1) Scarcity — Why beachfront is so important

Abu Dhabi has nearly 500,000 ready homes.

how many are freehold beachfront residences? under 1,400

That’s <0.3% of the entire market. This is the main reason beachfront outperforms every other asset in the market - you can see many branded residences, waterfront properties, townhouses, but the rarest asset is always beachfront since land is finite.

If you think Fahid is expensive, here are the prices for all off plan beachfront properties in Abu Dhabi:

Four Seasons Saadiyat: 21M-25M for a 2BR

Nobu Residences: 16-17.5M

Only 2 projects….. Fahid is the lowest entry point for an off plan beachfront property in Abu Dhabi

Only two ready beachfront communities currently exist: Mamsha Saadiyat & Al Zeina.

Think of the most successful appreciation stories in UAE - Mamsha Saadiyat, Palm Jumeirah, Bluewaters etc.. Beachfront.

Investing in early masterplans & empty land has the most successful appreciation historically

High-net-worth buyers consistently target two assets:

Properties in financial districts & beachfront

2) Irreplaceable Location

Fahid sits exactly between Abu Dhabi’s two key areas:

Yas Island — entertainment & tourism hub

Saadiyat — culture & education hub

Approximate distances:

• 5–8 min Yas Island

• 10 min Saadiyat museums

• ~15 min ADGM once bridge connection opens

Every new attraction in Yas or Saadiyat automatically benefits Fahid

3) Brand new masterplan

• 2km waterfront promenade

• Beach club & social events plaza

• Sports & racquet club

• King College school

• Mangrove parks & cycling tracks

• Coral Drive luxury retail street

•5 Star Resort

This highlights the main difference between Fahid & Saadiyat cultural district…. More end-user friendly. More open space & amenities masterplan designed mostly for families

4) Pricing & Comparable community

Fahid’s direct comparable is Mamsha Saadiyat. Both beachfront, close in proximity, and have an identical promenade.

Average pricing today with Fahid’s only direct comparable:

Mamsha: ~6,000 AED/sqft

Fahid: ~3,500 AED/sqft

Fahid is around 71% lower than Mamsha Saadiyat

Fahid doesn’t have anywhere near as much tourist attractions than Mamsha, but does have better amenities, services, quality of build than Mamsha Saadiyat.

If you’re looking for a quick flip, Fahid isn’t for you

📩 Message me for availability

Ahmad Sholi
Senior Sales Advisor
– Nationwide Properties
0504926606

Fahid Beach Terrace: 2BRs from 7.1M
Fahid Beach House: 2BRs from 4.6M
Fahid Beach Residences: 1BR from 5M

Location:Alreem island
Project: Reem 11 By Saas
Bedrooms: 3 bhk+Maid
Floor: higher
Size: 1930 sqft
View: partial mangrove
Selling price: 4.7M
Handover: Q4 2026
Grab the oppertunity before the hand over , for layout DM

Aldar has just released the next phase of Al Ghadeer, positioned within the Abu Dhabi–Dubai growth corridor, and I think this one deserves a closer look — particularly for investors who prefer townhouses and villas at a relatively accessible entry point.

The new phase comprises 453 units, made up of 2- and 3-bedroom townhouses and 4-bedroom villas, with an estimated handover in Q2 2031.

💰 Pricing

2BR Townhouse — AED 1.9M
3BR Townhouse Middle — AED 2.3M
3BR Townhouse Corner — AED 2.4M
4BR Villa — AED 3.3M

The payment structure is also quite efficient: 55/45 with only 5% on booking, followed by staggered instalments through construction and 45% at handover.

📍 Why I like the entry

The investment case here is less about buying into an already mature prime district, and more about positioning ahead of where growth is moving.

Al Ghadeer sits between Abu Dhabi and Dubai, with Al Maktoum International Airport around 16 minutes away, while the wider corridor is being supported by the continued expansion of Dubai South, Expo City and DWC.

That matters because this part of the UAE is likely to see a substantial increase in employment, infrastructure and residential demand over the longer term. Al Ghadeer is one of the few established Aldar communities already positioned directly within that corridor.

The community itself is also becoming much more complete than earlier phases. The new masterplan places greater emphasis on parks, pedestrian-focused streets, community facilities, swimming pools, sports areas and Al Ghadeer British School, which should strengthen its appeal to families and long-term end users.

There is also already an established rental base in the wider Al Ghadeer community. My previous research showed approximately 97% occupancy in the existing phases, with expected rental yields around 6.5–7%.

