Sheikh Mohammed Bin Zayed Road (E311) Abu Dhabi — Complete Guide

Official designation: E311

Abu Dhabi section name: Sheikh Mohammed Bin Rashid Road (E311)

Also known as: Sheikh Mohammed Bin Zayed Road, MBZ Road, SMBZ Road, formerly Emirates Road

Named after: General Sheikh Mohammed Bin Zayed Al Nahyan, UAE President. Renamed from Emirates Road on 1 January 2013 by Sheikh Mohammed Bin Rashid Al Maktoum, Ruler of Dubai, as a tribute to Sheikh Mohammed Bin Zayed. The name “Emirates Road” passed to E611 (formerly Dubai Bypass Road).

Abu Dhabi section: 62 kilometres — from the Dubai-Abu Dhabi border at Seih Shuaib to the Sweihan Interchange (E20). Opened November 2016. Cost: AED 2.1 billion. Built by Musanada (Abu Dhabi General Services Company). 4 lanes each way; capacity 8,000 vehicles per hour; 6 interchanges; 6 underpasses.

Full E311 extent: New Al Falah (Abu Dhabi) to Ras Al Khaimah, passing through Abu Dhabi, Dubai, Sharjah, Ajman, and Umm Al Quwain

Speed limit: 140 km/h maximum. Abu Dhabi zero-tolerance enforcement — no 20 km/h buffer. Minimum speed of 120 km/h on left lanes (introduced May 2023) was removed on 14 April 2025; only the 140 km/h maximum now applies

Tolls: None — E311 is toll-free throughout, unlike the Dubai section of E11 (Sheikh Zayed Road) which carries SALIK tolls

E311 — Overview

Sheikh Mohammed Bin Zayed Road — E311, commonly known as MBZ Road — is the UAE’s second major inter-emirate highway and the principal inland alternative to E11 (Sheikh Zayed Road). Running from New Al Falah on the Abu Dhabi mainland northeast through the outskirts of Dubai, Sharjah, Ajman, and Umm Al Quwain to Ras Al Khaimah, E311 connects six emirates along a single continuous highway. Where E11 runs along the Gulf coast, E311 runs inland — parallel but set back from the shoreline, avoiding the congestion of urban coastal development and providing a toll-free alternative for the millions of commuters who travel between Abu Dhabi and the northern emirates daily.

The Abu Dhabi section of E311 is specifically the 62-kilometre extension that was completed and opened in November 2016 at a cost of AED 2.1 billion. This stretch — built by Musanada, Abu Dhabi’s government construction company, with four lanes each way, six interchanges, and six underpasses — transformed the connectivity of Abu Dhabi’s mainland residential communities. Before it opened, E11 (Sheikh Zayed Road) was the only highway linking Abu Dhabi to Dubai. The E311 extension added a direct, toll-free second corridor and gave residents of communities like Mohammed Bin Zayed City, Khalifa City, and Masdar City a fast direct route toward Dubai that bypasses Abu Dhabi island entirely.

The road is also a practical backbone for Abu Dhabi’s own suburban development. Its six interchanges connect to the Abu Dhabi–Sweihan Road (E20 (Airport Road)), the Al Ajban Road (E16), and the Abu Dhabi–Al Ain Road (E22 (Abu Dhabi–Al Ain Road)), creating a grid of highway access across the emirate’s southern mainland. The commercial corridor it serves — including the Khalifa Industrial Zone (KIZAD) and Khalifa Port — makes it as important for freight and logistics as it is for residential commuting.

The Route — Abu Dhabi Section

Starting Point: New Al Falah and the Sweihan Interchange

The Abu Dhabi section of E311 begins at the Sweihan Interchange, where it meets the E20 (Abu Dhabi–Sweihan Road) — the same road that carries Airport Road traffic from Abu Dhabi island through to the mainland. From this interchange, E311 heads northeast toward the Dubai border. The immediate surrounding area is Al Falah City — a master-planned residential community positioned directly alongside the highway with villa compounds and apartments designed under Abu Dhabi’s Plan Capital 2030 initiative. Al Falah’s location on E311 gives it direct and very fast access to both Yas Island and Saadiyat Island via the E20 interchange — the highway’s design specifically prioritised these connections.

