u/According-Law-5346

Contact: 0504926606

This one looks good. Here’s the information we have from the developer:

🌟 Key Selling Points:
🏝️ Last Plot in Yas Bay Offering Beach Access & Golf Course Views
🌊 Exclusive Beach Access
⛳ Stunning Golf Course Views
💎 Luxury Branded Residences

🏙️ Unit Types & Approximate Sizes:

🏡 1 Bedroom: 90 sqm | 969 sq. ft.
🏡 2 Bedrooms: 140 sqm | 1,507 sq. ft.
🏡 3 Bedrooms: 190 sqm | 2,045 sq. ft.
🏡 4 Bedrooms Duplex: 340 sqm | 3,660 sq. ft.
🏡 Penthouse: 500 sqm | 5,382 sq. ft.

All unit sizes are approximate and subject to final confirmation.

💎 Exclusive Collection of Only 199 Residences

📍 Yas Bay, Abu Dhabi

🚀 Launching Soon!

Dm me to stay updated as soon as I have more details about the project.

Ahmad Sholi
Nationwide Properties LLC
Team Leader
0504926606

Contact: 0504926606
Ahmad Sholi
Nationwide Properties LLC
Team Leader

Contact: 050492606
Ahmad Sholi
Team Leader
Nationwide Properties LLC

Ahmad Sholi
Nationwide Properties LLC
Team Leader
0504926606

[deleted]

1. Why Al Maryah
Al Maryah Island is the most valuable and scarce plot area in Abu Dhabi. It's Abu Dhabi's financial district, and one of Abu Dhabi's leading private developers, SAAS, just launched The Ritz-Carlton Residences in the middle of it.
Al Maryah is home to ADGM, Abu Dhabi's financial free zone. It runs on English common law, has its own independent courts, and charges zero tax on income and profits. That's why the world's biggest global banks and fund managers are setting up here.

Abu Dhabi's sovereign wealth funds manage around 1.7 trillion dollars in assets, among the biggest in the world, and that number is forecast to reach 3.4 trillion by 2030.
Companies like Brevan Howard, PGIM and BlackRock all operate here. In 2023, around 12,000 people worked in ADGM. Today it's over 49,000. That's about a 300% increase in workforce, and these are some of the highest paid professionals in the world, who need somewhere to live close to their work.

2. The DIFC comparison
We've seen this before.
In 2020, DIFC had about 27,000 workers. By 2025, that was over 50,000, which is 88% more people in five years. Over the same period, apartment prices in DIFC went up 117%. The workforce grew, and prices grew even faster.

Now look at ADGM. DIFC took 15 years to go from about 11,000 workers to 50,000. ADGM made the same jump, from 12,000 to 49,000, in just three years. That's over 300% growth, more than three times the pace of DIFC.

The two districts are now about the same size, but Al Maryah is still about a third cheaper per square foot than DIFC. Why?

Because the whole island is in its early stages. Most of what's on the island is older stock, and the new branded launches since 2024 (W, St. Regis, Jumeirah) have mostly sold through. The Four Seasons, built in 2016, is the only ready branded building that people can actually buy and compare against today. It's fully occupied, one-beds rent for 240–300k, and prices there are up about 38% in the last year.

That's the gap I'm talking about. The people have already arrived. The prices haven't caught up yet. It started in 2024, and its 5 year run statistically has a good chance to outpace DIFC’s 5 year run.

3. Why that matters
1. You're entering at early pricing. Here's how the Ritz-Carlton (~AED 4,737/sqft) compares with luxury and branded homes in other financial districts:

DIFC, Dubai: ~AED 7,000/sqft (off-plan branded). Ritz is ~32% lower. Prices +11.4% in the last 12 months.

Canary Wharf, London: ~AED 7,600/sqft (luxury new-build average). Ritz is ~38% lower. Prices −7.2%.

Marina Bay, Singapore: AED 8,550+/sqft. Ritz is 45%+ lower. Prices +2.0%.

Manhattan, New York: AED 14,700–34,900/sqft (trophy & branded). Ritz is 68–86% lower. Prices +2.7%.

Hong Kong Island: ~AED 39,600/sqft (record sale). Ritz is ~88% lower. Prices +3.9%.

The point isn't that ADGM is better than London, New York or Singapore. It's the lowest-priced financial district in this group and the fastest growing, which makes it an emerging market, and that's where the biggest capital gains are usually made. Mature districts have already had their growth. Canary Wharf prices are down 7.2% this year. The gap between ADGM and these cities is the room it still has to grow.

