Abu Dhabi
Yas Island
A fully planned leisure island in the mid price range, with gross yields between 5.0 and 6.1 % per project.
Character of the location
Yas is the leisure island of Abu Dhabi: race circuit, theme parks, water park, shopping centre and marina all sit close together here. The residential area is set apart as its own quarter but benefits from the infrastructure.
Price levels are noticeably below Saadiyat at comparable planning quality. The island was developed as a whole — you are not buying into an open-ended development but into a completed master plan.
Demand comes largely from families and from people working in the leisure and aviation sectors. On event weekends the island is considerably busier than usual — which, depending on your perspective, reads as life or as disturbance.
Who it suits – and who it does not
Suits
- Families who want leisure facilities on the doorstep
- Investors looking for a fully planned community cheaper than Saadiyat
Less suited
- Anyone who needs quiet on event weekends
- Anyone who puts prestige before price
- Anyone who wants the highest rent per area from townhouses
Strengths
- A completed master plan, no open questions about the development
- Extensive leisure infrastructure on the doorstep
- Price level below Saadiyat at similar planning quality
Weaknesses
- Heavy activity on event weekends
- Townhouses achieve less rent per unit of area than apartments
- Dependence on a small number of employment sectors
- Less prestige than Saadiyat
The assessment above describes the structural characteristics of the location. Prices, rents and yields follow further down, with source and date. Not investment advice.
Deep dive
What living in Yas Island is like.
No scores — counted amenities and measured driving times, taken from open data and verifiable at any time.
Within 5 km
By car
- Zayed International Airport17min10.3 km
- Abu Dhabi Corniche31min39.2 km
- Downtown Dubai74min111.0 km
These are the amenities recorded in OpenStreetMap within 5 km, as at August 29, 2026. In areas still being built little is recorded — a zero there means "nothing recorded", not "nothing there". Driving times routed via OSRM, free-flowing traffic.
Yas Island in market comparison
What is actually paid in this location — from the regulator's market report, not from a brochure. Purchase prices as the district average, rents as a range across the individual projects.
- Purchase price per m² · flats (avg.) high of 104,000 AED
- 25,000 AED
- Change on 2025 2025: 19,000 AED
- +31.6 %
- Purchase price per m² · villas (avg.) high of 53,000 AED
- 18,000 AED
- Annual rent per m² · flats across 3 projects
- 1,200–1,500 AED
- Annual rent per m² · villas across 3 projects
- 700–1,500 AED
- Gross yield 5 projects calculated individually
- 5.0–6.1 %
The comparison with 2025 sets a full-year average beside a half-year one. The direction holds, the exact size does not.
Abu Dhabi Real Estate Centre (ADREC), market report H1 2026. District averages, not medians. Gross means before service charges, management and vacancy.
All market figures →
