Al Reem Island, Abu Dhabi in 2026: Prices, Rents, Projects, Schools and Lifestyle
- Published 26 Oct 2026
- Updated 26 October 2026
- 10 min read
- Data verified on 26 Oct 2026
In short
In H1 2026, mid-market apartments on Al Reem Island were advertised at around AED 1,690 per sq ft (about AED 18,190 per m²), according to Bayut. Apartment values rose roughly 18–22% year on year per Knight Frank and ValuStrat. The projected gross yield is 6.34%, with average apartment rents of about AED 121,000 a year.
Bayut · ValuStrat · Bayut, H1 2026
AED 1,690/sq ft
Average asking price, mid-tier apartments, H1 2026
Source: Bayut
+22%
Annual apartment capital-value growth on Al Reem, Q2 2026
Source: ValuStrat
6.34%
Projected gross apartment yield
Source: Bayut, H1 2026
AED 121,000
Average advertised annual apartment rent
Source: Bayut, H1 2026
Al Reem Island, Abu Dhabi.Photo: © VALORISIMO
In this article · 13 sections
- Why does Al Reem Island attract so many investors?
- How much does an apartment on Al Reem cost in 2026?
- Have prices risen year on year?
- What rents and rental yield can you expect?
- Which projects and developers, and when do they hand over?
- What infrastructure and development is planned to 2030?
- How do you get to Al Reem Island and get around?
- Living on Al Reem: what are the strengths, and who is it for?
- What are the best schools on Al Reem Island?
- What is there to do on Al Reem Island?
- Which other Abu Dhabi neighbourhoods should you compare?
- What are the risks of investing on Al Reem?
- Frequently asked questions
Why does Al Reem Island attract so many investors?
Al Reem Island is a residential island just north-east of central Abu Dhabi, facing Al Maryah Island, the emirate’s financial district (ADGM). It is mostly apartment towers, many with sea or skyline views, plus newer villa and townhouse projects such as Reem Hills.
It is one of Abu Dhabi’s most liquid markets: freehold for foreigners, a broad tenant base (finance, healthcare and government professionals, expats) and stock from studios to penthouses. According to ADREC, reported by Zawya, Al Reem and Al Maryah together recorded AED 10.5bn of residential sales in H1 2026. Bayut calls Al Reem the “preferred choice” of mid-tier buyers in H1 2026.
How much does an apartment on Al Reem cost in 2026?
| Apartment type | Avg. asking price H1 2026 | H1 2025 |
|---|---|---|
| Studio | AED 989,000 | AED 772,000 |
| 1 bedroom | AED 1,400,000 | AED 1,049,000 |
| 2 bedrooms | AED 2,134,000 | AED 1,729,000 |
| Avg. price per sq ft | AED 1,690 (about AED 18,190/m²) | AED 1,278 |
Source: Bayut, Abu Dhabi Sales Market Report H1 2026 and H1 2025 (asking prices for ready properties, mid-tier segment).
Bayut reports that Al Reem recorded the strongest price movement in the mid-tier segment in H1 2026. Prices vary widely by tower, floor, view and building age; newer waterfront towers trade well above the average.
Villas and townhouses. Supply is limited (Reem Hills, a few off-plan projects). See also villa prices in Abu Dhabi.
Have prices risen year on year?
Yes for apartments, no for villas.
| Indicator | Annual change | Source and period |
|---|---|---|
| Al Reem apartment values | +22.0% | ValuStrat, Q2 2026 |
| Apartment transaction prices (Al Reem and Yas) | about +18% | Knight Frank, H1 2026 (ADREC data) |
| Average asking price per sq ft (1,278 → 1,690) | about +32% | Bayut, H1 2025 → H1 2026 (Valorisimo calculation) |
| Al Reem villa transaction prices | −22% | Knight Frank, H1 2026 |
Sources: ValuStrat Abu Dhabi Real Estate Review Q2 2026 (Zawya); Knight Frank via The National (22 July 2026); Bayut H1 2025 and H1 2026.
The gaps reflect methodology: Bayut tracks asking prices, Knight Frank and ValuStrat track transactions or valuations. A +18% to +22% range is the safer read for apartments. Knight Frank notes Al Reem was the only location in the emirate where villa prices fell year on year. Emirate-wide, ValuStrat measured +24.1% for apartments and +12% for villas in Q2 2026. Compare districts in Abu Dhabi property prices in 2026.