2. The area is scarce and supply is limited. Al Maryah covers only 114 hectares of land, planned for up to 30,000 residents. Between now and 2030, there will only be around 758 new homes on the island, about 190 a year. The Ritz-Carlton alone is 172 of them. Over the same period, Saadiyat gets about 18x the supply of Al Maryah, Reem 16x and Yas 14x (ADREC). It's the lowest-supplied prime area in Abu Dhabi, and that's what makes the land so valuable and what will keep driving prices up.

3. The North Maryah expansion. In December 2025, Aldar and Mubadala announced an AED 60bn expansion on the north of the island, which is built to roughly double the Grade A office space on Al Maryah. If there's ever a big catalyst for appreciation, it's an initiative like this.

4. What it's like to live there
You have ADGM Square in the centre of the island: five Grade A towers with around 250,000 square metres of offices.

All five connect through air-conditioned walkways to The Galleria, Abu Dhabi's flagship mall, with 400+ stores and around 100 restaurants and cafés. The mall is split into two sides: one is luxury, with Chanel, Louis Vuitton and Hermès, and the other is everyday shopping, with Zara, Apple, H&M and so on. The food court on the everyday side honestly looks like a fine dining restaurant. Everything here is high end and clean.

On weekdays and weekends it's one of the busiest spots in Abu Dhabi. It's where people working in ADGM have meetings, get coffee and network.
Also connected to ADGM Square and The Galleria are two of the best hotels in the city, the Rosewood and the Four Seasons, both with a Michelin Key.

Four Seasons is Forbes five-star. It has Butcher & Still, a 1920s Chicago-style steakhouse, and Cafe Milano, both in the Michelin Guide.
Rosewood has nine restaurants and lounges, including Dai Pai Dong, also Michelin-listed, and some of the best nightlife in the city.

Connected to all of this is a 5.4 km promenade with 18 high-end waterfront restaurants: Zuma, LPM, Coya, Nusr-Et and more. And right on that waterfront, a new fountain is being built, with more than 1,000 jets shooting up to 75 metres around a 30-metre glowing sphere, and music by Ramin Djawadi, the composer behind Game of Thrones.
On top of that, the Ritz sits right across from Cleveland Clinic, ranked the number one hospital in the UAE.

All of this is connected indoors. In my view it's the best everyday lifestyle in Abu Dhabi, and it doesn't rely on tourist attractions. It's real, structural, end-user demand, and to me that speaks to long-term value.

You're also less than 10 minutes from downtown Abu Dhabi and less than 10 minutes from Saadiyat Island, with its beaches and the Saadiyat Cultural District, including the Louvre Abu Dhabi and the upcoming Guggenheim. The location is as central and prime as it gets. Land like this can't be replicated in the future.

5. The developer: SAAS
The Ritz-Carlton Residences is 172 residences by SAAS, in my opinion the best private developer in Abu Dhabi. Happy to hear arguments otherwise.

SAAS has 4 completed projects on Reem Island and 4 still off-plan.

Fun fact: SAAS started their first projects by building them, and then selling them once they were ready. Why does that matter? It shows two things. First, they're well funded enough not to depend on buyers' money to finish a building. Second, they were confident enough in the product to let buyers see it before paying.

What makes SAAS special is that they're serious about their product and prioritise quality over quantity. In my opinion they have the highest quality finishing in Abu Dhabi, amenities that actually feel resort-style, and they keep their buildings private: usually low-rise, with only 50–200 units.

Look at the finishing at their project One Reem and put it side by side with the Louvre Residences on Saadiyat, and you'll see what I mean. They're higher quality than many branded residences by other top developers.

One-beds on Reem Island currently rent for around 85–105k. SAAS's Reem Nine rents for around 155k. Very few buildings on Reem by any other developer get close to that. It's Saadiyat-level rent in an affordable area like Reem.

Their focus isn't on maximising profit margin but on the actual end-user experience. That's why they're the best for me.

6. Does that show in the numbers?
Yes.
I looked at transaction data from 2022 until now. I compared the average price/sqft increase for Reem in general, the highest-appreciating non-SAAS building on Reem (Sun & Sky Towers by Aldar), and the average for SAAS's ready buildings.

Price/sqft growth, 2022–2026:
Reem average: +56%
Sun & Sky Towers (Aldar): +65%
SAAS ready projects: +75%

Bear in mind SAAS was already priced about 45% above the area average, and still appreciated 19 percentage points more than the market. That's the investment value.

7. The Ritz-Carlton: price and the buffer
Prices start from AED 4.5M, around 4,700/sqft.
The only ready building on Al Maryah that's a direct comparable is the Four Seasons Private Residences, which trades at an average of about 7,000/sqft. In other words, the Ritz is launching about a third below what the only ready comparable on the island already sells for.