⚖️** The trade-of**f

I wouldn’t look at Al Ghadeer in the same way I would a prime Saadiyat, Yas or Hudayriyat launch.

This is more of a medium- to long-term investment. Appreciation should be more gradual, and resale demand is likely to remain concentrated around practical end users and yield-focused investors rather than speculative or luxury buyers.

🧠 My take

For me, the strongest part of the proposition is the combination of:

Aldar product + townhouse/villa entry from AED 1.9M + 5% initial capital requirement + exposure to the Dubai South growth corridor.

I particularly like the 2BR townhouse and 4BR villa entries at these price points.

If Dubai South and the wider Abu Dhabi–Dubai corridor develop in the way currently planned, Al Ghadeer should increasingly shift from being viewed as an “outer” community to being positioned directly within a major employment and residential growth zone.

That transition is where I think the longer-term upside sits.

Happy to share the masterplan, unit layouts and a more detailed investment breakdown with anyone seriously considering the launch.

Dr Burhan | WhatsApp [056 726 7407](tel:056%20726%207407)
Property Advisor

🏠 3BR Townhouse

📍 Double Row | Type M

📐 Plot: 2,906 sq.ft

🛏 3 Bedrooms

💰 Original Price: AED 4,229,000

💎 Selling Price: AED 4,414,580

✅ Only 5% Paid

🔥 Premium: Only AED 185,580

(AED 100,000 + AED 85,580)

Great opportunity to secure a 3BR townhouse in Hudayriyat Golf Estates at a low premium.

Serious buyers contact me on WhatsApp: 0504926606

What a view!!

I live in Park View, which sits across the body of water and honestly, the views are unbeatable. some of the best in Abu Dhabi. What makes this project stand out is the value proposition: it’s genuinely affordable for what you’re getting. The product itself is unique, you won’t find this quality and positioning anywhere else in the market.

If you’d like to learn more, reach out to me at +971 52 973 9748.

1. It’s in ADGM — and that’s a real legal advantage, not a marketing line.

ADGM was the main driver behind Abu Dhabi’s growth since 2024 in my opinion. Reem appreciated more than an area for ready properties on average in 2025. It has something for everyone, location is central, parks, malls, offices, mangroves hospitals, schools, etc. Residential and commercial occupancy is at around 97%, so i’ll pretty much never have issues finding tenants.

Maryah Island has no office space left, with thousands of pending business licenses. Modon is planning to build many grade A offices in Reem (will likely be announced soon) and the more grade A offices that keep coming, the more high salaried professionals will keep coming to ADGM. It’s not a bet on the future; Reem is an established community with structural demand backing it, not seasonal.

2. City of Lights (The sub area the project is in) is mature and yet competition is thin
City of Lights is one of the most established sub communities of Reem Island. It’s dense, built-out, and already has rental demand flowing through it. Most of the buildings there are outdated or just not up to modern standards in my opinion. A branded residence that will be ready by 2029 will be an easy standout within the area.

3. Global brand backing.
Radisson is an internationally recognized brand. I don’t even think the brand is necessarily high end, but the brand itself gives the property a safety net. People already know the brand, it will have hotel standard furnishings, amenities, services etc. Combine this point with the structural backing from point 1, it just makes for a safer investment.

4. Entry ticket is low for what you’re getting.

900k gets you into a furnished, branded, waterfront unit on Reem. That’s a low bar for this category — most branded or waterfront products on the island start above that. I don’t believe this is the right product for maximum appreciation, but the value that you het at such an easy entry makes it the most attractive for what it is.

With 900k, I’m not getting Modon project, a building like Riviera, or like SAAS. one of the few options at this price point is Radiant. I’d much rather take Radisson. There’s not many affordable studio launches in Reem at this moment.

7. High potential yield

Pixel isn’t branded, isn’t full sea view, and it’s still pulling 80,000+ on studios . If an unbranded building without a complete sea view can command that in 2026; a branded, furnished, genuinely sea-facing Radisson studio realistically can easily land at 82-87k by 2029-2030. Achieving a gross yield of up to 8.5% is very achievable here and not a reach.

Note: Avoid 1 beds, the prices jumped for 1.4M to 1.9M in phase 2. Studios only increased by 100k.

Conclusion: It’s not that Radisson is a groundbreaking project, it’s that it’s the best option at this ticket. If you can’t go for SAAS or Modon in Reem, I don’t see a better project than this.

