Al Raha Beach, Abu Dhabi in 2026: Prices, Rents, Yields and Lifestyle
- Published 26 Oct 2026
- Updated 26 October 2026
- 10 min read
- Data verified on 26 Oct 2026
In short
In H1 2026, apartments in Al Raha Beach were advertised at an average AED 1,859 per sq ft (about AED 20,010 per m²), according to Bayut. Projected gross yields stand at 5.72% for apartments and 5.11% for villas. This established waterfront district between Abu Dhabi island and Yas suits investors who want steady rental income from a ready property.
Bayut · Bayut, H1 2026 · ValuStrat, Q2 2026
AED 1,859/sq ft
Average asking price, apartments, H1 2026
Source: Bayut
5.72%
Projected gross yield, apartments
Source: Bayut, H1 2026
AED 111,000
Average annual asking rent, one-bedroom apartment
Source: Bayut, H1 2026
+24.7%
Annual rise in apartment values in Al Muneera, an Al Raha Beach precinct
Source: ValuStrat, Q2 2026
Al Raha, Abu Dhabi.Photo: © VALORISIMO
In this article · 14 sections
- What is Al Raha Beach and where is it?
- How much does an apartment or villa in Al Raha cost in 2026?
- What rents and rental yields can you expect?
- How have prices moved and what do the trends say?
- Which new projects are under way and when do they hand over?
- Why invest in Al Raha, and which investors is it right for?
- Living in Al Raha: key features and who it suits
- What is there to do in Al Raha Beach?
- Which schools, universities and clinics are nearby?
- How do you get to Al Raha and get around?
- What infrastructure and future projects are planned?
- Which other Abu Dhabi neighbourhoods should you explore?
- What are the risks before buying?
- Frequently asked questions
What is Al Raha Beach and where is it?
Al Raha Beach is a waterfront residential district on the Abu Dhabi mainland, along the Abu Dhabi–Dubai highway, between Abu Dhabi island and Yas Island and next to Khalifa City. It was developed mainly by Aldar, which is headquartered there, and spans 11 precincts according to Bayut’s area guide.
The best-known precincts are Al Bandar (marina, restaurants), Al Muneera (family dining, kayaking), Al Zeina (private beach), Al Seef and Al Raha Lofts. Just inland, Al Raha Gardens is a separate villa and townhouse community that is often grouped with it and tracked separately in price reports. Stock is mostly apartments, with villas and townhouses in Al Zeina, Al Raha Beach and Al Raha Gardens.
Al Raha Beach is one of Abu Dhabi’s investment zones, where foreigners can buy freehold. According to ADREC, these zones hold about 72,000 homes, and Al Raha ranks second by number of units after Al Reem Island (27,500). For the wider picture, see our Abu Dhabi investment guide.
How much does an apartment or villa in Al Raha cost in 2026?
Bayut’s H1 2026 sales report places Al Raha Beach in the luxury segment. The average asking price for apartments is AED 1,859 per sq ft, or about AED 20,010 per m².
| Property | Average asking price H1 2026 | H1 2025 for comparison |
|---|---|---|
| 1-bed apartment | AED 1,752,000 | AED 1,374,000 |
| 2-bed apartment | AED 2,648,000 | AED 1,980,000 |
| 3-bed apartment | AED 3,942,000 | AED 2,951,000 |
| Apartments, price per sq ft | AED 1,859 (about AED 20,010/m²) | AED 1,398 |
| 4-bed villa (Al Raha Beach) | AED 8,106,000 | AED 5,574,000 |
| 5-bed villa (Al Raha Beach) | AED 16,167,000 | AED 12,952,000 |
| Al Raha Beach villas, price per sq ft | AED 1,418 (about AED 15,260/m²) | AED 1,171 |
| Al Raha Gardens villas, price per sq ft | AED 984 (about AED 10,590/m²) | AED 894 |
Source: Bayut, Abu Dhabi Sales Market Report H1 2026 and H1 2025 (asking prices of ready properties, excluding room shares; not transaction prices).
A second view. dubizzle’s H1 2026 report, based on its own listings with a trimmed mean, gives similar levels: AED 1,904/sq ft for Al Raha Beach apartments (+6.17% on the previous period), AED 1,352/sq ft for villas (−1.59%) and AED 1,000/sq ft for Al Raha Gardens villas (+8.30%).
To compare with other districts, see Abu Dhabi property prices in 2026.
What rents and rental yields can you expect?
