Yas Island Community Guide, Abu Dhabi

Yas Island is one of the official Abu Dhabi Investment Zone areas named on the UAE Government portal, and sales are registered with ADREC on DARI. It is Abu Dhabi’s leisure island — home to Yas Marina Circuit, Ferrari World Abu Dhabi and a cluster of parks, hotels and retail — and the off-plan stock on yourkey.ae ranges from apartments around the catalogue AED 1.1 million starting level to waterfront villas many times that figure.

This note complements our existing guide to buying property on Yas Island and the combined Al Reem, Saadiyat and Yas investment page. It does not invent average rents or capital-growth rates.

Where is Yas Island and who is it for?

Yas Island sits east of Abu Dhabi island, on the main corridor towards Dubai, and is planned around entertainment, sport and waterfront neighbourhoods. Ferrari World Abu Dhabi, Yas Marina Circuit and Yas Mall are the public landmarks most visitors already know. Residential pockets sit around those attractions, so the day-to-day experience depends heavily on the cluster you choose: a quiet villa street is not the same as an apartment next to a leisure destination.

The island tends to suit residents who want that leisure setting, and investors who want a mix of short-stay demand around events and longer residential tenancies. Families should confirm school places directly with ADEK-licensed schools on or near the island. We have not listed individual schools, because enrolment and ratings change.

Event days, including Formula 1 week, affect traffic and short-term occupancy. That can be an advantage or a nuisance, depending on how you will use the property. Visit at a normal weekday as well as, if you can, a busy weekend before you decide. We have not published drive-time figures, because they vary by route and time of day; please time the journey yourself at peak hours if you will commute.

What official rules apply?

• Investment Zone status. Yas Island is named on u.ae (updated 2 Nov 2026). Still confirm the specific unit. See Freehold areas for foreigners in Abu Dhabi.
• Registry. Sales go through DARI under ADREC. Off-plan registration is published at 2% of the total sale price, with AED 10,000 added if filing is more than 21 days after the contract date. See Buying off-plan in Abu Dhabi and Total cost of buying in Dubai vs Abu Dhabi.
• Escrow. Buyer payments for a licensed off-plan project belong in the project escrow account, under Law No. 3 of 2015 as amended.

Which projects are currently listed on yourkey.ae?

Starting prices below are from yourkey.ae project pages as of 16 Nov 2026. They are catalogue figures, not a formal offer, and can change.

Project	Catalogue starting price	Stated handover	Developer-stated service charge in the catalogue
Yas Beach Residence	AED 1,100,000	January 2027	AED 14 per sq ft
Yas Riva Residences 2	AED 1,350,000	October 2029	Not stated on the catalogue page we used
Perla 1 at the Bay	AED 1,981,226	October 2028	AED 15–18 per sq ft
Yas Park Place	AED 2,310,689	January 2030	AED 23.45 per sq ft
Waldorf Astoria Residences	AED 3,800,000	October 2028	Not stated on the catalogue page we used
Yas Riva Reserve	AED 8,227,972	July 2030	AED 6 per sq ft

The AED 6 per sq ft figure against Yas Riva Reserve should be read with care: that project is a villa community, and villa service charges are often stated on a different basis from apartment towers. All of these dirham-per-square-foot figures are developer-stated catalogue values, not a Department-approved budget. Confirm the approved fee and what it includes. See Service charges explained.

Browse the full off-plan list for updates. For Aldar-led inventory, see also Aldar off-plan broker in Abu Dhabi.

How does Yas compare with Al Reem and Saadiyat?

Yas offers the widest spread of product types of the three islands in this set of guides, from apartments to large villas. Al Reem is more urban and ADGM-registered; see the Al Reem Island community guide. Saadiyat is the cultural and beach premium option, generally at a higher apartment price point; see the Saadiyat Island community guide and buying on Saadiyat Island.

We have not published a Yas yield in this guide, because we did not have an official, dated ADREC yield table to cite in this session. If income matters, ask us to work from comparable asking rents, with the source and date, using the method in Rental yields by area.

A purchase that the land registry values at AED 2 million or more may support a Golden Visa application, subject to ICP rules. Off-plan mortgages are capped at 50% LTV; see the mortgage calculator and mortgages for expats and non-residents.

What should I verify before I buy?

1. Investment Zone status and the exact title right on DARI and the sale certificate.
2. The escrow account, for any off-plan payment.
3. Who pays the DARI 2% fee under the SPA.
4. The approved service-fee schedule, and whether any community or leisure fees sit on top.
5. How close the unit is to attractions and event traffic, which you can only judge on a site visit.
6. Handover date, delay provisions and snagging — see the handover and snagging checklist.
7. If you will let the unit, Tawtheeq rules and actual comparable rents, not a brochure yield.

Frequently asked questions

Can a foreign buyer purchase on Yas Island?

Yes. Yas Island is named on the official UAE Government list. Confirm the exact title right and Investment Zone status on DARI and on the sale certificate or deed.

Is Yas Island registered with ADREC or ADGM?

With ADREC, through DARI. ADGM covers Al Reem and Al Maryah Islands, not Yas.

Are catalogue starting prices guaranteed?

No. They are starting prices shown on yourkey.ae as of 16 November 2026 and can change.

Does Yas have both apartments and villas?

Yes. The current catalogue includes both, with a wide spread of starting prices. Match the product type to your use.

Where can I read a buying-focused Yas guide?

See buying property on Yas Island. This community note sits alongside that page.

Can a Yas purchase support a Golden Visa?

It can, if the official land-registry letter confirms a total value of at least AED 2 million and the other ICP conditions are met.

Official and site sources (as of 16 Nov 2026)

• u.ae: Expatriates buying a property in the UAE
• DARI off-plan unit sale registration
• Project pages on yourkey.ae/off-plan, as listed in the table above

Last updated: 16 Nov 2026

Abdul Shakoor, Founder & CEO, Your Key — RERA certified (Dubai) and ADREC certified (Abu Dhabi)

To view a unit on Yas Island, contact Your Key, call or message +971 54 451 7999, or email main@yourkey.ae. Abu Dhabi office: M01, Al Mansouri Building, Al Gheel Street, Al Danah.