Authored by the expert who managed and guided the team behind the United Arab Emirates Property Pack
Yes, the analysis of Abu Dhabi's property market is included in our pack
This article breaks down the current housing prices in Abu Dhabi so you can understand exactly what to expect when buying property there.
We constantly update this blog post to reflect the latest market data and trends in Abu Dhabi's residential real estate.
Whether you're looking for a starter apartment or a luxury villa, you'll find practical price ranges and neighborhood comparisons below.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Abu Dhabi.
Insights
- Abu Dhabi property prices have climbed roughly 12% year-over-year, yet with UAE inflation staying around 2%, buyers are seeing real gains of about 10% in property value.
- Apartments dominate Abu Dhabi's residential market, making up 60% to 70% of transactions, which keeps the median home price lower than you might expect at around AED 1.4 million.
- The price gap between Saadiyat Island and Hydra Village is striking: luxury waterfront homes cost up to AED 28,000 per sqm, while budget areas start at just AED 4,500 per sqm.
- New homes in Abu Dhabi carry a premium of about 8% to 15% over comparable older properties, mainly because of better amenities, modern layouts, and lower maintenance risk.
- Buyers should budget an extra 5% to 10% on top of the purchase price for transaction fees, broker commissions, and potential renovation work in Abu Dhabi.
- With $500,000, you can realistically buy a 2-bedroom apartment on Al Reem Island or Al Raha Beach, two of the most popular expat neighborhoods in Abu Dhabi.
- Listing prices in Abu Dhabi typically close about 3% to 7% below the asking price, with ready resale homes seeing more negotiation room than off-plan purchases.
- Over the past 10 years, Abu Dhabi property prices have risen roughly 30% in nominal terms, translating to about 15% to 30% in real value after adjusting for inflation.
What is the average housing price in Abu Dhabi in 2026?
The median housing price is more telling than the average because it represents the middle point of all transactions, which means a few ultra-expensive villas won't skew the number the way they would with a simple average.
We are writing this as of January 2026 with the latest data collected from authoritative sources including ADREC, ValuStrat, Cavendish Maxwell, and Knight Frank, all of which we manually verified.
The median housing price in Abu Dhabi in 2026 is approximately AED 1.4 million, which equals about $381,000 or €325,000. The average housing price in Abu Dhabi in 2026 is slightly higher at around AED 1.65 million, or roughly $449,000 and €383,000.
About 80% of residential properties in Abu Dhabi in 2026 fall within a price range of AED 900,000 to AED 3.5 million, which translates to roughly $245,000 to $953,000 or €209,000 to €813,000.
A realistic entry-level purchase in Abu Dhabi in 2026 starts around AED 500,000 to AED 700,000 ($136,000 to $191,000 or €116,000 to €163,000), which typically gets you a studio or compact one-bedroom apartment in neighborhoods like Hydra Village or Al Ghadeer.
Luxury properties in Abu Dhabi in 2026 typically range from AED 8 million to AED 25 million or more ($2.2 million to $6.8 million or €1.9 million to €5.8 million), and for that you can expect a large beachfront villa on Saadiyat Island or a high-end branded apartment with premium amenities.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Abu Dhabi.
Are Abu Dhabi property listing prices close to the actual sale price in 2026?
In Abu Dhabi in 2026, closed sale prices typically come in about 3% to 7% below the original listing price, with most deals settling around 5% off.
This happens because sellers, especially in the resale market, tend to price in some negotiation room from the start. The discount varies most between off-plan properties (where developers offer fixed price lists and incentives, leaving less room to negotiate) and ready resale homes (where buyers have more leverage to push the price down).
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What is the price per sq m or per sq ft for properties in Abu Dhabi in 2026?
As of January 2026, the median housing price in Abu Dhabi is approximately AED 10,800 per sqm (about $2,940 per sqm or €2,510 per sqm) or AED 1,003 per sqft ($273 per sqft or €233 per sqft). The average housing price runs slightly higher at around AED 11,500 per sqm ($3,130 per sqm or €2,670 per sqm) and AED 1,068 per sqft ($291 per sqft or €248 per sqft).
In Abu Dhabi in 2026, prime waterfront locations and branded high-amenity towers command the highest price per sqm, while car-dependent outskirts and older buildings with simpler amenities have the lowest price per sqm.