And the comparison favours the Ritz. Four Seasons was built in 2016, so by the time the Ritz hands over, it'll be about 14 years newer. The Four Seasons homes sit inside the hotel tower, with only a gym and a cinema room for owners. The Ritz is a dedicated residential building.

If the Ritz only reaches the lowest Four Seasons 2026 asking price by handover, that's a 41% gain. On a 50/50 payment plan, where you've only paid half before handover, that's about 78% on your actual cash, before fees.

And that assumes Four Seasons prices stay frozen for four years, which they won't. They've already gone up 38% in the last year.

8. Why I think the gap closes: supply at handover
The Ritz has only 172 units. Split across bedroom types, that's roughly 40 units in yours. Many buyers here will be end users, or will hold after handover. Realistically, my estimate is there won't be more than 5–10 listings in your unit type when the building is finished.

So at handover, a buyer who wants a new branded home next to ADGM has very few options: a 2016 Four Seasons inside a hotel at ~7,000/sqft, or a brand-new Ritz with only a handful of listings. That's when sellers have pricing power.

That's also why I wouldn't sell before handover. Before it's finished, you're competing with the developer's own stock and every other off-plan resale. After handover, buyers can see the finished building and compare it directly with Four Seasons.

9. Rental yield
One-beds at the Four Seasons rent for 240–300k a year. If the Ritz achieves the same, with no rent increase assumed, you're looking at roughly a 4.6–5.9% net yield (net of service charge), which is very good for a high-end branded residence.

Service charges are expected to be around AED 36–38/sqft, about half of Mandarin Oriental on Saadiyat at 72/sqft.
As an owner, you'll have property management by the developer, so they can rent or sell the unit for you.

10. The honest part
This isn't a quick flip. It's a four-plus-year hold. At this ticket size there are fewer buyers than for a two-million apartment, so resale takes longer. If you might need the money back in two years, this isn't for you.

I put everything into a 17-page analysis: pricing, supply, rents, and the full comparison with Four Seasons and DIFC. Happy to share it if anyone wants it, just DM me.

Note: Every thought and word has been written by me. Grammar and titles were fixed by Claude

To know more and submit an EOI, contact me in WhatsApp

Ahmad Sholi
Team Leader
Nationwide Properties LLC
0504926606

Dm or contact me for the detailed PDF analysis on Ritz Carlton Residences by SAAS in Maryah Island.

EOI’s are open now

I will post an analysis here soon, but want to gatekeep it for now. Every detail you need on ADGM, catalysts, and the project in general is here.

Ahmad Sholi
Nationwide Properties LLC
Team Leader
0504926606

This is The Ritz-Carlton Residences, Al Maryah by SAAS Properties, and it’s my highest-conviction pick of 2026. Here’s why:

The location:
Connected by indoor walkway to ADGM Square, The Galleria, the Four Seasons and the Rosewood. You can go from your front door to your desk, to dinner, to the gym, without stepping outside. Cleveland Clinic is directly across, Saadiyat is under 10 minutes away and downtown is under 7.

ADGM is growing faster than any financial district we’ve seen
ADGM’s workforce went from about 12,000 to 49,000 in three years. DIFC took 15 years to get there, and its prices are up 117% since 2020. Al Maryah has DIFC’s workforce, but not its prices yet.

The price gap:
The Ritz-Carlton launches at about AED 4,737/sqft. Four Seasons on the same island sold at AED 6,900–7,100/sqft this year, in a building from 2016. 30-45% lower than its comparable, 14 years newer, double the amenities, higher quality.

Supply is as limited as it gets
172 residences only. ADREC projects just 758 new homes on Al Maryah to 2030. That sort of scarcity will drive the appreciation to unimaginable numbers.

The catalyst
Aldar and Mubadala’s AED 60bn North Maryah expansion will double the island’s office space and add a marina, a convention centre, new bridges and the new fountain. Doubling offices = doubling demand for housing.

Yields:
Four Seasons one-bedrooms rent for AED 240–300k. With service charges of around AED 36–38/sqft, that’s roughly 4.6–5.9% net. This isn’t taking into account rent increases in 4 years. Really solid for a high end branded residence.

I made a full detailed PDF analysis discussing appreciation projections. Dm me or contact me on WhatsApp to get it.

Ahmad Sholi
Team Leader
Nationwide Properties LLC
0504926606

Ritz Carlton Residences by SAAS in Maryah Island. This is not just a “trophy” investment or end user product. This is the best appreciation product for apartments in the market (along with St Regis) and im open to being challenged on this notion.