Mid-Route: Zayed Military Camp, Al Shahama, and the Coastal Industrial Spine

Moving northeast from the Al Falah start, E311 passes the Zayed Military Camp and the Al Shahama area before entering the coastal industrial spine. This section carries significant freight traffic — the interchanges here connect to KIZAD (Khalifa Industrial Zone of Abu Dhabi) and Khalifa Port, Abu Dhabi’s major container and industrial port on the Gulf coast. The Khalifa Industrial Zone is one of the UAE’s most significant industrial-port clusters, and E311 is its primary highway artery. The Bida Khalifa and Abu Mureikha areas are also served at this mid-route section.

Northern End: Al Maha Forest, Green Belt, and Seih Shuaib

The northern end of the Abu Dhabi E311 section passes through the Al Maha Forest and the Abu Dhabi forestry green belt — an expanse of afforestation along the Gulf coastal fringe — before reaching the Seih Shuaib area at the Dubai-Abu Dhabi border. At Seih Shuaib, E311’s Abu Dhabi extension meets the existing Sheikh Mohammed Bin Zayed Road in Dubai, and the highway continues northeast through Dubai, Sharjah, Ajman, and Umm Al Quwain to Ras Al Khaimah. The border crossing at Seih Shuaib is seamless — no checkpoint, no toll, the highway simply transitions between emirates.

Communities Served by E311 in Abu Dhabi

Mohammed Bin Zayed City (MBZ City)

Mohammed Bin Zayed City — consistently one of Abu Dhabi’s most in-demand areas for affordable villa rentals — sits between Musaffah and Khalifa City and is directly linked to E311. It is a suburban villa community with a strong family character and significant Indian expatriate community, supported by several Indian-curriculum schools and restaurants. The neighbourhood is divided into numbered zones, with housing that is spacious and well-priced relative to island communities. The E311 connection gives MBZ City residents a direct toll-free route to Dubai — approximately one hour — without needing to cross Abu Dhabi island. Rental prices for apartments (a growing segment): studios ~AED 32,000, 1BR ~AED 48,000, 2BR ~AED 64,000, 3BR ~AED 96,000 per year.*

Khalifa City

Khalifa City — Abu Dhabi’s most searched area for affordable apartment rentals according to market reports for 2024 and 2025 — sits alongside the E311 corridor and is directly connected to it. Khalifa City bridges the gap between central Abu Dhabi island and the outer mainland suburbs: it is close enough to the airport and island destinations for practical daily commuting, while offering rents and home sizes unavailable in the city centre. The community is served by Masdar City to the north and is near Zayed International Airport, making it particularly popular among airline staff and frequent business travellers. Villa and apartment compounds offer the full range from studio to 5-bedroom.

Masdar City

Masdar City — Abu Dhabi’s purpose-built sustainable urban development, home to Masdar Institute and a growing cluster of technology and clean energy companies — is accessed directly from the Khalifa City–E311 corridor. Built on a zero-carbon, low-waste planning model, it is one of the most distinctive residential addresses in the UAE. Rental stock includes apartments in The Gate development and other purpose-built residential blocks. My City Centre Masdar shopping mall serves the community’s daily retail needs on-site.

New Al Falah and Zayed City

Al Falah City — a large master-planned villa and apartment development directly at the Abu Dhabi start of E311 — gives residents immediate access to the highway’s interchanges toward both Yas Island and Saadiyat Island. Zayed City (formerly New Khalifa City, formerly Khalifa City C) borders Al Falah to the west and is an emerging residential area with significant available land plots under the Abu Dhabi 2030 urban plan. Both communities sit at E311’s southwestern origin point — the most convenient position on the highway for Abu Dhabi island access.

Al Shamha and Al Shahama

Al Shamha is a growing suburban community adjacent to the E311 corridor — one of Abu Dhabi’s most in-demand areas for affordable villa rentals in 2024–2025, with villa rents significantly below island pricing. Al Shahama sits along the coast north of Abu Dhabi island, served by E311’s interchanges at the mid-route section. Both communities are part of the mainland suburban belt that E311 opened up as a practical commuting option once the 2016 extension removed the need to route through central Abu Dhabi island for Dubai travel.

Key Facts — E311 for Abu Dhabi Residents

Toll-Free Alternative to E11

One of E311’s most significant practical advantages for Abu Dhabi residents and commuters is that it is entirely toll-free. The Dubai section of E11 (Sheikh Zayed Road) carries SALIK tolls (AED 4–6 per gate, multiple gates between Abu Dhabi and Dubai), which add up for daily commuters. E311 has no toll infrastructure at any point — entering, exiting, or transiting through any emirate. For commuters making the Abu Dhabi–Dubai journey regularly, E311’s toll-free status represents a meaningful cost saving over E11, particularly at the volumes Abu Dhabi–Dubai commuters travel.