Ahmad Sholi
Nationwide Properties LLC
Senior Advisor
0504926606

Posting as an Agent.. Bashayer Villa for Sale

• AREA: Hudariyat Island
• Bashayer Villa - 4 bedroom w/ maidroom
• Property Type: Villa
• Location: Bashayer, Al Hudayriat Island, Abu Dhabi
• Asking Price (AED): 7,311,360.00
• Status: Available OFF PLAN
• Payment Plan: 50/50.. 5% paid in July. Next payment 30th Jan 2027
• Completion Date: September 30, 2028 (Handover noted as March 31, 2029 in description)

Unit Specifications

• Bedrooms: 4 BR (w/ ensuite bathrooms & maid's room)
• Bathrooms: 7
• Built-Up Area (BUA): 3,939.48 sq. ft.
• Plot Area: 5,284 sq. ft.
• Unit Model: Phase 1, Select Villa, middle unit, single row
• View: Community view
• Furnishing: Unfurnished
• Maintenance Fee: 5.6

Shahzada Fahad

Property Consultant

Spike Vista Real Estate

+971 54 318 9770

Posting as: Agent

Purpose: Sale

Property type: Villa

Area / Community: Hudayriyat Island

Building / Project: Hudayriyat Golf Estate

Developer: Modon

Price: AED 10,800,000

Bedrooms: 5

GSA: 5,884.73 sq ft

Plot Area: 8,987.96 sq ft

Status: Off Plan

Payment plan: 40/60

1. Real international brand priced at Reem Island’s average

Radisson is a globally recognized hotel group — not car brand or a local hotel brand. That matters at two points: rental demand (corporate tenants, expats, and foreigners recognize the brand) and resale (an international buyer or investor searching listings knows what “Radisson” signals; they’ll generally trust it over a non branded residence). Better resale value, and stronger rent than your average just based off the name. Not everyone can go for Rixos, St Regis, or W; this brand sits in the upper- upscale category, not the luxury.

Raddison Blu is going for 1,800-2,000 PSF, while most of the off plan launches that aren’t branded nor waterfront are going for the same. The branded and waterfront premium is essentially not priced in yet; that will be your premium at handover.

Examples:
One Development: 1,800 - 1,900 psf (not waterfront)
Flow25: 2,050 - 2,150 psf (not waterfront)
Object 1: 2,000 psf (not waterfront)
Burtville : 1,850 with max discount (not waterfront)

Branded projects can fetch a premium of 10-30% over the average, and waterfront gets you 10-20%. Taking the lowest possible premium of 10% from each, there’s a 20% buffer not priced in yet from the brand and waterfront premium. Future buyers at handover will prefer the Radisson brand and waterfront over these projects.

1. Genuinely strong yield at a low entry price.

City-view studio at 900k - 1M, approximate rents likely to land at the 80k range, lands at roughly 7.8-8.6% gross yield. That’s one of the strongest yields available on Al Reem right now. Entering a branded waterfront project at a small ticket size (under 1M), with a high yield, higher appreciation potential than an average off plan in Reem, is an attractive play. These are conservative rents; units come fully furnished and will likely fetch higher rents than this. Pixel is renting for higher currently, with more obstructed views, no brand, not waterfront, and we’re not accounting for rent increases within the next 3 years.

1. Payment plan suits a cash-flow-conscious buyer.
   40/60 or 35/65, it still hasn’t been decided. The payment plan is light with a 5% down payment.

To secure a unit and discuss more, dm me or send me a WhatsApp.

Contact: 0504926606

Positioned directly along the mangroves with unobstructed views and walking access to Reem Park.

A few things that make this one worth watching:

🏞** **𝐌𝐚𝐧𝐠𝐫𝐨𝐯𝐞-𝐅𝐫𝐨𝐧𝐭 𝐏𝐨𝐬𝐢𝐭𝐢𝐨𝐧
Direct waterfront positioning with open mangrove views — a feature that should support both end-user demand and rental appeal over the long term.

🏨 𝐑𝐚𝐝𝐢𝐬𝐬𝐨𝐧-𝐁𝐫𝐚𝐧𝐝𝐞𝐝 & 𝐅𝐮𝐥𝐥𝐲 𝐅𝐮𝐫𝐧𝐢𝐬𝐡𝐞𝐝
The residences will be fully furnished and operated under the Radisson brand, bringing a stronger hospitality element, service offering and potential rental premium compared with a conventional residential building.