A 1BR apartment in Four Seasons in Maryah started selling at 3.7M just over a year ago. It was the lowest priced unit. Yields were almost 0% due to mortgage rates (it had to be with ADCB) and now a 1BR same size there transacted for 5.1M.

Abu Dhabi is one of the fastest growing financial districts in the world and prices here are considerably lower than all of the big global financial districts. It’s an emerging market and that’s where you make the most money.

Most agents won’t sell this project because it’s too niche and tough to find the right buyer. I believe in this project more than anything else in the market and almost every post from now until launch will be discussing it. I will cover everything from A-Z.

For seasoned interested investors, this is your chance to own a seriously scarce asset. EOI’s open soon, I’m one of the top brokers with SAAS, if you’d like to discuss in private, feel free to shoot me a Whatsapp

Ahmad Sholi
Team Leader
Nationwide Properties LLC
0504926606

A new branded beachfront residence is coming to Reem, located next to Reem 8.

🏙 45-storey high-rise
🏡 1–4 bedroom residences
🏖 Direct beach access
📐 1BRs around 1,000 sqft
📍 Prime Reem Island waterfront location
💰 Expected to be priced slightly below Hilton Residences

Another major branded project joining Reem Island — and one of the few new high-rises offering direct beach access.

DM me for early details, pricing & priority access before the official launch.

Ahmad Sholi
Nationwide Properties LLC
Team Leader
0504926606

🏡 4 units available
• 5 Bedrooms
• Approx. 6,231–6,321 sqft total area
• Standard & End units available
• Type C & Type D
• Prices from AED 17.41M
• Premium Saadiyat Island location

Available units:
AED 17.56M
AED 17.42M
AED 17.41M
AED 17.69M
📩 DM me if you’re interested in taking a unit

0504926606

1. AMENITIES: THE BEST OF THE BEST IN REEM

The amenities are spread over four levels instead of one pool deck:

• Podium (6th floor): family pool, adult pool with in-pool bar, a pool with a sandy beach, aqua gym, padel court, multi-use court, outdoor cinema, kids' adventure garden, co-working garden, community kitchen, jogging track, BBQ stations, sunset lawn.

• 22nd floor: sky pool, cabanas, spa, gym, juice bar.
• 36th and 42nd floors: sky lounges with a fire pit, café, cocktail lounge and sunset deck.

• The beach club is its own building on a separate plot of 78,577 sqft (about 7,300 sqm). It's linked to the towers by 3 sky bridges and has an infinity pool, a pool bar, cafés, private BBQ lounges and a yoga area. That plot alone is larger than the entire amenity area of most Reem buildings.

• Hotel services come with it. Housekeeping, in-residence dining, valet, childcare, and 25% off across the Bab Al Qasr hotel.

• On amount of amenities, this beats Seamont and other SAAS projects and competes with Riviera. I still don't count the brand as a resale premium, but the services will support rents.

2. QUALITY

Brands:
The brands are good but not luxury. THE One is a mid-market UAE furniture chain, and Roca is mid-range sanitaryware. Siemens and Samsung are solid, but none of these are names you'd see at Seamont or Riviera level. Fair label: good 4-star quality, not 5-star.

• The fridge is a freestanding unit, not built into the cabinets. The extractor hood is also basic. It's a small thing, but top-tier product doesn't do this.

Finishing:
Beige-coloured marble + wooden parquet flooring + light oak wood + bronze metal detailing. That is a proper luxury palette. The natural marble is considerably better than the marble look porcelain that we see in many new launches.

One thing I really like is the 3.6 m ceiling height. That's really good for an apartment building in Reem. Combined with the floor-to-ceiling glazing in the video, marble, parquet, oak and bronze, it makes the unit feel considerably more luxurious than a standard Reem apartment. It is not at the level of Seamont or One Reem, but much closer than most Reem buildings.

3. COMPARABLE SET

DIRECT COMPARABLES (beach access / waterfront, Reem)

One Reem Island (SAAS)
• Ready
• ~2,555 psf (3BR sold)
• Residence 77 is 33% cheaper
• Beach access, 8-storey low-density, 3BR rents ~424k

Seamont Residences (SAAS x RDH, Marriott Autograph)
• Off-plan, Q4 2028
• ~2,500 psf (up to 3,200)
• Residence 77 is 31% cheaper
• Last waterfront plot in Shams, global brand

Riviera Residences (MERED, Herzog & de Meuron)
• Off-plan, Q3 2029 / Q1 2030
• ~2,700 psf - 3,200 psf
• Residence 77 is 36% cheaper
• Beach access, 12,000 sqm amenities, next to Makers District