Saadiyat Island in Abu Dhabi has the highest prices per sqm in 2026, ranging from AED 18,000 to AED 28,000, thanks to its beachfront location and cultural attractions. On the other end, Hydra Village offers the lowest prices at around AED 4,500 to AED 6,500 per sqm, making it the most affordable freehold option in the city.
How have property prices evolved in Abu Dhabi?
Compared to January 2025, Abu Dhabi property prices in January 2026 have risen by an estimated 8% to 15%, with a midpoint around 12%. This growth has been driven by limited supply of prime stock and sustained demand from investors attracted by long-term residency programs and the city's stability.
Looking back two years to January 2024, Abu Dhabi property prices have likely increased by roughly 18% to 28%. The market has benefited from continued infrastructure development, maturing master-planned communities, and strong international interest in UAE real estate as a safe investment destination.
By the way, we've written a blog article detailing the latest updates on property price variations in Abu Dhabi.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Abu Dhabi.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UAE versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do property prices break down by type in Abu Dhabi in 2026?
In Abu Dhabi in 2026, apartments make up about 60% to 70% of all property transactions, townhouses account for 10% to 15%, and villas represent 15% to 25% of the market, which reflects the city's development pattern favoring high-rise living near business centers.
Here are the average prices by property type in Abu Dhabi as of January 2026: studios cost around AED 550,000 ($150,000 or €128,000), one-bedroom apartments run about AED 850,000 ($231,000 or €197,000), two-bedroom apartments average AED 1.35 million ($368,000 or €314,000), three-bedroom apartments go for around AED 2.1 million ($572,000 or €488,000), three-bedroom townhouses cost approximately AED 2.4 million ($654,000 or €557,000), and four-bedroom villas average AED 3.8 million ($1,035,000 or €883,000).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Abu Dhabi?
- How much should you pay for an apartment in Abu Dhabi?
- How much should you pay for a villa in Abu Dhabi?
- How much should you pay for a townhouse in Abu Dhabi?
- How much should you pay for a studio in Abu Dhabi?
How do property prices compare between existing and new homes in Abu Dhabi in 2026?
In Abu Dhabi in 2026, new homes typically cost about 8% to 15% more than comparable existing properties in the same area, with the typical premium sitting around 12%.
This price gap exists because newer buildings come with modern finishes, better amenities like gyms and pools, more efficient layouts, and lower risk of unexpected maintenance costs that older properties often require.
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How do property prices vary by neighborhood in Abu Dhabi in 2026?
Al Reem Island is one of the most popular expat neighborhoods in Abu Dhabi, offering mostly modern apartments with easy access to the city center. Prices there in January 2026 range from about AED 900,000 to AED 3.5 million ($245,000 to $953,000 or €209,000 to €813,000), making it a solid mid-market choice for professionals and families.
Yas Island attracts buyers looking for a lifestyle destination with entertainment venues, beaches, and newer townhouse and villa communities. Property prices on Yas Island in 2026 typically fall between AED 1.4 million and AED 6 million ($380,000 to $1.6 million or €325,000 to €1.4 million), reflecting its premium family-friendly positioning.
Saadiyat Island represents the top of the Abu Dhabi market, known for its cultural landmarks, pristine beaches, and luxury developments. In January 2026, prices range from AED 3.5 million to AED 25 million or more ($950,000 to $6.8 million or €813,000 to €5.8 million), making it the clear choice for high-end buyers.
