Abu Dhabi luxury buyers prioritise lasting value

Abu Dhabi’s luxury housing market is entering a more discerning phase as affluent buyers increasingly favour design quality, liveability and enduring value over short-term price gains.

The shift is unfolding alongside strong market activity. Property transactions across the emirate reached about AED117 billion during the first half of 2026, while foreign direct investment in real estate rose to AED13.8 billion. International demand has broadened as Abu Dhabi strengthens its position as a residential destination rather than solely an investment market.

Mered, an international property developer expanding its presence in the capital, said buyers were paying closer attention to architecture, construction standards, efficient layouts and the experience offered by surrounding communities. Access to waterfront areas, schools, healthcare, cultural institutions and leisure facilities is becoming central to purchasing decisions.

The trend marks a gradual change in the definition of luxury. Large floor areas, premium finishes and prominent addresses remain important, but buyers are also examining how properties will perform over longer ownership periods. Maintenance standards, energy efficiency, privacy, service quality and the reputation of developers are carrying greater weight.

Abu Dhabi’s market has benefited from high levels of economic confidence, population growth and measures that allow foreign nationals to own property in designated investment zones. Long-term residency programmes have also encouraged purchasers to view homes as part of wider relocation, retirement and family-planning decisions.

Price growth has been particularly visible in waterfront and master-planned communities. Apartment values on Yas Island and Al Reem Island rose by about 18 per cent in the year to June, while average apartment prices on Saadiyat Island increased by roughly 21 per cent. Saadiyat remained the capital’s most expensive apartment location, with average transaction values of about AED43,100 per square metre.

Villa performance varied more widely. Jubail Island registered annual price growth of about 40 per cent, reflecting limited availability and demand for low-density waterfront living. Saadiyat Island retained its position as the most expensive villa market, with average values close to AED26,500 per square metre.

Demand is also being shaped by Abu Dhabi’s relative affordability compared with Dubai. Average residential prices remain about 10 per cent lower, allowing buyers to obtain larger homes or access prime waterfront locations at a lower entry cost. That gap has drawn interest from families, entrepreneurs and investors seeking diversification within the UAE.

Luxury purchasers are becoming more selective as the development pipeline expands. About 36,900 homes are under construction for delivery between 2026 and 2030. Apartments account for roughly two-thirds of the pipeline, while villas represent about one-third.

Yas Island has the largest concentration of planned supply, with approximately 7,700 units under construction. Fahid Island follows with about 3,550 units, while Saadiyat Island has close to 3,250 units in the pipeline. The volume of new stock will give buyers more choice, but it may also widen the performance gap between distinctive projects and properties lacking strong design or location advantages.

Developers are responding by placing greater emphasis on branded residences, waterfront access, wellness facilities and hospitality-style services. Buyers are also seeking adaptable homes with private workspaces, larger terraces and communal areas designed for long-term use.

Mered’s Abu Dhabi portfolio includes Riviera Residences on Al Reem Island, a waterfront development positioned around contemporary architecture and lifestyle-led amenities. The company’s expansion reflects the growing competition among domestic and international developers for buyers who expect both visual distinction and practical performance.

Al Reem Island remains a major focus because of its proximity to the city centre, established infrastructure and comparatively broad range of apartment prices. Yas Island draws buyers through entertainment, hospitality and transport links, while Saadiyat’s beaches, museums and cultural district continue to support its premium status.

The strength of foreign investment has added depth to the market, although reliance on cross-border capital remains a potential vulnerability during periods of geopolitical or economic uncertainty. Higher construction expenses, shipping costs and insurance premiums could also delay some projects or place pressure on developer margins.

An expanding supply pipeline may eventually moderate price growth, particularly in locations where similar units are delivered at the same time. Ready homes in established communities, however, are expected to retain an advantage because buyers can assess build quality, neighbourhood conditions and operating costs before committing capital.