Reem Nine (SAAS)
• Ready
• ~2,300-2,400 psf
• Residence 77 is 27-32% cheaper
• Best ready building on Reem

PRICE FLOOR (recent non-waterfront Reem launches)

One Development
• 1,800-1,900 psf
• Residence 77 is 4-9% cheaper

Flow25
• 2,050-2,150 psf
• Residence 77 is 16-20% cheaper

Object 1
• ~2,000 psf
• Residence 77 is 14% cheaper

Burtville's previous Reem project
• ~1,850 psf at max discount
• Residence 77 is 7% cheaper
• Same developer, no waterfront, no sea views

Net yield is on the 30%-off price, after a service charge of AED 18/sqft.

1BR
• Rent: AED 122k – 140k a year
• Net yield: 6.4% – 7.5%

This is not considering rents increasing, which is very very conservative.

---

6. EOIs ARE NOW OPEN

Official sales start on October 3. The EOI is AED 50,000 and it's fully refundable.

DM me or WhatsApp me to secure your EOI, or to go through which unit fits your budget and goals.

WhatsApp: 0504926606
Ahmad Sholi
Team Leader, Nationwide Properties LLC

Note: Claude was used to fix up writing, evrything is my writing and personal opinion

Aldar's newest villa launch on the private side of Yas Island opens this weekend, and I have one Priority Pass. That means first access on 26 September, two days before the public launch.

The project
• 292 villas, including 45 waterfront homes
• Residents-only clubhouse, landscaped gardens, and jogging and cycling tracks

Prices from

• 4BR villa (avg 437 sqm on a 711 sqm plot): AED 7.9M
• 5BR villa (avg 482 sqm on an 828 sqm plot): AED 9.3M
• 6BR villa (avg 538 sqm on a 936 sqm plot): AED 10.5M

Payment plan: 50/50

• 5% down, then 5% every 5 months for 25 months
• 2 × 10%, then 50% on handover
• No mortgage pre-approval needed

Launch incentives

**•**	5-year service charge waiver  
**•**	2% ADM fee waiver

Why the Priority Pass matters
Launches are first come, first served. On 26 September, Priority Pass buyers choose from the full inventory. By the public launch on 28 September, the best plots and positions are usually gone. 292 units, if you don’t register for VIP, your chances of getting a unit is slim

I only have one pass, and appointments open tomorrow (Friday) at 3 PM. If you're serious about a Yas villa, message me today and I'll register you.

Whatsapp: 0504926606
Ahmad Sholi
Nationwide Properties LLC
Team Leader

Eagle Hills is getting ready to release villas in
the Infinity cluster on Ramhan Island. They've asked our agency to send in our clients' names and how many bedrooms they want before the launch.

Prices aren't out yet. We expect them to follow Ramhan's usual pricing.

Infinity sits on the island's outer edge, facing open water, and it's one of the most exclusive spots on the masterplan.

If you want in, send me:
✅ EID & Passport
✅ How many bedrooms you want
Note: This isn’t an EOI, there’s nothing binding or any payments. Units will be allocated within a few days

Registering early gets your requirement to Eagle Hills: They don’t really do public launches for the villas.

📩 DM me or shoot me a WhatsApp : 0504926606

Ahmad Sholi | Team Leader, Nationwide Properties

Why Yas Island (demand drivers)
Yas Island has the strongest concentration of major entertainment, leisure, and everyday amenities in Abu Dhabi. To understand Yas further than just Disney, we need to understand where the real end user demand comes from.

Yas sits at the centre of Abu Dhabi's most important growth corridors — beside Zayed International Airport and minutes from Masdar City, a major economic free zone and technology hub that's set to build one of the world's largest AI data-centers. Masdar has 1,000+ businesses already operating, and little to no meaningful residential offerings, so many high paid professionals from the aviation, technology, and energy sector all live in Yas.

Major attractions
Yas already has 4 established international schools across the American and British curricula, 4 major theme parks — Ferrari World, Warner Bros, SeaWorld, Yas Waterworld. You also have the only Sphere in the world outside Las Vegas, and Disneyland, both coming to the island soon.
You also have the Etihad Arena, which hosts major events all year round — UFC, NBA, and major concerts by some of the biggest artists in the world.
In the centre you also have Formula 1. You can literally go for an evening run or cycle around the same Formula 1 circuit used for the Abu Dhabi Grand Prix.

Daily life amenities
What's important for me isn't the major global attractions, it's what Yas gives you for daily activities.

