED 10.485 million for 248 sqm on 26 August 2026, or AED 3,928 per sq ft.

The observed range places Fahid among the higher entry-price apartment markets in this report, although the available period is comparatively short and should be interpreted project by project.

Yas

Yas provides the broadest range of product types after Saadiyat, from apartments through villas, townhouses and villa plots.

The apartment entry reference was The Sustainable City Yas Island Phase 1 at AED 1.246 million for 102 sqm on 14 March 2023. The peak was an Ansam Phase 2 Golf Collection two-bedroom registration at AED 21.056 million for 115 sqm on 4 February 2024. The latest qualifying apartment was an Ansam Phase 2 Golf Collection Secondary registration at AED 2.985 million for 167 sqm on 8 September 2026.

The villa entry reference was West Yas Villas at AED 5.067 million for 568 sqm on 6 October 2024. The peak was Yas Acres The Redwoods at AED 35.0 million for 663 sqm on 22 April 2026. The latest qualifying villa was Noya Phase 5 Yas Park Views at AED 4.4 million for 233 sqm on 6 September 2026.

Several repeated-property examples illustrate why product selection matters. Yas Acres The Redwoods, 663 sqm and six-plus bedrooms, moved from AED 8.903 million in November 2021 to AED 35.0 million in April 2026, a 293.1% increase. Mayan, a 635 sqm three-bedroom townhouse-classified record, moved from AED 6.956 million to AED 8.4 million between September 2024 and March 2025, a 20.8% increase. By contrast, an Opula Residences 34 sqm studio moved from AED 780,000 to AED 500,000 between July 2025 and September 2026, a 35.9% decline. These are strictly matched records, not a prediction for any unit.

Reem

Reem has verified qualifying evidence in apartments, villas and townhouses, giving an incoming buyer a broad comparison set.

The apartment entry reference was The Gate and Arc Towers at AED 1.065 million for 117 sqm on 23 July 2023. The peak was Seamont Residences by Marriott at AED 2.965 million for 76 sqm on 30 December 2025. The latest qualifying apartment was Radiant Atrium at AED 1.565 million for 89 sqm on 13 September 2026.

For villas, Reem Hills Phase 1C was the entry reference at AED 3.786 million for 361 sqm on 22 January 2023. Reem Hills Phase 2A marked the peak at AED 4.6 million for 221 sqm on 31 August 2026. The latest qualifying villa was a Reem Hills Phase 1C Secondary registration at AED 4.5 million for 248 sqm on 11 September 2026.

One exact apartment evidence point is Sun and Sky, Boutik Mall: a 89 sqm one-bedroom record increased from AED 850,000 in June 2024 to AED 1.38 million in August 2026, a 62.4% increase.

Hudayriyat

Hudayriyat shows verified qualifying evidence across apartments, villas, townhouses and villa plots. Its record is relatively recent, so the latest registrations are particularly relevant for current market orientation.

The apartment entry reference was Nawayef Park Views at AED 3.307 million for 184 sqm on 3 February 2026. The peak and latest qualifying apartment records were Bashayer Residences Phases 5 and 6 at AED 3,043 per sq ft on 31 August 2026 and AED 2,986 per sq ft on 7 September 2026.

The villa entry reference was Al Naseem at AED 7.824 million for 669 sqm on 28 January 2025. The peak was Bashayer Villas Phase 2 at AED 21.277 million for 591 sqm on 17 June 2026. The latest qualifying villa was Hudayriyat Golf Estates Villas at AED 36.139 million for 1,129 sqm on 8 September 2026.

Exact repeated-property evidence appears in both apartments and plots. Nawayef Park Views, a 197 sqm two-bedroom record, moved from AED 3.767 million in June 2025 to AED 4.1 million in May 2026, an 8.8% increase. A 621 sqm Wadeem plot moved from AED 2.944 million in January 2026 to AED 3.394 million in August 2026, a 15.3% increase.

Marina Sunset Bay

Verified qualifying evidence at Marina Sunset Bay is limited but present in villas and townhouses. The villa entry reference was AED 1,422 per sq ft for a 745 sqm six-plus-bedroom Marina Sunset Bay Villas registration at AED 11.4 million on 29 December 2022. The villa peak was AED 3,783 per sq ft for a 933 sqm six-plus-bedroom registration at AED 38.0 million on 27 August 2025. The latest qualifying villa was AED 1,933 per sq ft for a 745 sqm six-plus-bedroom Secondary registration at AED 15.5 million on 22 February 2026.

The available townhouse evidence consists of two qualifying records at AED 2,593 per sq ft, both pointing to a five-bedroom 577 sqm registration at AED 16.1 million on 23 November 2025. This very small sample should not be treated as a broad townhouse benchmark.

Reeman Living

Reeman Living has verified qualifying apartment evidence. The entry reference was AED 1,037 per sq ft for a two-bedroom 74 sqm Reeman Living apartment at AED 822,000 on 11 February 2024. The peak was AED 1,952 per sq ft for a studio in Reeman Living 2 at AED 1.016 million for 48 sqm on 16 March 2026. The latest qualifying record was a studio in Reeman Living at AED 735,000 for 45 sqm on 8 September 2026, or AED 1,517 per sq ft.

Bloom Living

Bloom Living provides verified qualifying evidence in apartments, villas and townhouses.

The apartment entry reference was Bloom Living Granada 1 at AED 1.101 million for 101 sqm on 20 January 2026. The peak was a Granada 2 studio at AED 712,282 for 34 sqm on 4 January 2026. The latest qualifying apartment was a Granada 2 one-bedroom at AED 1.246 million for 65 sqm on 26 August 2026.

The villa entry reference was Bloom Living Toledo at AED 3.003 million for 254 sqm on 22 November 2022. The latest qualifying villa was another Toledo three-bedroom record at AED 4.0 million for 254 sqm on 26 August 2026. For townhouses, the entry reference was Bloom Living Casares at AED 2.055 million for 152 sqm on 31 August 2023; the latest qualifying townhouse was AED 3.295 million for 172 sqm on 3 September 2026.

One strict apartment match at Granada 1 moved from AED 980,392 in May 2024 to AED 1.0 million in July 2026, an increase of 2.0%.

What a New Buyer Should Take From the Five-Year Record

The records show that there is no single “Abu Dhabi Freehold price per sq ft.” Each area is a collection of distinct products, and a district peak is often driven by a specific ultra-prime project, layout or scarcity profile. Entry, peak and latest should therefore be used as three reference points rather than as a valuation range for every home.

For practical comparison, start with the latest observed record for the closest project, type, layout and area. Use entry and peak to understand the historical spread, then verify the current availability and condition of the actual unit. Where a strict Primary-to-Secondary comparison is shown, it is evidence of a matching transaction pattern only, not proof of legal title identity and not a forecast.

References

[1] ADREC public transaction portal