💰 𝟒𝟎/𝟔𝟎 𝐏𝐚𝐲𝐦𝐞𝐧𝐭 𝐏𝐥𝐚𝐧
📏 𝐈𝐧𝐝𝐢𝐜𝐚𝐭𝐢𝐯𝐞 𝐏𝐫𝐢𝐜𝐢𝐧𝐠
🛏 Studios | ~500 sqft | 𝐀𝐄𝐃 𝟗𝟎𝟎𝐊–𝟏.𝟐𝐌
🛏 1 Bed | ~ 1000sqft | 𝐀𝐄𝐃 𝟐.𝟏𝐌
🏠 2BR Townhouses | ~1,800–2,140 sqft | 𝐅𝐫𝐨𝐦 𝐀𝐄𝐃 𝟐.𝟔𝟔𝐌

At around 𝐀𝐄𝐃 𝟗𝟎𝟎𝐊 𝐟𝐨𝐫 𝐚 𝐟𝐮𝐫𝐧𝐢𝐬𝐡𝐞𝐝 𝐛𝐫𝐚𝐧𝐝𝐞𝐝 𝐬𝐭𝐮𝐝𝐢𝐨 the entry points look interesting for investors looking for a branded waterfront product on Reem without moving into the higher price brackets.

If you’d like the full project details or a discussion around the 𝐩𝐨𝐬𝐢𝐭𝐢𝐨𝐧𝐢𝐧𝐠 𝐨𝐟 𝐭𝐡𝐞 𝐝𝐞𝐯𝐞𝐥𝐨𝐩𝐦𝐞𝐧𝐭 and its investment potential, feel free to get in touch.

Dr Burhan | WhatsApp 056 726 7407

🔥 l 4BR Villa in Al Naseem, Hudayriyat Island
A standout opportunity in Al Naseem Community by Modon — spacious villa with a large plot and a payment plan heavily weighted toward handover.

🏡 4 Bedroom Villa
📐 Built-up: 669 sqm / 7,205 sqft
🌳 Plot: 738 sqm / 7,939 sqft
💰 Price: AED 8.76M
📅 Handover: March 2028
💳 40/60 Payment Plan — 60% at handover
Only 10% to book, with just 40% paid before completion.

📩 DM me for the exact unit location, floor plan & full details.

0504926606

There’s a big misconception that off plan appreciates quickly right after launch, with some investors even looking to flip the same year they purchased. This misconception is the main reason some inexperienced investors lose money in off plan. Understanding how it works mitigates your risk almost completely.

Reality is, if it’s a good project, it will take at least one year to break even, and atleast three years to get high profits on average. There are exceptions like Reem Hills, Saadiyat projects, where they were launched before a big boom or were heavily scarce, but I’m going to break down how off plan realistically goes.

Developers or agents telling you 15-20% per year isn’t true, most of the appreciation only happens later on in a stable market.

Year 1: You’ll like only be able to sell at original price or maybe +5% if the project gets sold immediately and investors buy it off you due to FOMO - take the Al Naseem villas in Hudayriyat for example. Even though it’s a great project that is heavily undervalued (1,000/sqft), the new buyer will have to pay 30% upfront (to get the NOC), pay your asking premium upfront, agency fees, transfer and NOC fees, all at once, just to wait another 2-3 years for their property to be ready. Most buyers either don’t have that sort of capital or would rather just buy at a different launch with 10% down payment. That is why there are units for sale at OP, and some were even below. This is the main reason reselling is hard in the first year or even two.

Again, there’s exceptions, but never take the risk by only having enough capital to cover the first year’s installments. If the project isn’t great or overpriced, you’ll likely even sell below original price - distress deal. Make sure you can comfortably cover the whole property price. Real estate isn’t made as a flip or a swing trade like stocks; it’s not as liquid and is meant to be a safe long term investment; any flip opportunity for quick returns is just a nice bonus, but not how it’s fundamentally supposed to work.

Year 2: In a good project, expect around 10% premium. It can go higher for unique projects; if you go for something rare that can’t be replicated in another launch, your chances of getting a higher premium increases. W Residences in Maryah is a great example of a unique product due to the scarce land and limited launches, SAAS projects are unique as they offer the highest quality build, beachfront properties etc.

Year 3: This is where prices appreciate much faster as handover is very near. In year 1 and 2, you’re likely going to sell your unit to another investor looking for the lowest premium or a hot deal; in year 3, end-users enter the equation. Prices would still be lower than a completed project, or the project offers something not available in ready properties, so end-users pay a high premium to secure it for them, their families, or even investors who want to rent it out and get immediate rental income.