The world's tallest indoor climbing wall, the biggest mall in Abu Dhabi, Yas Bay which is the most popular and one of the few nightlife strips in Abu Dhabi, an 18-hole championship golf course along the Arabian Gulf designed by Kyle Phillips. Yas also has the most popular beach club among expats named Ilia, Yas Marina with waterfront restaurants, and so much more on the island.

Location & density
Yas Riva Reserve sits minutes from all this, with a future bridge connecting you to the centre of Yas, but it's tucked away from all the traffic and noise.
It's the lowest-density community on Yas Island — 50 hectares with only 292 villas. That's roughly six homes per hectare. The current lowest density community in Yas, called Yas Acres, is 2.8 times denser at 16.2 homes per hectare.

It means more land per home, with plots on 4–6 bedroom villas ranging from 711–936 sqm, and more space for landscaping, amenities, and no townhouses or apartments anywhere in the community. It's built to be private, peaceful, and spacious.

Waterfront
45 of these villas sit directly on the water. Infinity pools with direct canal access, and residents can park their own boat outside the house.

Pricing vs comparables
I pulled the three closest comparables by size and location: Yas Acres' Aspens, which is arguably the best ready community in Yas, and Manchester City Residences, and Sobha City, which were the last two projects that launched beside Yas Riva within the last six months.

I averaged the price/sqft on built-up area and on the plot, and Yas Riva Reserve comes in almost 10% lower than Yas Acres, 27% lower than Manchester City, and 36.6% lower than Sobha City.
On average, that's 27 to 37% lower than the closest recent launches in the same area. And it's a 2030 build priced about 10% cheaper than a 2020 build in Yas Acres. Ten years newer, 10% lower.

Design & amenities
The architecture is genuinely modern and well designed, unlike most of the outdated villas in Yas. The landscaping is on another level to anything I've seen on Yas. The community has 5 outdoor/indoor kids' play areas, a clubhouse, indoor and outdoor fitness areas, an adults' swimming pool, jogging & cycling tracks, sports courts, and many interconnected parks.

Developer
It's developed by Aldar — Abu Dhabi's largest semi-government developer, with 76 million square metres of landbank. They own the majority of almost every prime area in the city, and delivered around 6,000 units in Abu Dhabi. Have the deepest secondary market liquidity and the strongest appreciation track record of any developer here.

Pricing & payment plan
Prices start from 7.9M for a 4-bedroom villa, and 13.3M for a 5BR waterfront villa.
Payment plan is 50/50, down payment is 5%, ADM fee is waived, and you get 5 years free of service charges.

Launch Date
Launch is likely going to be right after Marsa Saadiyat. There's only 292 units here, and most agents won't be able to get a unit here aside from Aldar's top agencies.

I'll have a priority VIP pass one day before launch as usual with Aldar. DM me to secure a spot with me.

Contact Details
Ahmad Sholi
Nationwide Properties LLC
Team Leader
0504926606

Section 1 — Lowest density community
It's the lowest density community in Yas Island. The whole community spans 50 hectares only 292 villas — roughly six homes per hectare. Yas Acres is about 2.8x more dense (16.2 homes/hectare). This means there's much more land per home and much more space dedicated for amenities and landscaping. The area is designed to be private rather than a full master community. No townhouses or apartments around, just privacy.

Section 2 — Waterfront
45 of these villas are waterfront; Infinity pools with direct access to a canal. Residents can park their boats outside their home by the canal.

Section 3 — Pricing

It's priced 27-37% lower than other comparable recent off plan launches in the area. It's a 2030 build for 10% cheaper than a 2020 build in Yas Acres. 10 years newer, 10% cheaper.

Yas Riva Reserve: 1,762 (BUA) & 1,039 (Plot)
Aspens: 1,729 (BUA) & 1,320 (Plot)
Man City: 2,198 (BUA) & 1,575 (Plot)
Sobha City: 2,250 (BUA) & 2,145 (Plot)

Yas Riva is 9.7% lower than Yas Acres, Aspens, 26.9% lower than Man City, and 36.6% lower than Sobha City.

Section 3 — Pricing

It's priced 27-37% lower than other comparable recent off plan launches in the area. It's a 2030 build for 10% cheaper than a 2020 build in Yas Acres. 10 years newer, 10% cheaper.

Yas Riva Reserve: 1,762 (BUA) & 1,039 (Plot)
Aspens: 1,729 (BUA) & 1,320 (Plot)
Man City: 2,198 (BUA) & 1,575 (Plot)
Sobha City: 2,250 (BUA) & 2,145 (Plot)

Yas Riva is 9.7% lower than Yas Acres, Aspens, 26.9% lower than Man City, and 36.6% lower than Sobha City.