You will find a much more detailed analysis by areas in our property pack about Abu Dhabi. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Price Range (AED / $) | Per sqm (AED / $) | Per sqft (AED / $) |
|---|---|---|---|---|
| Saadiyat Island | Luxury / Beachfront | 3.5m - 25m / $950k - $6.8m | 18,000 - 28,000 / $4,900 - $7,600 | 1,670 - 2,600 / $455 - $708 |
| Al Maryah Island | Prime / CBD | 2m - 10m / $545k - $2.7m | 16,000 - 26,000 / $4,360 - $7,080 | 1,485 - 2,415 / $404 - $657 |
| Yas Island | Lifestyle / Family | 1.4m - 6m / $380k - $1.6m | 14,000 - 22,000 / $3,810 - $5,990 | 1,300 - 2,040 / $354 - $556 |
| Al Raha Beach | Waterfront / Commute | 1.2m - 5m / $327k - $1.36m | 13,000 - 20,000 / $3,540 - $5,450 | 1,210 - 1,860 / $330 - $507 |
| Al Reem Island | Expat / Apartments | 900k - 3.5m / $245k - $953k | 11,000 - 17,000 / $3,000 - $4,630 | 1,020 - 1,580 / $278 - $430 |
| Corniche / Al Khalidiyah | Premium Central | 1m - 4.5m / $272k - $1.23m | 12,000 - 18,000 / $3,270 - $4,900 | 1,115 - 1,670 / $304 - $455 |
| Masdar City | Modern / Eco-Tech | 700k - 2.2m / $190k - $600k | 10,000 - 14,000 / $2,720 - $3,810 | 930 - 1,300 / $253 - $354 |
| Khalifa City | Family Villas | 1.3m - 4m / $354k - $1.09m | 8,000 - 12,000 / $2,180 - $3,270 | 743 - 1,115 / $202 - $304 |
| Mohammed Bin Zayed City | Budget / Family | 1m - 3.2m / $272k - $871k | 6,000 - 9,000 / $1,635 - $2,450 | 557 - 836 / $152 - $228 |
| Al Reef | Affordable / Starter | 600k - 1.8m / $163k - $490k | 7,000 - 10,000 / $1,906 - $2,725 | 650 - 930 / $177 - $253 |
| Al Ghadeer | Entry / Commuter | 500k - 1.4m / $136k - $381k | 5,000 - 7,000 / $1,360 - $1,906 | 465 - 650 / $127 - $177 |
| Hydra Village | Budget / Affordable | 400k - 1m / $109k - $272k | 4,500 - 6,500 / $1,225 - $1,770 | 418 - 604 / $114 - $164 |
How much more do you pay for properties in Abu Dhabi when you include renovation work, taxes, and fees?
When buying property in Abu Dhabi in 2026, you should budget an additional 5% to 10% on top of the purchase price to cover transaction fees, broker commissions, and potential renovation work.
If you buy an apartment around $200,000 (approximately AED 735,000), you would typically pay an extra AED 37,000 to AED 59,000 for fees and basic renovations. That brings your total cost to roughly AED 772,000 to AED 794,000 ($210,000 to $216,000).
For a property around $500,000 (approximately AED 1.84 million), expect additional costs of about AED 92,000 to AED 184,000 covering registration, brokerage, legal fees, and light upgrades. Your all-in cost would range from AED 1.93 million to AED 2.02 million ($525,000 to $550,000).
If you are purchasing at the $1,000,000 level (approximately AED 3.67 million), budget an extra AED 185,000 to AED 367,000 for the full package of fees and potential renovation. That means your total investment could reach AED 3.85 million to AED 4.04 million ($1.05 million to $1.1 million).
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in Abu Dhabi.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Abu Dhabi
| Expense | Category | Estimated Cost (AED / $) |
|---|---|---|
| Transaction/Registration Fees | Government | Approximately 2% of the purchase price, as set by ADREC. For a AED 1.65 million home, this would be around AED 33,000 ($9,000). |
| Broker Commission | Brokerage | Legally capped at 2% of the sale price. On a AED 1.65 million purchase, expect to pay about AED 33,000 ($9,000) to the broker. |
| Conveyancing/Legal Fees | Legal | Ranges from AED 5,000 to AED 20,000 ($1,400 to $5,400) depending on complexity. This covers contract review, title verification, and transfer paperwork. |
| Mortgage Arrangement and Valuation | Financing | Typically AED 7,000 to AED 25,000 ($1,900 to $6,800). Includes bank processing fees, property valuation, and administrative charges from the lender. |
| Light Renovation (Paint, Fixtures) | Renovation | Usually AED 15,000 to AED 60,000 ($4,100 to $16,300). Covers basic refreshing like repainting walls, updating light fixtures, and minor repairs. |
| Full Interior Renovation (Apartment) | Renovation | Ranges from AED 80,000 to AED 250,000 ($21,800 to $68,100). Includes kitchen and bathroom updates, flooring replacement, and complete interior redesign. |
| Villa Renovation | Renovation | Typically AED 200,000 to AED 800,000 ($54,500 to $218,000). Covers extensive work like structural modifications, landscaping, pool upgrades, and full interior overhaul. |
We made this infographic to show you how property prices in the UAE compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Abu Dhabi in 2026 with different budgets?