Speed Limits and Enforcement

The maximum speed limit on E311 is 140 km/h throughout. Abu Dhabi operates zero-tolerance speed enforcement — even 1 km/h above the posted limit results in a fine. A minimum speed of 120 km/h was introduced on the leftmost two lanes in both directions in May 2023, with a AED 400 fine for violation. Abu Dhabi Mobility removed this minimum speed requirement on 14 April 2025 to ease heavy vehicle movement and reduce tailgating risk. The 140 km/h maximum remains and is enforced by radar cameras throughout the Abu Dhabi section.

Connections to Abu Dhabi’s Key Destinations

From E311’s Abu Dhabi section, six interchanges provide direct access to: the Abu Dhabi–Sweihan Road (E20 (Airport Road)) connecting to Abu Dhabi island, Zayed International Airport, Yas Island, and Saadiyat Island; E16 (Al Ajban Road) connecting toward the Gulf coast; and E22 (Abu Dhabi–Al Ain Road) toward the eastern emirate. The interconnection with E20 is the critical node that gives E311 residents direct access to Abu Dhabi island without needing to pass through central city traffic.

Property Market — Communities Along E311

The communities that E311 serves on Abu Dhabi’s mainland are the emirate’s primary affordable residential belt. They consistently appear in market reports as the top-searched areas for affordable villa and apartment rentals, with rents substantially below island levels for significantly larger living spaces.

Rental Market Overview

Mohammed Bin Zayed City — apartments: Studios from ~AED 32,000; 1BR ~AED 48,000; 2BR ~AED 64,000; 3BR ~AED 96,000 per year*

Mohammed Bin Zayed City — villas: Average townhouse AED 1.8M sale; villa rents across all sizes from mid-AED 100,000s per year; rental yields approximately 7%*

Khalifa City — apartments: Consistently Abu Dhabi’s most affordable rental area; studio from ~AED 28,000; 1BR from ~AED 42,000 per year*

Al Shamha: One of Abu Dhabi’s fastest-growing affordable villa rental areas; villa rents from approximately AED 80,000–130,000 per year depending on size*

The E311 residential belt offers a trade-off that appeals strongly to families: significantly larger homes — villas and compounds with gardens, private parking, and more internal space — at rents that are often 40–60% lower than comparable bedroom counts on Abu Dhabi island. The trade-off is commute time to the island’s employment and amenity centres, which typically runs 20–35 minutes to central Abu Dhabi depending on traffic. For families where one or both earners work in Dubai, E311’s toll-free route makes the economics even more compelling. Contact Address Point Properties for current listings across E311 communities.*

Investment Case — Living and Investing Along E311

The E311 corridor represents the best value proposition in the Abu Dhabi property market for a specific profile of resident: families requiring large homes, dual-emirate commuters, and investors seeking rental yield over capital appreciation. The three core advantages are consistent across all communities in the belt — affordability, space, and highway access — and they are structural rather than temporary.

On affordability: a 3-bedroom villa in Mohammed Bin Zayed City or Al Shamha rents for approximately AED 90,000–130,000 per year. A 2-bedroom apartment on Abu Dhabi island — a fraction of the floor space — costs AED 70,000–120,000. The price-per-square-metre differential between E311 communities and island addresses is among the largest in any major UAE city, and has remained consistent even as island rents rose significantly in 2023–2025.

On rental yields: Mohammed Bin Zayed City is among the few areas in Abu Dhabi where gross rental yields on villas have been documented at approximately 7% — higher than most island investment zones, which typically yield 4–6% gross. The driving factors are the area’s persistent affordability for tenants (keeping vacancy low), the strong family demand from Abu Dhabi’s large South Asian expatriate workforce, and the limited availability of competing new villa supply.