Section 4 — Location & catalysts
A while ago, I made a an analysis describing how homes in Yas won't be as sought after by families when Disney opens. My thesis was its due to traffic and the amount of tourism. I claimed homes on the outskirts of Yas will benefit more from Disney but far away from traffic. Yas Riva Reserve is a perfect example. It's located opposite of Yas Island, but has a bridge connecting it to Yas directly. Close enough to all the schools and entertainment, far enough from traffic.

It has atleast 5 major upcoming catalysts and 5 major infrastructure additions that will uplift it's value, but not take away from it's convenience.

Catalysts:
• Disneyland Abu Dhabi (2033, no official date)
• Sphere Abu Dhabi ($1.7B, end of 2029)
• Harry Potter World at Warner Bros (2029)
• Etihad Live revamp (2027)
• Miral's broader AED 12B hotel/rides expansion (through 2031)

Infrastructure/connectivity:
• Abu Dhabi Tram/LRT (airport + mainland link, phased, no fixed date)
• Blue Highway marine transit
• Express Shuttle to other Emirates
• Abu Dhabi Green Loop (109km cycleway)
• Bike City Mission (Yas as a central node)

Section 5 — Developer
It's developed by Abu Dhabi's biggest developer, Aldar. They own 76Msqm of landbank. Almost every prime area in Abu Dhabi is majority owned by Aldar: Reem, Raha, Maryah, Saadiyat. They set market standards, get the best land, have the best liquidity in the secondary market, and have the best track record for appreciation in Abu Dhabi.

Section 6 — Offers
Aldar is offering almost the same price/sqft to phase 1 which was launched two years ago. You're getting two years ago's pricing today, with a regular payment plan and without heavy upfront costs. On top of this, the down payment is only 5%, with the 2% adm fee waived. Services charges are free for the first 5 years. That's a minimum 5% saved across 5 years for your yield.

Section 7 — Amenities
Interconnected linear parks, Pocket gardens, Clubhouse, Swimming pool, Indoor & outdoor fitness gyms, Childrens play areas, Sports & padel courts, Mosque, Community retail.

Section 8 — Drawbacks
No resale track record: The location where Yas Riva Reserve is, Al Bahyah, is still empty and unproven. There's no resale transactions, no ready communities etc.

Less amenities: This isn't a full master community like Sobha City & Man City. It will have half the space to insert big amenities. This focuses on privacy & exclusivity; not a wide range of things to do in the community though. Can be a positive or negative depending on what prioritize as an end user.

Section 9 — Exit strategy: Investor Play

With potentially a 2030-2031 handover, a 5-year service charge waiver, and Disneyland targeting 2033, the timing lines up almost perfectly for a hold play rather than a flip. Flipping before handover, before the free service charge period ever starts and before Disney's opening won’t do it justice — you'd be leaving the two biggest catalysts on the table. The two strategies that make sense here:

Hold and sell after handover. Take the villa to completion in 2030-31, and sell 6 months post handover. If you’re looking for a short term move, this is the way to go.

Hold and rent. Rent it out from handover instead of selling it off. Zero service charges for 5 years means close to the full rent goes straight to yield. As the villa appreciates toward the 2033 Disney window, you can refinance and pull equity out to fund the next purchase and keep the asset while it appreciates. Selling after the 5 year service charge is over and Disney is ready could be the perfect time.

Section 10 — Who this is actually for (End User)

This is built for a buyer who wants privacy over amenities and is willing to wait for it. Most times, privacy equals luxury. There is something about having space, peace, and privacy that having alot of amenities can’t compete with. Landscaping is easier to build & maintain, and it’s easier for interior designers to put more care into the villas.

Someone choosing quiet and space over the density of Yas Acres, Noya, or a full master community like Sobha City or Man City — fewer on-site amenities, more land, and no shared walls with townhouses or apartments. We don’t have such a low density community in Yas Island to this day.

I'll have priority pass access for the launch. Broker briefing is today, and launch will likely follow right after Marsa — in about a week. Get in touch now to discuss the project further.

Ahmad Sholi
Nationwide Properties LLC
Team Leader
0504926606

Studio 1: 1.044M - 43sqm
Studio 2: 1.204M - 58sqm - sea view

For ready buyers, contact me on WhatsApp 0504926606

Full breakdown of Yas Riva Reserve and why it’s one of the biggest investments plays this year in my opinion.

Exit liquidity:

• Yas Island villa/townhouse stock today: 3,800 units

• Yas Island villa pipeline to 2030: +1,192 (265/year)

• Al Bahyah villa pipeline to 2030: +1,868 (415/year)

These figures include townhouses aswell. There are no exact numbers for the villa supply only in Yas in ADREC’s report.

