Masdar City or Yas Island?
Side by side on published prices, yields, new developments and drive times.
Illustrative image
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Masdar City averages AED 1,696 per sq ft against AED 2,216 in Yas Island, about 23% less (Bayut, from advertised asking prices, October 2026).
Higher gross yield
Masdar City shows a gross yield of 6.70% against 5.60% in Yas Island (Bayut, from registered tenancy contracts, Q3 2026). Gross yield is before service charges and empty months.
Closer to Zayed International Airport
Masdar City is about 10 minutes from Zayed International Airport by car, against about 15 minutes from Yas Island.
Side by side
| Measure | Masdar City | Yas Island |
|---|---|---|
| Emirate | Abu Dhabi | Abu Dhabi |
| Tenure | Freehold | Freehold |
| Asking price per sq ft | AED 1,696Bayut, October 2026 | AED 2,216Bayut, October 2026 |
| Gross rental yield | 6.70%Bayut, Q3 2026 | 5.60%Bayut, Q3 2026 |
| Developments we list | 0 | 5 |
| Drive to Zayed International Airport | about 10 minutes | about 15 minutes |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure. Read 12 November 2026.
New developments in each
Masdar City
We do not list a development in Masdar City yet.
Yas Island
- Yas Park PlaceAldarAED 1,390,000
- The Canopies at Yas PointAldarAED 1,650,000
- The Orchids at Yas AcresAldarAED 3,350,000
- Sama YasAldarAED 5,905,725
- Yas Riva ReserveAldarAED 7,900,000
What each area is like
Masdar City
A 6 sq km low-carbon district and free zone next to Zayed International Airport, with mid-rise apartments at some of Abu Dhabi's lowest freehold prices. Suits yield-focused investors and people who work there.
Who it suits
- Investors seeking lower entry prices and tenant demand from the free zone
- People working or studying in Masdar City or at the airport
- First-time buyers priced out of the islands
- Buyers who value energy-efficient buildings
In its favour
- Designated investment zone: foreign nationals can buy
- Free zone with IRENA's headquarters, MBZUAI, Siemens Energy and G42
- About 10 minutes to Zayed International Airport and 18 minutes to Yas Island (Reportage)
Worth weighing
- The original masterplan slipped badly. Completion has been pushed from 2016 to 2030 and beyond, so treat future phases as uncertain
- No beach, marina or major mall. Leisure means a drive to Yas Island
Yas Island
Abu Dhabi's leisure island: theme parks, the Formula 1 circuit and Yas Mall, with a growing stock of Aldar villas and mid-rise apartments. Suits families and buyers who want to be near the airport.
Who it suits
- Families who want villas near schools and leisure
- Buyers who travel often through Zayed International Airport
- Investors targeting short-stay and leisure-led rental demand
- Commuters splitting time between Abu Dhabi and Dubai
In its favour
- Designated investment zone: freehold ownership is open to foreign nationals
- Four theme parks, Yas Marina Circuit, Yas Mall and Etihad Arena on the island
- Disney Abu Dhabi announced in May 2025; Sphere Abu Dhabi confirmed
Worth weighing
- A large off-plan pipeline: Aldar alone lists apartment and villa schemes completing between 2028 and 2031, which will add resale and rental competition
- One developer dominates. Pricing, service charges and community management are largely set by Aldar
Masdar City or Yas Island: quick answers
Is Masdar City or Yas Island cheaper per square foot?
Masdar City is cheaper on the published figures: AED 1,696 per sq ft against AED 2,216 in Yas Island (Bayut, from advertised asking prices, October 2026). Averages move with the mix of homes sold, so compare like with like before relying on the gap.
Which has the higher rental yield, Masdar City or Yas Island?
Masdar City, on the published figures: a gross yield of 6.70% against 5.60% in Yas Island (Bayut, from registered tenancy contracts, Q3 2026). Gross yield is before service charges, empty months and fees, so the net return is lower.
Which is closer to Zayed International Airport, Masdar City or Yas Island?
Masdar City, at about 10 minutes by car against about 15 minutes from Yas Island. Drive times are approximate and vary with traffic.
Can foreigners buy property in Masdar City and Yas Island?
Masdar City is a designated freehold area, open to buyers of any nationality. Yas Island is a designated freehold area, open to buyers of any nationality. Sales in Abu Dhabi are registered with the ADREC.
Which new developments can I buy in Masdar City and Yas Island?
We do not list a development in Masdar City yet. In Yas Island: Yas Park Place from AED 1,390,000, The Canopies at Yas Point from AED 1,650,000, The Orchids at Yas Acres from AED 3,350,000 and Sama Yas from AED 5,905,725.
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