Bayut projects a gross yield of 5.72% for Al Raha Beach apartments in H1 2026 (6.58% in H1 2025), 5.11% for Al Raha Beach villas and 5.91% for Al Raha Gardens villas. dubizzle gives 5.57% for apartments and 5.32% for villas.
| Property | Average annual asking rent H1 2026 |
|---|---|
| Al Raha Beach apartments (average) | AED 141,000 |
| 1-bed | AED 111,000 |
| 2-bed | AED 146,000 |
| 3-bed | AED 187,000 |
| Al Raha Gardens villas (average) | AED 208,000 |
| 3-bed villa, Al Raha Gardens | AED 184,000 |
| 4-bed villa, Al Raha Gardens | AED 205,000 |
| 5-bed villa, Al Raha Gardens | AED 254,000 |
Source: Bayut, Abu Dhabi Rental Market Report H1 2026 (asking rents, compared with H2 2025).
Reading the numbers. Bayut describes Al Raha Beach apartment rents as broadly stable with slight declines, while Al Raha Gardens rents rose 2.37%. Dividing average rent by average price gives a gross yield of about 6.3% for a one-bedroom, 5.5% for a two-bedroom and 4.7% for a three-bedroom (Valorisimo calculation): smaller units earn proportionally more.
Rent freeze. Since 2 June 2026, ADREC has cut the annual rent-increase cap from 5% to 0% until further notice, so the rent in place when you buy is the short-term reference. Abu Dhabi-wide price levels are covered in our Abu Dhabi apartment prices page.
How have prices moved and what do the trends say?
Year on year (Bayut asking prices). Between H1 2025 and H1 2026, average apartment asking prices rose from AED 1,398 to AED 1,859 per sq ft, about +33%, and Al Raha Beach villas from AED 1,171 to AED 1,418 (about +21%) (Valorisimo calculations). Listing mix changes between periods, so treat these with care.
Year on year (ValuStrat valuation index, Q2 2026). Two Al Raha Beach precincts are among the emirate’s top apartment performers: Al Muneera (+24.7%) and Al Bandar (+21.8%). Al Raha villas rose more modestly (+4.6%). Emirate-wide, ValuStrat measures +24.1% for apartments and +12.0% for villas.
Context. According to ADREC, H1 2026 residential sales were driven by the islands (Hudayriyat, Saadiyat, Al Reem, Yas) and off-plan deals; Al Raha does not appear in the published top-volume ranking. The district trades mainly as a resale market.
Our reading. Recent apartment price growth has been strong, closer to the islands than to a defensive market, while rents are flat. Yields are therefore compressing (6.58% → 5.72% in a year). The fundamentals still hold: a completed district, established rental demand and less new supply than on the islands.
Which new projects are under way and when do they hand over?
Al Raha Beach is mostly built out, but several off-plan projects are under way, mainly around Al Seef and Luluat Al Raha Island (Marina district).
| Project | Developer | Type | Advertised launch price | Advertised handover |
|---|---|---|---|---|
| Juman One | ICT Real Estate Development | Studio to 4-bed | From AED 850,000 | Q4 2028 |
| Juman 2 | ICT Real Estate Development | Studio to 4-bed | From AED 1.1M | June 2029 |
| Brabus Island (Al Seef) | Cosmo Developments (Flag Holding group) | 2- to 4-bed and penthouses | From AED 2.9M | Q1 2029 |
| Bab Al Qasr hotel-branded residences | Burtville Developments | 163 homes incl. 19 townhouses, 3 towers | Not disclosed | Not disclosed |
Sources: Property Finder new-project pages (accessed 26 October 2026) for Juman One, Juman 2 and Brabus Island; Burtville Developments press release, 7 April 2026. Confirm dates and prices with each developer.
For off-plan safeguards (escrow, payment plans), use our investment comparison tool alongside the developer’s documents.
Why invest in Al Raha, and which investors is it right for?
Verified arguments
- A completed, lived-in district: shops, private beaches, marina and nearby schools already exist; execution risk only applies to new projects.
- Higher yields than the prime islands: 5.72% projected for apartments versus 3.51% on Saadiyat (Bayut, H1 2026).
- Freehold ownership for foreigners, in an investment zone.
- Location between Abu Dhabi island, Yas Island and Zayed International Airport, along the E10.
- Diversified tenant demand: professionals working in Abu Dhabi, Yas or Khalifa City, families drawn by nearby schools and companies looking for ready homes.
Which investors?
- Income investors who want a ready-to-let unit with a gross yield of about 5.5–6%.