Handover: This is typically where you get the biggest gains. This is the optimal time to flip to maximize returns. People can immediately move in, it’s a new and fresh community, mortgage buyers can now enter which boosts spending power by so much. Once it becomes a tangible asset, the property reaches its actual market value.

Year after handover: Most investors flipped their unit, many people moved in, the community becomes established. The market stabilizes with less resale listings, supply tightens, demand grows, pushing the value little bit higher. Great time to sell your unit.

Ahmad Sholi
Nationwide Properties LLC
Senior Advisor
0504926606

property consultant active in this market. Figures from the published price list, payment plan, and Bayut rental data

The project

Single tower, G + 6 podium + 29 residential floors. 435 units. Fully furnished. Handover Q2–Q3 2029.

Studios — 350 units
450–500 sqft | AED 900k–1.2m | 1,800–2,667/sqft
Water-facing to floor 11, city view above
1-beds — 80 units
950–1,100 sqft | AED 1.9m–2.2m | 1,727–2,316/sqft
All water-facing
2-bed duplexes — 5 units
1,800–2,000 sqft | AED 3.5m | 1,750–1,944/sqft
Lower level

Service charge: 19–20 AED/sqft
Payment: 5% on booking, then 35/65 or 40/60 with the balance at handover

Construction: new build, rather than old phase

Recent branded launches in Abu Dhabi have opened at 2,500+ AED/sqft. This is entering at 1,800–2,300.

Land supply

City of Lights has no undeveloped plots left.

Across Al Reem, the remaining undeveloped waterfront plots can be counted on one hand, everything else is built or under construction. Reem's population continues to grow while waterfront supply is fixed.

The site sits on the mangrove edge, on the Reem promenade with its restaurants and cafés, next to the park, in the island's highest footfall district.

Phase 1

488 units across two towers, sold out rapidly.

Studio pricing: AED 800,000 in Phase 1 → AED 900,000 in Phase 2

1-bed pricing: AED 1,400,000 in Phase 1 → AED 1,900,000 in Phase 2

Rental market and projection
Al Reem Island rents, AED/sqft/year (Bayut):

Studios: 102 (24 months ago) → 131 (12 months ago) → 138 today
1-beds: 86 → 108 → 111
2-beds: 76 → 101 → 102

Reem rents have risen roughly 30–35% over 24 months. Studios have run from about 80/sqft in 2022 to 138 today.

Projection to handover assumes 5% annual growth to 2029 well below the recent run rate plus a 15% premium for furnished and branded, which is the low end of what furnished stock achieves on Reem.

Studios: 138 today → 160 by 2029 → 184 AED/sqft furnished and branded
1-beds: 111 today → 128 by 2029 → 148 AED/sqft furnished and branded
2-beds: 102 today → 118 by 2029 → 136 AED/sqft furnished and branded

Rental income at handover

Studio, 475 sqft — AED 1,050,000
Annual rent 87,000, less 9,300 service charge = 77,700 net (7.4%)

1-bed, 1,025 sqft — AED 2,050,000
Annual rent 151,000, less 20,000 service charge = 131,000 net (6.4%)

Duplex, 1,900 sqft — AED 3,500,000
Annual rent 258,000, less 37,000 service charge = 221,000 net (6.3%)

The larger studios at the bottom of the price band and the 1,100 sqft one-beds at 1,727/sqft carry the widest pricing gap and the strongest returns.

Entry cost

On a 900k studio: 45,000 to book.
315,000 total paid by handover on the 35/65 plan, staged over three years. Balance of 585,000 at completion.

Pre handover resale is permitted, most probably at 25-30 percent

Strategy

Buy, hold to handover, let it. The unit arrives furnished, so it earns from completion with no fit out period. Furnished branded stock on Reem is limited and waterfront supply in 2029 is already fixed.

For anyone who needs to exit earlier, pre-handover resale keeps the three years from being a lock-in.

Cons

- 350 of 435 units are studios, reaching the rental market in the same quarter

- Returns depend on the branded and furnished premium holding to 2029

- Service charge at 19–20 AED/sqft is slightly above for Reem

EOI and allocations

Phase 2 is released through an EOI (Expression of Interest) system rather than open sale. The sequence:

1. Signed EOI form

2. EOI cheque submitted — AED 50,000 for studios and 1-beds, AED 100,000 for the larger units

3. Priority assigned on a first come, first serve basis

Priority is set by when your cheque lands, not by how fast you decide on launch day. Keep in mind phase 1 sold out at launch,

For more details and inquiries contact me at +971 52 973 9748

Nationwide Middle East Properties

Senior Property Consultant

Adam Al Kahil

Burtville is preparing to launch a new fully furnished, branded beachfront development beside Reem Central Park.