With $100,000 (about AED 367,000), options are very limited in Abu Dhabi's freehold areas, and you would be looking at either a very small studio of around 25 to 35 sqm in Hydra Village if one becomes available at the low end, a micro-studio in Al Ghadeer, or distressed sale opportunities that rarely appear on the market.
With $200,000 (about AED 735,000), you can find a studio or one-bedroom apartment of 40 to 60 sqm in Al Ghadeer as an existing property, a similar-sized unit in Al Reef, or a small one-bedroom of 55 to 70 sqm in Masdar City from older building stock.
With $300,000 (about AED 1.1 million), your options expand to a one-bedroom apartment of 65 to 80 sqm in Al Reef, a one-bedroom of 70 to 90 sqm on Al Reem Island in smaller or older towers, or a compact two-bedroom of 90 to 105 sqm in Masdar City.
With $500,000 (about AED 1.84 million), you can purchase a two-bedroom apartment of 105 to 130 sqm on Al Reem Island, a two-bedroom of 110 to 140 sqm in Al Raha Beach at the lower end, or potentially an entry-level smaller townhouse of 150 to 180 sqm in older phases around Yas Island.
With $1,000,000 (about AED 3.67 million), you have access to a three-bedroom townhouse of 180 to 220 sqm on Yas Island in newer developments, a three-bedroom apartment of 160 to 220 sqm in the Corniche or Al Khalidiyah area, or a four-bedroom villa of 300 to 380 sqm in Khalifa City as an existing home.
With $2,000,000 (about AED 7.35 million), you enter the premium segment and can purchase an entry-level prime villa of 350 to 500 sqm on Saadiyat Island in newer construction, a high-end townhouse or large villa on Yas Island in prime phases, or a luxury waterfront apartment or duplex on Al Maryah Island with full amenities.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Abu Dhabi.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Abu Dhabi, we always rely on the strongest methodology we can, and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Abu Dhabi Real Estate Centre (ADREC) | This is Abu Dhabi's official real estate regulator and market data hub, built from verified transactional records. | We used ADREC to confirm official fee structures and ensure our transaction cost estimates match regulatory guidelines. We also referenced it to validate the DARI ecosystem framework used by other research partners. |
| Central Bank of the UAE | This is the official source for UAE exchange rates, used for compliance and financial reporting across the country. | We used the central bank's published rates to convert all AED figures into USD and EUR throughout the article. We kept conversions consistent so readers can easily compare prices across different sections. |
| Knight Frank Abu Dhabi Research | Knight Frank is a major global real estate consultancy with transparent research practices and decades of market analysis experience. | We used their price level data and momentum indicators to understand why January 2026 pricing feels active to buyers. We cross-checked their per-sqm numbers against other sources for accuracy. |
| ValuStrat Abu Dhabi Real Estate Review | ValuStrat is a specialist valuation firm that publishes explicit weighted average values per sqm and detailed submarket analysis. | We used ValuStrat as our core baseline for price-per-area data across Abu Dhabi. We also relied on their district positioning to explain why areas like Saadiyat command premiums while Hydra Village stays affordable. |
| Cavendish Maxwell Market Report | Cavendish Maxwell is a leading regional valuation firm that directly cites official DARI/ADREC transaction data in their reports. | We used their data on market composition to show that apartments dominate transactions in Abu Dhabi. We also referenced their average ticket prices as a reality check against per-sqm calculations. |
| Abu Dhabi Official Gazette (DARI) | This is an official legal publication that establishes the formal rules for broker commissions in Abu Dhabi. | We used this document to confirm the 2% broker commission rule that applies to property transactions. We incorporated this into our total cost calculations and fee breakdown table. |
| IMF World Economic Outlook | The International Monetary Fund is a top-tier international organization and the standard reference for inflation data and economic forecasts. | We used IMF inflation figures to calculate real price changes when comparing current prices to one year ago and ten years ago. We kept the adjustment simple and clearly explained for general readers. |
| ADREC Market Data Portal | The official Abu Dhabi government portal provides verified data on property transactions and market indicators. | We referenced the portal to ensure our understanding of Abu Dhabi's property registration process was accurate. We used it to validate the official channels through which transaction data flows. |
