Yas Island, Abu Dhabi
Yas Riva Reserve
4 to 6 BR villasHandover Q3 2030
AED 7.9M5% on booking
Community guide · Abu Dhabi
Living on Yas Island
Abu Dhabi's leisure island: theme parks, the F1 circuit, Yas Mall and Aldar communities, with apartments, townhouses and villas.
About Yas Island
Yas Island is one of Abu Dhabi's investment zones, so foreign buyers can own homes here freehold. It is the city's main leisure destination, home to Ferrari World, Warner Bros. World, Yas Waterworld and SeaWorld, and to Yas Marina Circuit, which has hosted the Formula 1 Abu Dhabi Grand Prix since 2009.
The Walt Disney Company announced in May 2025 that it will open a Disney theme park on Yas Island with Miral. Homes range from apartments in Yas Bay and Yas Golf Collection to townhouses and villas in Yas Acres, Yas Park and Yas Riva.
Key facts
EmirateAbu Dhabi
OwnershipFreehold zone
Home typesApartments, townhouses, villas
Main developerAldar (homes), Miral (leisure)
Price per sq ft*AED 2,393 / sq ftapartments, avg asking
Rental yield*5.94%apartments, projected
Your guide to Yas Island
Buying in Yas Island
- Average asking prices in H1 2026: AED 1.84M for a 1-bed apartment, AED 2.95M for a 2-bed and AED 7.6M for a 4-bed villa (Bayut).
- Yas Island homes recorded AED 7.3 billion of sales in H1 2026 (ADREC).
- Foreign buyers can own freehold in Abu Dhabi's investment zones under Law No. 13 of 2019. We confirm every unit's status on DARI before you pay anything.
- Budget for the one-off 2% ADREC registration fee. It is a purchase cost, not a yearly tax.
- In H1 2026, 61% of ready-home purchases in Abu Dhabi were paid in cash and 89% of sales value was off-plan (ADREC).
- Homes worth AED 2 million or more can qualify for the UAE 10-year Golden Visa, off-plan included. The authorities make the final decision.
Renting in Yas Island
- Tenants get the island's leisure on the doorstep, with Yas Mall and Yas Bay Waterfront for daily shopping and dining.
- Since 2 June 2026, ADREC has frozen rent increases until further notice: renewals stay at 0%, and a new lease on a previously rented unit cannot go above its last registered Tawtheeq rent.
- Every lease is registered on Tawtheeq. Tenants also pay the 3% municipal housing fee on the annual rent.
Investing in Yas Island
- Projected yields in H1 2026: 5.94% for apartments and 5.00% for villas (Bayut). Visitor demand from the theme parks and events supports short-stay interest.
- Abu Dhabi recorded AED 70.4 billion in home sales in H1 2026, against AED 25.3 billion a year earlier. Repeat-sale prices rose 20% for apartments and 12% for villas (ADREC).
- Individuals' rental income from UAE property is outside UAE Corporate Tax (Cabinet Decision No. 49 of 2023), and there is no annual property tax.
- Keep the rent freeze in your numbers: rents on existing and re-let units cannot rise while it lasts.
Selling or letting in Yas Island
- Apartment asking prices per sq ft rose in H1 2026, and villa prices per sq ft rose 2.41% (Bayut).
- Repeat-sale prices rose 20% for apartments and 12% for villas year on year in H1 2026 (ADREC), so check today's value before you set a price.
- Most sales value now goes to off-plan launches, so a ready home has to stand out on price, condition and photos. We handle all of that for you.
Yas Riva ReserveYas RivaGardenia BayYas Golf CollectionSama YasNoyaNoya LumaYas Park ViewsYas Acres – The MagnoliasWater's EdgeYas SouthWest YasWaldorf Astoria Residences YasYas Riva ResidencesYas LivingThe Canopies at Yas PointThe Sustainable City YasYas Park GateYas Park PlaceYas Acres – The OrchidsYas Acres – The DahliasMayanAnsamAl Deem Townhomes (next to Yas)Selina BayOpula ResidencesSea La VieManchester City Yas Residences by Ohana
Availability changes often. Tap a project to see its page, sold or selling. Ask the expert which homes are still on sale.
Lifestyle and amenities
Theme parks
Ferrari World, Warner Bros. World, Yas Waterworld and SeaWorld, with a Disney park announced.
Motorsport
Yas Marina Circuit, home of the Formula 1 Abu Dhabi Grand Prix since 2009.
Shopping
Yas Mall, with 700+ stores and a direct link to Ferrari World.
Waterfront
Yas Bay Waterfront, the marina, a beach and a links golf course.
Yas IslandAbu DhabiOpen in Google Maps →
Getting around
- Masdar City · under 10 min*
- Zayed International Airport · nearby
- Saadiyat Island · via E12
- Dubai · via E11
Yas Island FAQs
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Sources (checked 14 October 2026)
- ADREC – Abu Dhabi Real Estate Market Report H1 2026 (press release, 18 Aug 2026)
- Bayut – Abu Dhabi Sales Market Report H1 2026 (asking prices of ready homes; updated 13 Oct 2026)
- Modon – A complete guide to buying property in Abu Dhabi (investment zones)
- Khaleej Times – Abu Dhabi rent freeze guide (ADREC measure from 2 June 2026)
- Gulf News – Yas Island theme parks and the Disney announcement
- Yas Marina Circuit – Discover Yas Island
Thinking about Yas Island?
Tell us your budget and timing. An iRealtor advisor will share the best options on Yas Island, ready or off-plan.