Bayut has released its analysis of Abu Dhabi’s property market for the third quarter of 2026, highlighting “minor to moderate” changes in asking prices for apartments across affordable and mid-tier segments and a broadly steady rental picture, according to the company’s report. The findings are accompanied by a Market Sentiment Survey by dubizzle and Bayut.
For the period ending Q3 2026, Bayut said its data showed sustained demand for budget-friendly properties, with asking sales prices for apartments in affordable and mid-tier categories increasing slightly to moderately. The report also pointed to a more measured resale environment, citing survey results that 79% of sellers priced their properties at or below market value and 69% said they were willing to negotiate.
Bayut and dubizzle’s Market Sentiment Survey indicated overall confidence in the market outlook. Buyers were described as the most optimistic group, with 46% expecting property prices to rise over the next 12 months. Among surveyed buyers, 60% characterized themselves as highly confident or cautiously optimistic regarding conditions over the next five years.
Apartment demand by community
According to Bayut’s Q3 2026 analysis, interest for buying apartments remained strongest in established communities where prices were largely steady, with minor adjustments in several areas.
- Ultra-luxury apartments: Saadiyat Island and The Marina attracted the highest interest from ultra high-net-worth individuals (UHNWIs).
- Luxury apartments: Yas Island and Al Raha Beach were identified as preferred areas.
- Mid-tier apartments: Al Reem Island led search demand, with Masdar City and Baniyas following and both recording an increase in average asking price per square foot.
- Affordable apartments: Al Ghadeer emerged as the top choice, with an increase in average asking price per square foot. Al Reef and Al Shamkha also attracted buyers.
The report cited average advertised price-per-square-foot changes for selected communities. It said affordable and mid-tier apartments in Al Ghadeer, Al Shamkha, Masdar City and Baniyas recorded moderate increases ranging from 3% to 9.20%. Bayut noted that Baniyas mid-tier apartments recorded a 9.20% increase, followed by Al Ghadeer affordable flats at 6.20%. For island communities, Al Maryah Island apartment prices rose by 3.20% in Q3 2026, according to the company.
Rental yields and villa demand
Bayut also reported rental yield figures for Abu Dhabi communities. In the luxury apartment category, it said Al Maryah Island posted a 7.00% ROI, while The Marina showed a 5.00% return for ultra-luxury apartments. For mid-tier apartments, Al Samha was cited with a projected rental yield of 7.10%, and Al Reef affordable apartments were described as offering a 7.90% projected ROI.
For villas, Bayut said Al Raha Beach led the luxury villa segment with 5.20% returns, while Saadiyat Island was listed at 4.30% ROI. For affordable houses, it said Between Two Bridges (Bain Al Jessrain) had an ROI of 10.10%, and Al Dhafrah villas were cited at 11.50%.
On search interest for buying villas, Bayut identified Nurai Island and Saadiyat Island as leading choices in the ultra-luxury category. For luxury villas, it said Yas Island and Al Raha Beach remained favourites, while Al Raha Gardens and Zayed City were highlighted for mid-tier villa searches. For budget-friendly villas, Al Shamkha and Al Reef were described as primary focus areas in Q3 2026.
Off-plan project highlights
Bayut listed popular off-plan projects for Q3 2026. It said Al Reeman 1 and Reeman Garden 1 were among the leading affordable off-plan apartment projects, while Shams Abu Dhabi was identified as a preferred choice for mid-tier off-plan apartments. In the luxury and ultra-luxury segments, it said Gardenia Bay and Saadiyat Cultural District were the most popular off-plan projects, respectively.
For off-plan villas, Bayut cited Al Reeman 2 and Bloom Living for budget-friendly and mid-tier categories. It also said island community developments Yas Park Gate and Saadiyat Lagoons attracted luxury and ultra-luxury property buyers.
Rents broadly stable, survey suggests continued mobility
On renting, Bayut said rents in popular areas of Abu Dhabi largely stayed stable or saw subtle changes, with 50% of survey participants expecting rents to remain stable in the coming months and 25% anticipating an increase. It also reported that 47% of buyers plan to move within a month.
Bayut’s report named Al Raha Beach and Saadiyat Island as preferred locations for renting apartments in the luxury and ultra-luxury segment, while Yas Island and Saadiyat Island were cited for villa rentals. For affordable and mid-tier apartment rentals, Khalifa City and Al Reem Island were identified among prominent choices. For affordable and mid-tier villa rentals, Zayed City and Khalifa City were listed as top searched areas in the UAE capital.
CEO comments
Haider Ali Khan, CEO of Bayut and a board member of the Dubai Chamber of Digital Economy, said Abu Dhabi is becoming a “serious contender” in the global property market, particularly in ultra-luxury homes and branded residences. He linked buyer confidence to off-plan project availability and described government focus on clearer regulation, greater transparency and investor-friendly policies as supportive factors as the market approaches the end of 2026.
Bayut said its analysis used advertised listing prices and that the figures reflect listing prices only, not completed transaction prices or sales, unless explicitly stated otherwise. The report also noted that the price metrics are calculated using a trimmed mean methodology to reduce the influence of extreme values.