- Owner-occupiers who want the sea and a neighbourhood feel without Saadiyat prices.
- First-time investors with a mid-range budget: a one-bedroom at about AED 1.75M, with no handover wait.
Living in Al Raha: key features and who it suits
Al Raha offers calm seaside living, more residential than nightlife-driven, a few minutes from Yas Island’s leisure offer.
Key features
- Waterfront: private beaches in Al Zeina and Al Muneera, promenades and the Al Bandar marina.
- Varied precincts: Al Bandar, Al Muneera, Al Zeina, Al Seef and Al Raha Lofts, each with its own style and price range.
- Everyday shopping: Carrefour and Waitrose, a Lulu Express at Al Raha Mall and small grocers along Al Raha Boulevard (Bayut area guide).
- Nearby schools and universities in Al Raha Gardens and Khalifa City (section 9).
- Fast access to Yas Island, the airport and Abu Dhabi island via the E10.
Ideal for: young professionals who want the beach close to work, families looking for nearby schools and a quiet setting, water-sports fans and income investors. On Property Finder, residents mainly praise beach access, sea views and the calm; the main drawback mentioned is car dependence.
What is there to do in Al Raha Beach?
- Waterfront walks: the Al Bandar and Al Muneera promenades, with cafés and restaurants facing the marina.
- Beaches: residents-only private beaches in Al Zeina and Al Muneera; paid beach access at the five-star Al Raha Beach Hotel (creek side, water sports).
- Kayaking and water sports around Al Muneera and the Al Bandar marina.
- Shopping at Al Raha Mall (fashion, electronics, restaurants, entertainment); Yas Mall is about 18 minutes away according to Bayut.
- Yas Island outings: theme parks such as Ferrari World, the circuit, beach and mall, under 15 minutes by car.
- Public beaches: Saadiyat Beach (about 25 minutes) or Abu Dhabi Corniche (about 35 minutes), according to Bayut.
Indicative journey times from Bayut’s area guide, accessed 26 October 2026.
Which schools, universities and clinics are nearby?
Al Raha Beach itself mostly has nurseries; schools are in Al Raha Gardens and Khalifa City, a few minutes’ drive away.
| School | Location | Curriculum | ADEK rating | Annual fees |
|---|---|---|---|---|
| Raha International School | Al Raha Gardens and Khalifa City (2 campuses) | IB (PYP, MYP, DP) | Very Good (latest inspection) | AED 41,960–66,030 |
| Yasmina British Academy | Khalifa City | British (IGCSE / A-Level) | Outstanding | AED 49,740–67,270 |
| Canadian International School | Khalifa City | Canadian (Alberta) | Outstanding | AED 39,010–51,820 |
| GEMS American Academy | Khalifa City | American, IB in senior years | Very Good | AED 57,850–80,610 |
Sources: Bayut School Guides, Raha International School profile (accessed 26 October 2026); Property Finder, Khalifa City schools guide (4 February 2026). Check ratings and fees with ADEK and each school.
Nurseries. Bayut’s guide lists Blossom Nursery and Odyssey Nursery (Al Muneera branch), among others.
Universities. Zayed University, Khalifa University and Abu Dhabi University are about 15 minutes away according to Bayut.
Healthcare. Bayut’s guide lists, in or near the district: Boulevard Medical Center, Al Sabah Dental Polyclinic, Al Bahia Healthcare Center and Burjeel Medical Centre in Al Zeina. Major hospitals are on Abu Dhabi island or in Khalifa City.
How do you get to Al Raha and get around?
By car. The district runs along Sheikh Zayed bin Sultan Street (E10), close to the Abu Dhabi–Al Ain Road (E22). Indicative times: Zayed International Airport about 20 minutes according to Bayut (under 5 minutes according to Property Finder, depending on the precinct), Yas Island about 10–15 minutes, central Abu Dhabi about 20–30 minutes.
By bus. Routes 170, 175 and K4 serve stops on Al Rahah Street, according to Bayut; public transport remains limited. Check timetables on the ITC’s Darbi app.
Taxis and ride-hailing. Government taxis and ride-hailing apps operate in the district.
No metro. Abu Dhabi has no metro, and no rail or tram service for Al Raha is announced in the sources we checked. The car remains the main way to get around, as resident reviews confirm.
What infrastructure and future projects are planned?