For Dubai-based investors looking at Abu Dhabi: E311 communities are the closest Abu Dhabi equivalent to the affordable villa communities of Dubai’s outer suburbs (Arabian Ranches, Al Furjan, Damac Hills). The key difference is that Abu Dhabi’s E311 communities are leasehold in some areas and primarily serve a rental rather than owner-occupier market — but for buy-to-let investors who can purchase (UAE and GCC nationals primarily), the yield profile and demand fundamentals are strong.*

E311 vs Other Abu Dhabi Property Corridors

E311 vs Abu Dhabi Island Communities

The fundamental comparison is space versus location. Island communities (Al Khalidiyah, Al Mushrif, Al Reem Island, Al Raha Beach) deliver proximity to the Corniche, office districts, malls, and cultural venues — but at premium rents with apartment-scale living. E311 communities deliver villa-scale living, private gardens, and spacious layouts at rents that are 40–60% lower for equivalent bedroom counts. For families where the children’s school, the hospital, and the regular supermarket matter more than the walk to the Corniche, the E311 belt is the practical choice — particularly now that Zayed International Airport, Yas Island’s theme parks and malls, and the island’s key destinations are within 20–30 minutes via the E20 interchange.

E311 vs E11 (Sheikh Zayed Road Abu Dhabi Corridor)

E11 runs along the Gulf coast through Abu Dhabi, carrying traffic from the Saudi border through the island and on to Dubai. It passes through premium, well-developed communities. E311 runs inland from the Abu Dhabi mainland northeast through suburban communities. The practical difference: E11 serves island residents needing to reach Dubai; E311 serves mainland residents using a toll-free route. The cost structure is fundamentally different — E11 carries DARB tolls at Abu Dhabi island bridges and SALIK tolls in Dubai; E311 is free throughout. For residents in Mohammed Bin Zayed City or Khalifa City, E311 is the primary highway; they access E11 only if specifically routing via the island.

E311 vs E22 (Abu Dhabi–Al Ain Road)

E311 and E22 share the characteristic of serving Abu Dhabi’s mainland rather than its island. E22 runs east-southeast toward Al Ain, passing through outer suburban areas. E311 runs northeast toward Dubai and the northern emirates. For residents whose work or family is in the northern direction (Dubai, Sharjah), E311 is the route. For residents heading to Al Ain, Abu Dhabi’s eastern oasis city, or the eastern communities of the emirate, E22 is more relevant. Both highways are toll-free from Abu Dhabi.

What are the main attractions and amenities accessible from E311?

The E311 interchanges in Abu Dhabi give residents direct access to some of the emirate’s most significant leisure and infrastructure destinations. Via the E20 interchange at Sweihan: Yas Island (Ferrari World, Yas Waterworld, Warner Bros. World, Yas Mall, Yas Marina Circuit) approximately 15–20 minutes; Saadiyat Island (Louvre Abu Dhabi, NYU Abu Dhabi, Saadiyat Beach, Zayed National Museum) approximately 20–25 minutes; Zayed International Airport approximately 15 minutes from Khalifa City. The Sheikh Zayed Grand Mosque is approximately 15–20 minutes from Mohammed Bin Zayed City via E311 and E11. Dubai’s major malls — Mall of the Emirates, Dubai Mall, Citywalk — are approximately 75–90 minutes in normal traffic.

How has E311 changed Abu Dhabi’s property market?

The November 2016 opening of the 62-kilometre Abu Dhabi E311 extension had a direct effect on the mainland residential market. Before 2016, communities like Al Falah City and the communities along the new corridor were functionally isolated — the only highway to Dubai was E11, and reaching it required routing through central Abu Dhabi island. The opening of E311 gave mainland communities a direct, fast, toll-free Dubai connection that bypassed the island entirely. This drove a meaningful increase in demand for villa rentals in Mohammed Bin Zayed City, Khalifa City, and Al Shamha, particularly among the growing population of professionals who work in Dubai but prefer Abu Dhabi’s lower rents and community character. The corridor also attracted new commercial and logistics development around the KIZAD interchange, adding employment demand local to the highway belt.*

What is KIZAD and why is it on E311?

KIZAD — the Khalifa Industrial Zone of Abu Dhabi — is one of the UAE’s largest integrated industrial zones, located on Abu Dhabi’s Gulf coast and directly accessible via E311’s mid-route interchange. It forms part of the Khalifa Port cluster and is designed to process industrial, manufacturing, and logistics operations, benefiting from the port’s maritime access and E311’s land transport connectivity. The presence of KIZAD along E311 means the highway serves a dual residential-and-freight function: it is simultaneously a commuter highway for suburban residents heading to Dubai or Abu Dhabi island, and a heavy freight artery for goods transiting between Khalifa Port and the UAE’s inland distribution network. This dual function shapes the character of the highway — particularly relevant for residents living near the KIZAD interchange section, where heavy vehicle traffic is higher.