The project will consist of three towers connected to a dedicated beach clubhouse, positioned on the waterfront plot directly in front of them.

Approximately 92% of the residences will overlook the sea or mangroves.

📐 Average Pricing & Sizing

• 1BR — 875 sqft | AED 2.37M
• 2BR — 1,300 sqft | AED 3.3M
• 3BR — 1,750 sqft | AED 4.3M
• 4BR — 2,400 sqft | AED 5.6M
• 5BR — 3,000 sqft | AED 6.7M

All residences will be fully furnished.

💰 The 30% Payment Option

As with Burtville’s previous projects, the strongest entry is likely to come through the 30% upfront option, which provides a 30% discount on the unit price.

That would bring the approximate entries down to:

• 1BR — AED 1.66M | ~AED 1,896/sqft
• 2BR — AED 2.31M | ~AED 1,777/sqft
• 3BR — AED 3.01M | ~AED 1,720/sqft
• 4BR — AED 3.92M | ~AED 1,633/sqft
• 5BR — AED 4.69M | ~AED 1,563/sqft

The 30% contribution is calculated on the newly discounted price and can be completed over three months.

From January 2027, the remaining construction payments reduce to just 2% quarterly — equivalent to approximately 0.67% per month or 8% annually.

📊 Why I Like the Entry

The post-discount pricing is where the investment case becomes particularly interesting.

A fully furnished 2BR of approximately 1,300 sqft enters around AED 2.31M, while a 3BR of approximately 1,750 sqft enters close to AED 3M.

The larger residences look even stronger on a price-per-square-foot basis. A fully furnished 4BR at approximately AED 3.92M and a 5BR below AED 4.7M would sit in a very competitive bracket for their size — particularly for a beachfront, branded product on Reem Island.

The layouts are also noticeably larger than much of Burtville’s previous inventory, while the dedicated beach clubhouse gives the project a feature that is difficult to replicate across Reem.

⚠️** The Main Consideratio**n

Handover is scheduled for Q4 2031, so this is a longer five-year hold.

Burtville intentionally provides conservative completion timelines to reduce delay risk. Its first project, Ville 11, was handed over approximately 11 months ahead of its original schedule.

The developer also provides live construction-site streams, allowing investors to monitor progress throughout the build.

🧠 My Take

For investors comfortable with the longer timeline, the 30% option is clearly the one I would focus on.

It combines a heavily discounted entry, larger-than-average layouts, full furnishing, beach access and an extremely light payment schedule after the initial contribution.

The most compelling value appears to sit in the 3, 4 and 5-bedroom residences, where the post-discount price per square foot falls to approximately AED 1,560–1,720/sqft.

🎯 Launch Incentives

• 2% ADM waiver when the full down payment is completed within 10 days
• Additional 2% discount when purchasing three or more units
• EOI: AED 50,000
• Handover: Q4 2031

If you’d like the project details or a discussion around the positioning of the development and its investment potential, feel free to get in touch.

Dr. Burhan | WhatsApp 056 726 7407
Property Advisor

Let me start with what I don’t like, because there’s a few point that usually put me off with Burtville’s projects.

I don’t buy the branded residence label.

Every Burtville project is Bab Al Qasr. Yas Bay, Masdar City, Al Raha Beach, now Reem. Bab Al Qasr is an Abu Dhabi based hotel brand, not a global one. Compare it to Seamont, which carries Marriott’s Autograph Collection, or Rotana. These are brands with global standards that don’t just apply locally. That’s why many foreign and expat buyers are gravitated to them. The name itself holds a premium and attracts tenants. Bab Al Qasr doesn’t really carry that sort of name. I don’t include this as a branded residence premium, simply because a local brand won’t reprice a unit at resale, and because we can’t really track their consistency across multiple countries.

I don’t call these discounts.

Burtville launches high and discounts back down to market price. 10% DP gets you 10% off, up to 30% DP for 30% off. To me that reads as not just a marketing number, but as a way to help with immediate cash flow. The real price is basically the highest down payment, which is heavy for an off plan.

Look at Residence 25 in Yas Bay by Burtville. Launched July 2024 from around AED 1.4M at 700 sqft — roughly 2,000 psf. Two years later resale listings there are sitting at 1,614 to 1,891 AED/sqft. Either flat or down, in a market that went up a lot over those two years. Even the announcement of Disney didn’t help, not because it’s a bad building, but because launch price was higher than market price significantly. The investors who buy at a normal payment plan just end up getting burned.

