Abu Dhabi Monthly Market Brief
September 2026
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Hudayriyat Golf Estates and The Canopies at Yas Point accounted for much of September’s activity. Excluding those two projects, sales fell, with the decline concentrated in off-plan business. The district medians also need context: Canopies drove Yas’s record, while a larger share of ready sales pulled Saadiyat’s median down.
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1,839
Sales
▼ −7.7% m/m
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8.35B
AED Value
▼ −24.3% m/m
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20,384
Median AED/sqm
▲ +1.6% m/m
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81%
Off-plan
▼ −3.4 pts m/m
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September 2025 brought 2,312 sales worth AED 6,804M at a median of 16,876 AED/sqm. This September had 20% fewer sales, 23% more value and a 21% higher median. Leave out projects in their first three months of sales and value fell 9%.
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The Chart
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.
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Following Up
Hudayriyat Golf Estates sold another 361 homes in September, bringing its August–September total to 869—about half the 1,700 launch sales announced by Modon. Golf Estates accounted for 75% of Hudayriyat’s September transaction value. The island as a whole accounted for 49% of value across the districts we track.
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Two-Speed Market
A market dominated by two big launches
Two launches, Modon's Hudayriyat Golf Estates and Aldar's The Canopies at Yas Point, made up 35% of September's sales and 46% of its value. Outside those two projects, September recorded 1,193 sales, the lowest reading since April 2025 and 20% fewer than in August. The decline was concentrated in the off-plan: developers sold 26% fewer off-plan homes than in August and owners flipped 35% fewer. By contrast, ready sales rose 12% which in turn boosted the ready market share to 29% from 21% one month ago.
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Price Signal
The Canopies drove Yas’s record median
Yas's median rate reached 30,084 AED/sqm in September, the highest on record for the island. The record came from one launch, The Canopies at Yas Point: 285 sales, 67% of the island's, at a median of 31,574. Without it, Yas sold 138 homes at a median of 20,978, close to August’s figure. Aldar reported AED 1.5B of sales at the launch of the project's 592 apartments. These first 285 sales account for 48% of the project.
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Ready sales pulled Saadiyat’s median down
Saadiyat’s median rate fell to 20,644 AED/sqm, 25% below the average of its June–August monthly medians. Ready homes accounted for 52% of September’s sales. Saadiyat Beach Residences explains much of that mix: the developer sold 34 older ready apartments there, at a median price of about AED 1.6M. The ready-home median rate was 19,441 AED/sqm, very close to the June–August median. September’s off-plan median was 39,297 AED/sqm. A larger share of sales in the lower-priced ready segment pulled the overall median down; the 25% decline does not measure a fall in the price of comparable homes. Two homes at Four Seasons Private Residences were 52% of the island's AED 749M, including the AED 350M sale on 16 September that our weekly brief covered. Aldar's Sei Saadiyat was due on sale from 16 September; it had no recorded sales by 1 October.
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Project Watch
A new project supported Al Reem’s off-plan developer sales
Al Reem's developers sold 242 off-plan homes in September, against 803 in June, when Tara A alone sold 234. Of these sales, 51 came from a newly launched project: The Artery Residences. Without them, developers' off-plan sales fell 21% from August. The Artery Residences sold at a median of 22,126 AED/sqm, against 18,640 for the island. The Artery is clearly priced as a future premium Reem address. Property Finder lists it as an IMKAN project, handing over in December 2029 on a 10/30/60 plan.
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District Snapshot — September 2026
| District |
Sales |
Value (AED M) |
Median AED/sqm |
Off-plan |
| Hudayriyat Island | 499 | 4,102 | 20,709 | 100% |
| Yas Island | 423 | 1,118 | 30,084 | 86% |
| Al Reem Island | 376 | 977 | 18,640 | 76% |
| Saadiyat Island | 85 | 749 | 20,644 | 48% |
| Al Raha Beach | 54 | 159 | 18,570 | 35% |
| Al Jubail Island | 14 | 104 | 20,799 | 64% |
| All tracked districts | 1,839 | 8,354 | 20,384 | 81% |
The table covers the six districts we report in detail each month. The total row covers all 17 Abu Dhabi districts we track.
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Elsewhere
On Al Maryah, Jumeirah Residences sold 16 homes at a median of 53,345 AED/sqm, more than twice the month's median. Along the coast towards Dubai, Ghadeer Al Tayr sold 153 homes for AED 549M, 92% of them at Qasr Al Jurf Phase 3B, which had its best month. Al Ghadeer Gardens Phase 1 in Al Layyan recorded its first 67 sales, at a median of 15,327 AED/sqm.
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Methodology. Transaction figures cover residential sales registered across the 17 Abu Dhabi districts we follow during September 2026, computed from ADREC registration data and analysed by Guru Real Estate. Ghadeer Al Tayr, Ghantout and other districts outside this universe are excluded from the reported totals, although notable activity may be discussed separately. 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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