| Knight Frank Global Research | Knight Frank publishes internationally recognized real estate research covering prime markets worldwide. | We used their global perspective to contextualize Abu Dhabi's position as an emerging prime market. We referenced their methodology for consistency in price reporting. |
| ValuStrat Corporate | ValuStrat specializes in property valuation and provides independent market intelligence across the Gulf region. | We relied on their independent analysis to verify price trends weren't influenced by developer marketing. We used their submarket commentary to explain price differences between neighborhoods. |
| Cavendish Maxwell Corporate | Cavendish Maxwell is one of the largest independent property services firms in the Middle East with over 30 years of experience. | We used their transaction volume data to understand market liquidity in Abu Dhabi. We referenced their supply pipeline analysis to explain what's driving price momentum. |
| DARI Platform | DARI is Abu Dhabi's official property services platform operated by the Department of Municipalities and Transport. | We used DARI's documentation to understand the official transaction process in Abu Dhabi. We referenced their fee schedules when building our cost breakdown table. |
| International Monetary Fund | The IMF provides authoritative economic data and forecasts used by governments and financial institutions globally. | We used IMF's UAE-specific inflation projections to provide context on purchasing power changes. We applied their data to show that real price gains are close to nominal gains due to low inflation. |
| Bayut Property Portal | Bayut is one of the largest property listing platforms in the UAE with millions of monthly users. | We cross-referenced listing prices on Bayut to validate our price range estimates for different neighborhoods. We used their market reports as an additional data point for apartment prices. |
| Property Finder UAE | Property Finder is a major real estate platform in the UAE providing extensive listing data and market trends. | We used their neighborhood-level data to verify our price bands for different areas of Abu Dhabi. We referenced their market insights to confirm typical unit sizes by property type. |
| CBRE Middle East | CBRE is the world's largest commercial real estate services firm with comprehensive market research capabilities. | We used CBRE's market outlook reports to understand broader trends affecting Abu Dhabi residential prices. We referenced their analysis of supply and demand dynamics in key submarkets. |
| JLL Middle East | JLL is a global real estate services firm providing research and advisory across the Middle East region. | We used JLL's quarterly reports to cross-check price growth figures from other sources. We referenced their commentary on market sentiment and investor activity in Abu Dhabi. |
| Statistics Centre Abu Dhabi (SCAD) | SCAD is the official statistical authority for Abu Dhabi providing verified demographic and economic data. | We used SCAD data to understand population growth and housing demand drivers in Abu Dhabi. We referenced their economic indicators to contextualize the property market's performance. |
| UAE Ministry of Economy | The Ministry of Economy provides official economic policy information and regulatory frameworks for the UAE. | We used their publications to understand investment regulations affecting foreign property buyers. We referenced their economic outlook to explain demand drivers in the Abu Dhabi market. |
| Abu Dhabi Global Market | ADGM is Abu Dhabi's international financial center providing regulatory and business environment information. | We referenced ADGM resources to understand how the financial hub impacts property demand on Al Maryah Island. We used their economic commentary to explain premium pricing in CBD locations. |
| Department of Community Development Abu Dhabi | This government department provides official data on community development and quality of life in Abu Dhabi. | We used their resources to understand neighborhood development patterns and amenity levels. We referenced their community assessments when explaining price premiums in established areas. |
| Department of Municipalities and Transport | DMT oversees urban planning and property regulations in Abu Dhabi, including the ADREC and DARI platforms. | We used DMT resources to verify the regulatory framework for property transactions. We referenced their planning documents to understand future development that may impact property values. |
| Environment Agency Abu Dhabi | EAD provides environmental data and sustainability information affecting property development in Abu Dhabi. | We referenced EAD information to understand environmental factors affecting certain neighborhoods. We used their sustainability reports to explain premium pricing for eco-conscious developments like Masdar City. |
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