Secondary villa+townhouse demand, Yas Island: 659 transactions over 20 months (Jan 2025–Sep 2026) = 395/year

This is across 1.8 years. 6 of these months were during a conflict which slowed down transactions. So this is a really conservative case.

Yas Island supply vs Yas Island secondary demand: 265 ÷ 395= 0.67x — new supply is running 49% below the pace of secondary demand.

The market is absorbing and will likely continue to comfortably absorb supply up till 2030 due to the supply/demand imbalance.

Supply:

Current population in Yas Island: 34,400
Population Target in Yas Island: 100,00 (As Per the Abu Dhabi 2030 Vision)
• Growth needed to hit 100,000: 65,600 residents

• Units needed (at 3.5/household): ~18,700

• Total pipeline (apartments + villas/TH): 11,815

Villas specifically (39% share of housing mix, 5/household):

• Villas needed: 5,100
• Yas-only villa pipeline (1,192): covers 23% — short ~3,900
• Even with Al Bahyah's 1,868 added (3,060 total): covers 60% — still short 2,000

Villas (Yas-only pipeline): = 76% undersupplied
• Villas (including Al Bahyah): = 40% undersupplied

Price/sqft:

Calculating price/sqft on the plot only or built up area can be misleading.

I took a list of the 3 closest comparables to Yas Riva Reserve, and calculated both price/sqft on the plot and built up area and averaged them out to get the most accurate numbers.

Sobha City and Man City are both on the same side as Yas Riva Reserve, have the closest sizes to the project. Yas Acres (Aspens) has the closest sizes to Yas Riva aswell, and is a mature and measurable community with actual secondary transactions.

Price/sqft on BUA & on the Plot:

Yas Riva Reserve: 1,762 (BUA) & 1,039 (Plot)
Aspens: 1,729 (BUA) & 1,320 (Plot)
Man City: 2,198 (BUA) & 1,575 (Plot)
Sobha City: 2,250 (BUA) & 2,145 (Plot)

Aspens: BUA is 1.9% cheaper than Yas Riva, Plot is 21.3% higher

Man City: BUA is 19.8% higher than Yas Riva, Plot is 34% higher

Sobha City: BUA is 21.7% higher than Yas Riva, Plot is 51.6% higher

Total average difference:

Yas Riva is 9.7% lower than Yas Acres, Aspens, 26.9% lower than Man City, and 36.6% lower than Sobha City.

You’re getting an off plan launch that is around 27-37% lower than other comparable off plans in the area, by the biggest developer in Abu Dhabi.

You’re getting a new 2030 build for 10% cheaper than a 2020 build in Yas Acres.

In total, Yas Riva is around 13.8% lower than its comparables. Combine that with the fact that villas in Yas are increasing 22% YoY, these are my appreciation estimates (not financial advice).

Flat Market : 13.8% total appreciation, 27.6% ROI on capital invested

Base case (half of Yas Villas current growth rate): 44% total appreciation, 88% ROI on capital invested.

Bull case (Yas villa current growth rate): 68% total appreciation, 136% ROI on capital invested

Base case is my likely scenario. Flat market is conservative if conflict adds pressure, and bull is if the market continues at the same rate as it has the last few years.

Rental yields: No service charge for 5 years

Same as Aspens (368k) net yield will be 4.66%
9% higher than Aspens (400k) net yield will be 5%

Catalysts:

• Disneyland Abu Dhabi (2033, no official date)
• Sphere Abu Dhabi ($1.7B, end of 2029)
• Harry Potter World at Warner Bros (2029)
• Etihad Live revamp (2027)
• Miral's broader AED 12B hotel/rides expansion (through 2031)

Infrastructure/connectivity:

• Abu Dhabi Tram/LRT (airport + mainland link, phased, no fixed date)
• Blue Highway marine transit
• Express Shuttle to other Emirates
• Abu Dhabi Green Loop (109km cycleway)
• Bike City Mission (Yas as a central node)

Residential pipeline riding on these catalysts:

• Manchester City Residences
• Sobha City
• Possible new community by Damac

Exit liquidity: 8/10
Supply: 8/10
Price/sqft: 8/10
Appreciation outlook: 9/10
Yield: 6/10
Location: 9/10
Developer: 10/10
Future catalysts: 10/10

To stay updated on the launch, feel free to dm me or shoot me a WhatsApp!

Contact: 0504926606

Ahmad Sholi
Nationwide Properties LLC
Team Leader

Contact: 0504926606