On quality — Ville 11 is the answer.

Until last month I couldn’t tell you how their quality of build actually is. Now I can go find out. Ville 11, their first project, is handing over. Before I put a client into a 5-year off-plan with this developer, I’m walking that building to see how it actually looks like. I was never interested in Burtville, but this Reem project did interest me.

What I do respect: they build.

This one I’ll give them fully. Burtville got the Building Completion Certificate for Ville 11 in Masdar City 14 months ahead of the original date.

And it’s not one project. On DARI, Residence 25 is 1% ahead, Residence 31 3% ahead, Resort Residence 18 3% ahead, Ville 12 and Garden Residence 66 4% ahead, Canal View 22 in Al Raha Beach 13% ahead. Whole portfolio running early. In this market that’s rare and it matters.

They have a Youtube channel that shows 24/7 construction progress. That is genuinely admirable and transparent.

The numbers

These are the average price/sqft numbers on a 30% discount for their new project in Reem.

1BR — 1,890 psf
2BR — 1,770 psf
3BR — 1,720 psf
4BR — 1,630 psf
5BR — 1,560 psf

I was initially ready to make a post on why not buy in this project in Reem Island. I saw the starting prices/sqft at around 2,500-2,700 and I was shocked that it was in the Seamont & Riviera Residences category. I added the 30% discounts, checked the plot location, and looked at the amenities, and it changed everything for me.

Now I still don’t see value in 30% down payments even if it means you get a decent price, but I do see the balue in what you’re getting in return.

The plot location is pretty much stuck to Reem Central Park, and waterfront. It’s not just waterfront, but has beach access for residents & a beach club. This puts it in a category that only a few projects that you can count on one hand have. A waterfront premium is already atleast 10-15% more valuable than a regular plot, and having beach access realistically lands another 10-15% to the value. You’re getting all this from around 1,550 to 1,890 psf. To put in perspective:

Here are some of the launches this end of last year/this year in Reem, that aren’t waterfront & are by similar/less proven developers than Burtville:

One Development: 1,800 - 1,900 psf
Flow25: 2,050 - 2,150 psf
Object 1: 2,000 psf across almost all units
Burtville’s last project in Reem that isn’t waterfront & no sea views: 1,850 with max discount

Burtville is around 10-15% cheaper than almost every project that launched without full sea views, waterfront, or beach access.

If you compare Burtville to similar waterfront/beach access, you have:

Riviera: 2,700 psf on average
On Reem: 2,600 psf on average
Seamont: 2,500 - 3,200

Every genuine beach access building on Reem — One Reem, Seamont, Riviera, prices well above the island average.

Burtville on a 30% discount is around 42-52% lower than these prices. That is your value. Two of these are off plan aswell, meaning the gap will only widen at handover.

That is undeniably good value, and you’re not just getting a good price/sqft number, you’re getting actual amenities hard to fond in most Reem projects. Only the Makers district will have a beach club. One 1 in Reem Island.

Conclusion: If you’re getting a unit on a 20-3% disocunt, you have a really strong investment. If you’re getting no discount or even 10%, you’re much better off looking elsewhere.

Amenities & features:

92% sea view units
• Beach & beach club access
• Next to Reem Central Park
• 18,000 sqm plot, 73% landscaped / 27% building footprint
• Complimentary Yas Beach membership for owners (standard Burtville/Bab Al Qasr perk)
• ~6,700 sqm indoor lifestyle/retail space
• ~600m walking/jogging track

Dm me or send me a WhatsApp to discuss the project or your potential next investment.

WhatsApp: 0504926606
Ahmad Sholi
Nationwide Properties LLC
Senior Advisor

For investors looking at the premium villa segment, this is a particularly strong 6-bedroom villa at Hudayriyat Golf Estates, both for the numbers and its position within the community.

BUA ~9,800 sqft
Plot ~11,260 sqft
AED 26.608M
PSF ~AED 2,716/sqft
40/60 payment plan

The villa sits directly opposite Holes 2 & 3, with a full open golf-course view.

At this end of the market, the exact position of the villa becomes extremely important. Once these communities mature, the best golf-front plots will naturally separate themselves from other stock.

📐Why I like the entry

At ~AED 2,716/sqft, you’re getting nearly 10,000 sqft of brand-new built-up area on an 11,000+ sqft plot, directly overlooking the golf course.

📊For some perspective, large 6BR villas across established premium communities are already trading at significantly higher levels.

