Saadiyat Island or Yas Island?
Side by side on published prices, yields, new developments and drive times.
Pictured: Sei Saadiyat by Aldar
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Yas Island averages AED 2,216 per sq ft against AED 3,003 in Saadiyat Island, about 26% less (Bayut, from advertised asking prices, October 2026).
Higher gross yield
Yas Island shows a gross yield of 5.60% against 4.60% in Saadiyat Island (Bayut, from registered tenancy contracts, Q3 2026). Gross yield is before service charges and empty months.
Lower entry price
The lowest developer price we list in Yas Island is AED 1,390,000 at Yas Park Place, against AED 2,950,000 at Sei Saadiyat in Saadiyat Island.
Closer to Zayed International Airport
Yas Island is about 15 minutes from Zayed International Airport by car, against about 20 minutes from Saadiyat Island.
Side by side
| Measure | Saadiyat Island | Yas Island |
|---|---|---|
| Emirate | Abu Dhabi | Abu Dhabi |
| Tenure | Freehold | Freehold |
| Asking price per sq ft | AED 3,003Bayut, October 2026 | AED 2,216Bayut, October 2026 |
| Gross rental yield | 4.60%Bayut, Q3 2026 | 5.60%Bayut, Q3 2026 |
| Developments we list | 7 | 5 |
| Lowest developer price | AED 2,950,000Sei Saadiyat | AED 1,390,000Yas Park Place |
| Drive to Zayed International Airport | about 20 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
Saadiyat Island
- Sei SaadiyatAldarAED 2,950,000
- Mandarin Oriental Residences, Saadiyat Cultural DistrictAldarAED 7,285,952
- The Row SaadiyatAldarAED 7,648,800
- Mamsha GardenAldarAED 8,117,568
- TalayAldarAED 13,500,000
- Baccarat Residences SaadiyatAldarAED 16,000,000
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
Saadiyat Island
Abu Dhabi's most expensive residential address: a natural island of beaches, museums and schools just off the city. Suits buyers paying a premium for culture, coastline and scarcity.
Who it suits
- Buyers who want beach and museums within walking distance
- Families using Cranleigh, NYU Abu Dhabi and other island schools
- Second-home owners with larger budgets
- Long-term holders who value scarcity over yield
In its favour
- Designated investment zone: freehold ownership is open to foreign nationals
- Louvre Abu Dhabi, Zayed National Museum, Natural History Museum and teamLab Phenomena are all open
- AED 13.3 billion of residential sales in H1 2026 (ADREC)
Worth weighing
- Premium pricing: entry prices are several times those on Al Reem Island or Yas Island, which compresses rental yields
- Marsa Al Saadiyat is planned for more than 58,000 residents. It is a multi-year construction programme and a large future supply of homes
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
Saadiyat Island or Yas Island: quick answers
Is Saadiyat Island or Yas Island cheaper per square foot?
Yas Island is cheaper on the published figures: AED 2,216 per sq ft against AED 3,003 in Saadiyat 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, Saadiyat Island or Yas Island?
Yas Island, on the published figures: a gross yield of 5.60% against 4.60% in Saadiyat 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, Saadiyat Island or Yas Island?
Yas Island, at about 15 minutes by car against about 20 minutes from Saadiyat Island. Drive times are approximate and vary with traffic.
Can foreigners buy property in Saadiyat Island and Yas Island?
Saadiyat Island 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 Saadiyat Island and Yas Island?
In Saadiyat Island: Sei Saadiyat from AED 2,950,000, Mandarin Oriental Residences, Saadiyat Cultural District from AED 7,285,952, The Row Saadiyat from AED 7,648,800 and Mamsha Garden from AED 8,117,568. 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.
More area comparisons
- Al Reem Island vs Saadiyat Island
- Fahid Island vs Saadiyat Island
- Hudayriyat Island vs Saadiyat Island
- Ramhan Island vs Saadiyat Island
- Saadiyat Island vs Sobha City
- Fahid Island vs Yas Island
- Masdar City vs Yas Island
- AlJurf vs Yas Island
- Ramhan Island vs Yas Island
- Sobha City vs Yas Island
- Al Reem Island vs Yas Island
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