What rents and rental yield can you expect?
| Unit type | Avg. advertised annual rent H1 2026 |
|---|---|
| Studio | AED 70,000 |
| 1 bedroom | AED 94,000 |
| 2 bedrooms | AED 128,000 |
| All apartments | AED 121,000 |
Source: Bayut, Abu Dhabi Rental Market Report H1 2026 (asking rents, mid-tier segment).
The projected gross yield is 6.34% (Bayut, H1 2026), down from 7.59% in H1 2025 as prices outpaced rents. Rent signals diverge: Bayut reports a 2.85% average increase in mid-tier apartment rents in H1 2026, while Property Finder data cited by Khaleej Times shows Reem rents down 13.3% between Q1 and Q2 2026. Be conservative with rent assumptions.
Rent freeze. Since 2 June 2026, ADREC has cut the annual rent-increase cap from 5% to 0% across the emirate until further notice. According to Baker McKenzie (8 June 2026), ADREC informally indicated the freeze does not extend to ADGM-managed communities, including Reem Island, and the position “remains fluid”.
Which projects and developers, and when do they hand over?
Modon has been the most active developer on the island in 2025–2026, with several same-day sell-outs.
| Project | Developer | Type | Announced handover | Status |
|---|---|---|---|---|
| Reem Hills (villas) | Modon | Villas and townhouses | Q2 2026 | Not published |
| Reem Hills (apartments) | Modon | From AED 1.5m (1-bed) | Q2 2027 | Under construction |
| Muheira (Maysan) | Modon | 1–3 bed; avg. AED 1.6m / 2.8m / 4.3m | Q2 2029 | Sold out on launch day (May 2025) |
| Tara Park | Modon | Apartments | Q2 2030 (secondary source) | Sold out, nearly AED 2bn (April 2026) |
| Radiant Square, Radiant Marina Towers, Radiant Waves | Radiant | Apartments | Not published | Strong 2026 sales |
Sources: Modon project pages (Reem Hills, Muheira) and Modon media centre, accessed 26 October 2026. Modon also awarded an AED 1bn main construction contract for Maysan (December 2025).
Off-plan dominates: ValuStrat puts off-plan at 84% of Abu Dhabi sales in Q2 2026.
What infrastructure and development is planned to 2030?
To 2030, Al Reem’s evolution rests on four verifiable workstreams: its integration into the ADGM financial free zone, new bridges, Modon’s residential pipeline and the expansion of the island’s hospital. No official metro project serving the island has been confirmed.
| Project | What changes | Date | Status |
|---|---|---|---|
| ADGM integration | Al Reem joins the Abu Dhabi Global Market jurisdiction; the financial district gains about 500,000 m² of office space | April 2023 | In effect |
| ADGM property register | Al Reem property registration moves from Abu Dhabi Municipality to the ADGM Registration Authority | 1 January 2025 | In effect |
| Umm Yifeenah Bridge | 11 km, six-lane highway linking Al Reem, Umm Yifeenah and Sheikh Zayed bin Sultan Street; 12,000 vehicles per hour | February 2023 | Open |
| Two marine bridges to the E12 | Direct access to Sheikh Khalifa Bin Zayed Highway; about 15 minutes saved at peak; AED 450m | March 2026 | Open |
| Mid-Island Parkway | Road network linking Al Reem to Saadiyat, and Al Raha Beach to Khalifa City; Umm Yifeenah Bridge is phase one | Targeted for 2028 | In design |
| Modon projects | Reem Hills, Muheira, Tara Park (see section 5) | 2026 to 2030 | Under way |
| Reem Hospital | Al Reem site to double to 200 beds under Arada’s AED 2bn UAE-wide plan | Announced May 2026 | Timetable not published |
Sources: Finance Middle East (24 February 2025); Abu Dhabi Media Office (9 February 2023); DMT Abu Dhabi (21 March 2026); Modon; Khaleej Times (15 May 2026).
What it means for buyers. Since 1 January 2025, Al Reem properties have been registered with ADGM rather than Abu Dhabi Municipality. Ask your conveyancer or lawyer to confirm the registration process and fees for the specific building; our guide to service charges and hidden costs in Abu Dhabi covers the usual running costs.
How do you get to Al Reem Island and get around?
Al Reem sits just north-east of central Abu Dhabi, facing Al Maryah Island. Several bridges connect it to downtown, Al Maryah and Saadiyat Island; most residents get around by car or taxi.