- Mid-Island Parkway: the Umm Yifeenah bridge (11 km, six lanes), opened in February 2023, is the first phase of a corridor meant to link Al Reem Island, Saadiyat Island, Al Raha Beach and Khalifa City, with completion targeted for 2028 according to the Abu Dhabi Media Office. It is the most concrete infrastructure project for the district.
- New residential projects: Juman One (Q4 2028), Brabus Island (Q1 2029), Juman 2 (2029) and Burtville's Bab Al Qasr residences add new supply without changing the district's scale.
- Schools: Aldar Education plans more than 4,000 new places across its schools on Yas Island, Khalifa City and Saadiyat Island by the 2028–2029 academic year.
Which other Abu Dhabi neighbourhoods should you explore?
- Yas Island rents and rental yields — the neighbouring leisure island (theme parks, golf, beach) with a large off-plan pipeline.
- Saadiyat Island price per sq ft — the ultra-prime cultural and beach district.
- Fahid Island property prices — Aldar's new island between Yas and Saadiyat, entirely off-plan.
- Masdar City area guide — the sustainable district near the airport, with one of the highest mid-tier yields.
To compare yield and budget across these districts, use our investment comparison tool.
What are the risks before buying?
- Asking prices: the one-third annual rise is based on asking prices; check recent transactions in the building (ADREC dashboard on DARI) before making an offer.
- Yield compression: from 6.58% to 5.72% in a year for apartments. With flat rents and a 0% increase cap since June 2026, further price rises will cut yields again.
- Uneven stock: Al Raha mixes buildings of very different ages and quality; service charges, views and building condition swing the net yield considerably.
- Car dependence: limited public transport, no metro.
- Off-plan developer risk: handover dates come from listing portals and need confirming; delays are possible.
Watch out
Prices and rents on this page are asking prices (Bayut, dubizzle), not transaction prices, so the annual changes derived from them should be read with care. Since 2 June 2026, ADREC has capped rent increases at 0% until further notice. ADEK ratings and school fees change every year: check them with ADEK. This page is information, not tax or legal advice.
Frequently asked questions
*What is the price per sq ft in Al Raha Beach in 2026?
According to Bayut (H1 2026), apartments in Al Raha Beach are advertised at an average AED 1,859 per sq ft, about AED 20,010 per m². Al Raha Beach villas average AED 1,418 per sq ft and Al Raha Gardens villas AED 984. These are asking prices, not transaction prices, and vary by building, view and floor.
*What rental yield can you expect in Al Raha?
Bayut projects a gross yield of 5.72% for Al Raha Beach apartments in H1 2026, 5.11% for its villas and 5.91% for Al Raha Gardens villas. These are gross figures before service charges, vacancy and management. Apartment yields fell by almost one point in a year because prices rose faster than rents.
*How much does it cost to rent an apartment in Al Raha Beach?
In H1 2026, Bayut recorded average annual asking rents of AED 111,000 for a one-bedroom, AED 146,000 for a two-bedroom and AED 187,000 for a three-bedroom. In Al Raha Gardens, villas rent for an average AED 208,000 a year. Rent increases have been capped at 0% since June 2026.
*Which new projects are under way in Al Raha?
Identified projects include Juman One (ICT, advertised handover Q4 2028, from AED 850,000), Brabus Island in Al Seef (Cosmo Developments, Q1 2029, from AED 2.9M), Juman 2 (ICT, June 2029) and Bab Al Qasr hotel-branded residences launched by Burtville in April 2026. Confirm each date with the developer.
*Which schools are near Al Raha Beach?
Raha International School (IB, rated Very Good by ADEK at its latest inspection) has campuses in Al Raha Gardens and Khalifa City, with fees of AED 41,960–66,030 a year. Yasmina British Academy and Canadian International School, both rated Outstanding, are in Khalifa City. Zayed, Khalifa and Abu Dhabi universities are about 15 minutes away.
*Can you get around Al Raha without a car?
Not easily. Bus routes 170, 175 and K4 serve Al Rahah Street, and taxis and ride-hailing are available, but public transport is limited and there is no metro. Most residents drive via the E10, about 10–15 minutes from Yas Island and around 20 minutes from the airport.
*Can foreigners buy property in Al Raha Beach?
Yes. Al Raha Beach is one of Abu Dhabi’s investment zones open to freehold ownership by foreigners, and ranks second by number of homes after Al Reem Island, according to ADREC. Purchase costs and residency options linked to buying are covered in our dedicated guides.
Figures are indicative as of the date shown: check them with official sources before any decision.
- For information only; this is not tax, legal or financial advice.
Does Al Raha fit your budget and yield target?
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