Saadiyat Beach Villas: ~AED 4,000+/sqft
Jumeirah Golf Estates: ~AED 3,300/sqft
Dubai Hills: ~AED 4,000/sqft

These aren’t direct like-for-like comparisons — and Hudayriyat still needs time to develop and mature — but they give useful context for where established premium villa communities in the UAE are already priced.

📈That’s where I think the investment case becomes interesting.

You’re entering Hudayriyat Golf Estates at ~AED 2,716/sqft, securing a prime golf-facing position, while only 40% of the purchase price is deployed before handover.

That’s approximately AED 10.64M through construction, with the remaining 60% due in 2030.

There is also already strong evidence of demand for the community. Hudayriyat Golf Estates recorded over AED 13 billion in sales and 1,700 residences sold within days of launch, according to Modon.

Hudayriyat itself is still very much a developing investment story with strong growth potential and I wouldn’t assume every villa there will perform equally.

But large plots, large built-up areas and genuinely prime golf frontage are difficult things to recreate later.

For someone looking in the AED 20M–30M villa bracket, I think this particular unit is worth serious consideration.

📍AED 26.608M | 6BR | ~9,800 sqft | Full Golf View | 40/60

Happy to share the exact masterplan position, floor plans and complete payment schedule with anyone seriously considering it.

Dr Burhan | WhatsApp 056 726 7407

Following Phase 1, Phase 2 of Radisson Blu Residences is coming to Abu Dhabi, with EOIs expected to open very soon.

A new opportunity to secure a branded residence at early launch pricing, before the official release.

📩 EOIs opening soon.
Message me for the latest pricing, unit options & launch details.

Only studios and 1 beds in the unit mix

Contact: 0504926606

📍Why AlHamra stands out
• Lagoon-facing apartments
• Direct access to the promenade
• Walking distance to the Beach Club
• Close to Mall & Plaza
• Next to the Community Centre
• Strong central location within Bloom Living

📐Expected Sizes & Starting Prices
• Studio: 366–624 sqft | from AED 950K
• 1BR: 624–786 sqft | from AED 1.5M
• 2BR: 1,012–1,593 sqft | from AED 2.2M
• 3BR: 1,797–2,723 sqft | from AED 3.2M

Payment Plan
• 40/60 or 50/50 | 5% down payment
• ADM fee included in the unit price

✅Pros
• Potentially the strongest apartment positioning within Bloom Living
• Premium lagoon and promenade-facing options
• Central access to retail, schools, clinics and community amenities
• Strong option for end users looking for a more mature, functional community by handover

❌Cons
• Not a prime investment-zone play
• I wouldn’t position it as a quick flip or handover appreciation opportunity
• Better suited to end use, rental income and longer-term appreciation as Bloom Living and the wider Zayed city corridor continue to develop

1️⃣My Pick
• 2BR and 3BR units
• Best aligned with the family and end-user profile
• Larger layouts should give them stronger long-term usability and rental appeal
• I’d prioritise the best lagoon-facing and centrally located layouts over simply chasing the lowest entry price

Launch: 10 September
Priority allocation: Available with me approximately one week before the official launch

Interested investors can get in touch.
Dr. Burhan WhatsApp 056-7267407

Dm to be the first to have the details,
Launch is really soon.

Whatsapp: 0504926606

Low Floor
AED 3,947,000
1,598 sqft
Full Sea View
AED 2,469/sqft

2-bedroom sea-view cancellation unit now available at Bashayer Residences.

📊Insights
- What stands out here is the entry price. Across the six buildings, sea view units are averaging around AED 3,000/sqft+, while this comes in at just AED 2,469/sqft — making it one of the lowest PSF entries for a sea-view unit in the development.

- It’s also one of the more end-user-friendly layouts at Bashayer: good internal sizing, practical living spaces and a layout that should remain very easy to resell or rent.

- With handover into an increasingly established Hudayriyat district, the unit holds strong appreciation potential from this entry level, with around 30% upside by handover being a conservative target.

Interested buyers can get in touch for the floor plan, payment schedule and full details.
Dr. Burhan | WhatsApp: 056 726 7407

Hi all,

Has anyone heard anything recently about Marsa Saadiyat?

Just curious if there have been any updates on:

• Launch date
• Pricing
• Unit types
• Payment plan
• Masterplan/community details
• Expected handover timeline

I haven't seen much information publicly and was wondering if anyone has spoken to Aldar, attended a preview, or received any updates.

Would appreciate any info you've come across.

Thanks