- Zayed International Airport: about 25 to 30 minutes by car, depending on traffic (Visit Abu Dhabi).
- Downtown, the Corniche and Al Maryah Island: about 10 to 15 minutes by car in typical traffic (Property Finder).
- E12 highway, Saadiyat and the road to Dubai: direct access via the two bridges opened in March 2026 (DMT).
On 21 March 2026 the Department of Municipalities and Transport (DMT) opened two new marine bridges connecting the island directly to Sheikh Khalifa Bin Zayed Highway (E12): 1.5 km combined, capacity of 7,200 vehicles per hour, and about 15 minutes saved at peak (−60%), at a cost of AED 450m. They include 2 km of pedestrian and cycling tracks and ease congestion on Hamdan Bin Mohammed Street and Mina Road. Since February 2023, the Umm Yifeenah Bridge has also provided an 11 km fast route to Sheikh Zayed bin Sultan Street on the main island.
Public transport. City buses serve the island and connect it to downtown and Hudayriyat. The free Experience Abu Dhabi tourist shuttle does not stop on Al Reem; it serves The Galleria on neighbouring Al Maryah Island.
Living on Al Reem: what are the strengths, and who is it for?
Al Reem suits professionals and expats who want a waterfront apartment 10–15 minutes from downtown, and families who want schools, a park and shops on the doorstep. It suits buyers looking for a villa with a garden, or a low-density neighbourhood, less well.
Key features
- Apartments with views: towers from studios to penthouses, many facing the sea or the skyline; villas and townhouses mainly at Reem Hills.
- Green space and waterfront: Reem Central Park, a canal-side promenade and beaches.
- Shops within walking distance: Reem Mall and Shams Boutik on the island, The Galleria a few minutes away on Al Maryah.
- Schools, university and hospital on the island: three international schools, the Sorbonne University Abu Dhabi campus and Reem Hospital.
- A clear legal framework for foreigners: a freehold area under ADGM since 2023.
Who it suits
- Young professionals and expats working on Al Maryah (ADGM), downtown, or in nearby hospitals and universities.
- Families: three international schools, a large park and shops reachable without a car.
- Rental investors who prioritise liquidity: a deep market, easier resale and re-letting.
- Golden Visa buyers: an average two-bedroom (about AED 2.13m) clears the AED 2m threshold (see our guide to the investor visa in Abu Dhabi).
What are the best schools on Al Reem Island?
Three international schools are located on the island: Repton School Abu Dhabi (British, rated Outstanding by ADEK), GEMS World Academy – Abu Dhabi (IB, rated Very Good) and Nord Anglia International School Abu Dhabi (British, opened in 2023, no published rating yet).
| School | Curriculum | Year groups | ADEK rating | Campus |
|---|---|---|---|---|
| Repton School Abu Dhabi | British (IGCSE, A-Level) | Ages 3 to 18 | Outstanding (announced by the school, February 2026) | Two campuses on the island: Rose (early years) and Fry (Year 2 to Year 13) |
| GEMS World Academy – Abu Dhabi | IB (PYP, MYP; DP and CP candidate), with the National Curriculum for England | FS1 to Year 13 | Very Good (November 2021 inspection) | Najmat, campus opened in 2022 |
| Nord Anglia International School Abu Dhabi | British (English National Curriculum, IGCSE, A-Level) | FS1 to Year 9 at opening, expanding to Year 13 | Not yet published | Campus opened August 2023 |
Sources: Repton Abu Dhabi (13 February 2026); Bayut, GEMS World Academy profile; GEMS World Academy – Abu Dhabi; Nord Anglia Education; Property Finder, Al Reem schools guide (30 July 2026).
Higher education. Sorbonne University Abu Dhabi has its domed campus on Al Reem Island.
Nurseries. Property Finder lists Redwood Montessori, Playhouse Nursery, Maple Bear Nursery and Hummingbird Early Learning Centre on the island, among others.
ADEK ratings change with each inspection cycle, and Repton’s comes from the school’s own announcement: check the latest rating on ADEK’s website before enrolling.
What is there to do on Al Reem Island?
- Reem Central Park: a one-million-sq-ft public park (about 93,000 m²) opened by Aldar in December 2018 at a cost of AED 250m. It has a canal walk, a city beach, a skate park, playgrounds, sports facilities, a 2,000-worshipper mosque and restaurants.
