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July 2026

Guru Real Estate
Abu Dhabi Monthly Market Brief
July 2026
Abu Dhabi sold 1,608 homes in July, 17% fewer than in June. The whole of that drop came from one side of the market. Developers sold 856 new homes off plan, down from 1,417 and the fewest in any month since May 2025. Owners reselling homes that are still being built went the other way, from 210 sales to 438.
 
The median rate barely moved: 19,192 AED/sqm, 2% below June's, and the highest of any July on record.
1,608
Sales
▼ −16.9% m/m
4.84B
AED Value
▼ −25% m/m
19,192
Median AED/sqm
▼ −2.3% m/m
80%
Off-plan
▼ −3.6 pts m/m
July 2025 brought 1,858 sales worth AED 4,589.4M at a median of 15,961 AED/sqm. This July had fewer sales, 5% more money, and a median 20% higher.
The Chart
Monthly transactions and median rate, last 12 months
Twelve months of residential sales. Each bar splits into completed homes at the base and off-plan above; the line is the median rate across all sales.
Following Up
June's record on Al Reem did not repeat. The island's 962 sales in June were its busiest month in our records; July brought 552. Tara A sold 43 after 234. Al Reem was still Abu Dhabi's busiest district.
Two-Speed Market
Developers sold less. Owners sold more.
The two halves of Abu Dhabi's off-plan market moved in opposite directions in July. Developer sales fell 40%, to 856. Resales of unbuilt homes — owners selling on their contracts before handover — more than doubled, to 438. That took resales to 34% of all off-plan sales, up from 13% in June and the highest share since August 2021.
 
Two districts drove 80% of that rise. On Al Reem, resales went from 33 to 193, more than in any month in our records — and nine in ten of them were at Modon's Reem Hills. On Hudayriyat they went from 13 to 38, almost all at Al Naseem and Nawayef.
 
The month was quieter, but not evenly. What changed most was who was selling.
Price Signal
What Al Reem's median stopped measuring
Al Reem's median rate reads 16,075 AED/sqm for July, and that number is doing something other than describing the island. Modon's Reem Hills accounted for 174 resales across seven phases at a median of 11,466 — just under a third of everything the island sold, and 171 of them on three days. Take them out and the rest of Al Reem sold at a median of 18,424.
 
The gap is not a discount. These resales are recorded at the original developer price, not at the price buyer and seller agreed. Phase 2D shows the effect: its 982 developer sales have a median of 11,392 AED/sqm, and its 222 resales through July, 11,451. The resale rate is the launch rate, set years ago.
 
One plausible reading is a backlog cleared in two sittings, at the start of the month and at its end. Our brief for the week of 27 July covered the larger of them.
Project Watch
Al Raha Beach's best month on record
Al Raha Beach sold 112 homes in July for AED 313.6M. Both are the highest in our records for the district. Its previous best was April this year, at 96 sales.
 
Two buildings account for most of that. Luluat Marina sold 52 homes, 46% of the district, in its first real month of trading after a single sale in June. It is an ICT Real Estate Development project, priced from about AED 1.14M with 3% down and handover in early 2029. Hilton Residences sold 38 at a median of 31,297 AED/sqm, the same rate it printed in April. It is billed as the first standalone Hilton branded residences in the emirate, due late 2028.
 
The district median of 24,629 sits far above last July's 13,834, and most of that is mix. A year ago every one of Al Raha Beach's 71 sales was a completed home; this July 81% were off-plan. Completed homes did get dearer too, at a median of 17,091 — though on only 21 sales, 12 of them at Lamar Residence.
Brand Watch
The premium held
June's brief found branded residences pricing above the districts they sit in. July said it again. Hilton Residences sold 38 homes at a median of 31,297 AED/sqm where Al Raha Beach's median was 24,629. Rixos Residences Al Reem, East & West Properties' Rixos-branded tower, sold 18 at a median of 24,605, against 18,424 for the island outside the Reem Hills resales.
 
Saadiyat's biggest seller of the month carries no hotel name. The Row Saadiyat sold 33 homes at a median of 41,308 for AED 256.9M — the emirate's second-largest project by value in July, behind Yas Park Place's AED 408.3M. Its monthly median has stayed between 41,289 and 42,431 in every month of 2026. It has sold 573 homes since it began selling last November.
Market Watch
•  Aldar drew two new maps: On 10 July Aldar unveiled Yas Point, a AED 6bn district on Yas Island's northern shore with 1,600 branded residences. In late July came Marsa Al Saadiyat, at AED 100bn and homes for more than 58,000 people, billed as the final phase of the Saadiyat masterplan. Its first homes go on sale later this year.
•  The first half, officially: ADREC put Abu Dhabi's total property transactions at AED 117bn for the first half of 2026, up 112% on the year. Sales alone were AED 86.1bn across 16,838 transactions, a 163.7% rise in value. Foreign direct investment reached AED 13.8bn, up 309%.
•  Rates unchanged: The Central Bank of the UAE held its base rate at 3.65% on 29 July, following a hold by the US Federal Reserve.
District Snapshot — July 2026
District Sales Value (AED M) Median AED/sqm Off-plan
Al Reem Island5521,332.616,07582%
Yas Island397896.524,37289%
Saadiyat Island172957.028,01076%
Al Raha Beach112313.624,62981%
Hudayriyat Island64613.318,390100%
All tracked districts1,6084,836.919,19280%
The table covers the five districts we report in detail each month and the total sales in Abu Dhabi.
Elsewhere
Al Shamkha sold 122 homes for AED 151.1M at a median of 12,907 AED/sqm, below every district we report in detail. Three of its projects sold for the first time: Al Reeman View took 27 sales at a median of 12,121, ICONA Residence 25 at 11,847, and Reeman Residence 01 took 14 at 16,178.
 
On Saadiyat, Blocks 1 and 3 of Saadiyat Beach Residences sold their first homes, 11 completed apartments each, at medians of 19,226 and 19,375. Aldar built the 495-home complex in 2014 and has been selling it block by block. Al Maryah Island sold 30 homes at Vista 2, at a median of 13,282.
 
Along the coast towards Dubai, Ghadeer Al Tayr sold 36 homes, 30 of them at Al Jurf Gardens Phase 3A, and Ghantout 22 at a median of 28,472. In all, the areas outside our fifteen named districts added 85 sales worth AED 656.3M.
Methodology. Transaction figures are computed from ADREC registration data for residential sales registered in July 2026, analysed by Guru Real Estate. Registration dates lag sale dates; the most recent month may revise upward. Market news items link to their sources. This brief is for information only and is not investment advice.

Prepared by Guru Real Estate · Abu Dhabi
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