Districtجزيرة ياس
Yas Island
The entertainment island: F1 circuit, Ferrari World, Yas Mall, Warner Bros, SeaWorld plus villa and townhouse communities (Yas Acres, West Yas) ten minutes from the airport.
entertainmentfamilyfreeholdairport
7.6
1BR rentReport
AED 80k/yr
Bayut annual / quarterly market reports · 2025-06
3BR villa rentReport
AED 230k/yr
Bayut annual / quarterly market reports · 2025-06
Sale priceReport
AED 1,250/sqft
Property Finder market reports · 2025-06
Price trend (YoY)Report
+12%
Property Finder market reports · 2025-06
Commute to hubEditorial
25 min
Where to Live editorial assessment · 2025-10
Top-rated schoolsOfficial
2
ADEK Irtiqa'a school ratings · 2025
All data
Estimate 3Report 7Official 7Editorial 10— hover a row for the note; the methodology page explains each kind.
People & place
| Population | 30,000 | Estimate | Editorial estimate · 2024 |
| Area | 25 km² | Estimate | Editorial estimate · 2023 |
| Ownership | Freehold | Official | Abu Dhabi Law No. 13 of 2019 (investment zones) · 2025 |
Renting
| Studio rent | AED 55k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 1BR rent | AED 80k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 2BR rent | AED 120k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| 3BR villa rent | AED 230k/yr | Report | Bayut annual / quarterly market reports · 2025-06 |
| Cost of living | AED 4,100/mo | Estimate | Editorial estimate · 2025-09 |
Buying
| Sale price | AED 1,250/sqft | Report | Property Finder market reports · 2025-06 |
| Price trend (YoY) | +12% | Report | Property Finder market reports · 2025-06 |
| Gross yield | 6.5% | Report | Bayut annual / quarterly market reports · 2025-06 |
| Service charge | AED 13/sqft | Official | Dubai Land Department open data (Dubai Pulse) · 2025 |
Getting around
| Metro / tram | No | Official | RTA Dubai Metro / Tram network · 2025 |
| Commute to hub | 25 min | Editorial | Where to Live editorial assessment · 2025-10 |
| Traffic | 2/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Jobs access | 4/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Walkability | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Schools & health
| Schools nearby | 4 | Official | ADEK Irtiqa'a school ratings · 2025 |
| Top-rated schools | 2 | Official | ADEK Irtiqa'a school ratings · 2025 |
| Hospitals | 2 | Official | Department of Health Abu Dhabi facility list · 2025 |
Environment
| Beach | 3/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Parks | 4/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Noise | 2/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Density | 2/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| Safety | 5/5 | Editorial | Where to Live editorial assessment · 2025-10 |
| August high | 42 °C | Official | National Center of Meteorology climate normals · 2024 |
| Humidity | 4/5 | Editorial | Where to Live editorial assessment · 2025-10 |
Pros & cons
- +Theme parks, beach, golf, mall in one place
- +Fast to the airport and Dubai
- +Newer villas than the mainland
- −25–35 min to downtown Abu Dhabi
- −F1 week closures and noise
- −Tourist traffic at weekends
Residents say
Families with young kids and frequent travellers rate it highly; Dubai commuters use it as a halfway base.
Expat communities: British, Indian, Egyptian, Filipino, European (editorial, largest first)