- Reem Mall and Snow Abu Dhabi: the island's large mall houses Snow Abu Dhabi, an indoor snow park of about 100,000 sq ft opened in June 2023 by Majid Al Futtaim, with more than 20 rides and attractions.
- Shams Boutik: the neighbourhood mall of the Shams Abu Dhabi district, at the foot of the Sun & Sky Towers, with a Waitrose supermarket, cafés and restaurants.
- Waterfront and beaches: walks along the water; Visit Abu Dhabi lists Cove Beach and Reem Beach, plus kayaking and paddleboarding through the mangroves.
- Architecture: the Gate Towers and Sky Tower in Shams Abu Dhabi define the island's skyline.
- Restaurants and cafés: mostly around Shams Boutik, Reem Central Park and Reem Mall, many with water views.
- Nearby: The Galleria Al Maryah Island, on neighbouring Al Maryah (not on Al Reem), for luxury shopping and dining.
Sources: The National (4 December 2018); Khaleej Times (7 June 2023); Visit Abu Dhabi; Property Finder.
Which other Abu Dhabi neighbourhoods should you compare?
- Saadiyat Island price per sq ft — the neighbouring island of the cultural district (Louvre Abu Dhabi), with beachfront villas and apartments.
- Hudayriyat Island property prices — Modon's island leading the emirate's sales by value.
- Yas Island area guide — the leisure island (Ferrari World, Yas Marina Circuit), with apartments and villas.
- Investing in Masdar City — the sustainable district with the highest projected mid-tier yield in Abu Dhabi.
What are the risks of investing on Al Reem?
- Prices already high: after +18–22% in a year, short-term upside is thinner and yields are compressing.
- Uncertain rents: conflicting signals (+2.85% per Bayut, −13.3% in Q2 per Property Finder) and the freeze status still to be clarified.
- Falling villa values: −22% year on year per Knight Frank.
- Density and traffic: new tower completions can weigh on rents and congestion, though the new bridges ease peak hours.
- Off-plan risk: Knight Frank flags possible delays from material and shipping costs.
Watch out
Al Reem villa prices fell 22% year on year per Knight Frank, and whether the rent freeze applies to the island's ADGM-managed buildings has not been formalised. Bayut prices are asking prices, not transactions. French tax residents should note the France–UAE tax treaty. This is information, not tax or legal advice.
Frequently asked questions
*What is the price per sq ft on Al Reem Island in 2026?
According to Bayut’s H1 2026 report, mid-tier apartments on Al Reem were advertised at an average AED 1,690 per sq ft, about AED 18,190 per m². A studio averaged about AED 989,000, a one-bedroom AED 1.4m and a two-bedroom AED 2.13m.
*Have Al Reem Island prices gone up?
Yes for apartments: +22% year on year per ValuStrat (Q2 2026) and about +18% per Knight Frank (H1 2026). However, Knight Frank recorded a 22% annual fall in Al Reem villa prices, the only location in Abu Dhabi where villa prices declined.
*What is the rental yield on Al Reem Island?
Bayut projects a 6.34% gross yield for apartments in H1 2026, down from 7.59% a year earlier. Average advertised rents range from AED 70,000 for a studio to AED 128,000 for a two-bedroom. Net yield after service charges and vacancy is lower.
*Does the Abu Dhabi rent freeze apply to Al Reem Island?
Since 2 June 2026 ADREC has set Abu Dhabi’s rent-increase cap at 0%. According to law firm Baker McKenzie, ADREC informally indicated that ADGM-managed communities, including Al Reem, are not covered. Check the status of the specific building before buying.
*Can foreigners buy on Al Reem Island?
Yes. Al Reem Island is a freehold area where foreign nationals can own and resell property outright. A purchase of at least AED 2 million may qualify for the 10-year Golden Visa, subject to government rules.
*Which schools are on Al Reem Island?
Three international schools are on the island: Repton School Abu Dhabi (British curriculum, rated Outstanding by ADEK according to the school’s February 2026 announcement), GEMS World Academy – Abu Dhabi (IB, rated Very Good) and Nord Anglia International School Abu Dhabi (British, opened in 2023, rating not yet published). Sorbonne University Abu Dhabi also has its campus there.
*How do you get to Al Reem Island from the airport?
Allow about 25 to 30 minutes by car or taxi from Zayed International Airport, depending on traffic, according to Visit Abu Dhabi. Since March 2026, two bridges connect the island directly to the E12 highway, saving about 15 minutes at peak times. No metro line serves the island.
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.
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