Frequently Asked Questions — E311 Abu Dhabi

What is the difference between E311 and E11?

E11 (Sheikh Zayed Road) is the coastal highway that runs parallel to the Arabian Gulf through Abu Dhabi, Dubai, and the northern emirates — it is the UAE’s longest road and its main coastal artery, running 558 km from the Saudi border to Ras Al Khaimah. E311 is the inland alternative: it runs parallel to E11 but set back from the coast, connecting the same major cities while bypassing coastal urban development. The critical practical difference for Abu Dhabi residents is that E311 is entirely toll-free, while the Dubai sections of E11 carry SALIK tolls. E311 also serves a different set of communities — the mainland suburban belt (Mohammed Bin Zayed City, Khalifa City, Masdar City, Al Shamha) rather than the island and coastal strip.

Why was the road renamed from Emirates Road?

On 1 January 2013, Sheikh Mohammed Bin Rashid Al Maktoum, Ruler of Dubai, ordered the road be renamed from Emirates Road to Sheikh Mohammed Bin Zayed Road — a tribute to Sheikh Mohammed Bin Zayed Al Nahyan (now UAE President, then Crown Prince of Abu Dhabi) for his contributions to national development. The name “Emirates Road” was subsequently transferred to E611, the former Dubai Bypass Road, which runs east of E311 in Dubai. The Abu Dhabi section of the road carries the corresponding formal name Sheikh Mohammed Bin Rashid Road, though the E311 designation and “MBZ Road” nickname apply uniformly throughout all emirates.

Is E311 good for commuting between Abu Dhabi and Dubai?

E311 is the preferred route for many Abu Dhabi–Dubai commuters, primarily because it is toll-free and typically less congested than E11 (Sheikh Zayed Road) in the Abu Dhabi-to-Dubai direction. The Abu Dhabi section is 62 kilometres; combined with the existing Dubai E311 section, the Abu Dhabi-to-central-Dubai distance runs approximately 130–150 km. Travel time is typically 75–100 minutes in normal conditions from communities like Mohammed Bin Zayed City or Khalifa City to central Dubai, though the Dubai and Sharjah sections of E311 experience significant morning congestion (southbound 05:00–09:00) and evening congestion (northbound 17:00–19:00). Drivers travelling to Dubai’s financial centre or older districts may find E11 quicker despite its tolls during peak hours; those heading to eastern or southern Dubai (Silicon Oasis, Dubai Investment Park, Jebel Ali) often find E311 faster regardless.

What communities can I live in near E311 in Abu Dhabi?

The main residential communities directly served by E311’s Abu Dhabi section, from southwest to northeast, are: Al Falah City and Zayed City at the Sweihan Interchange end; Khalifa City and Masdar City in the mid-section; Mohammed Bin Zayed City between Khalifa City and Musaffah; Al Shamha for affordable villas; and Al Shahama along the northern coastal fringe. Each community has a different character — Khalifa City and Masdar City trend toward apartments and smaller compounds; Mohammed Bin Zayed City and Al Shamha are villa-dominant family suburbs. Contact Address Point Properties for guidance on which community suits your budget and lifestyle.

Are there tolls on E311 in Abu Dhabi?

No — E311 is entirely toll-free throughout its full length, including the Abu Dhabi section. There are no toll gates, no DARB checkpoints, and no electronic toll infrastructure on the road. This is a significant advantage over E11 (Sheikh Zayed Road), which carries DARB tolls at the bridges entering Abu Dhabi island and SALIK tolls on the Dubai section. The only caveat is that if residents commute from E311 communities to Abu Dhabi island by crossing the island bridges (Maqta, Sheikh Zayed Bridge, Sheikh Khalifa Bridge, or Musaffah Bridge), the standard DARB toll of AED 4 per crossing during peak hours applies at those bridge points.

What is the speed limit on E311 and how is it enforced?

The maximum speed on E311 is 140 km/h throughout. Abu Dhabi enforces a zero-tolerance policy — no 20 km/h buffer, meaning 141 km/h results in a fine. Between May 2023 and April 2025, a minimum speed of 120 km/h applied to the leftmost two lanes to prevent dangerously slow driving in fast lanes; this minimum was lifted on 14 April 2025 by Abu Dhabi Mobility to ease heavy vehicle movement and reduce tailgating risk. Radar cameras are positioned throughout the Abu Dhabi section, and speed enforcement is consistent. Drivers from Dubai should note that Abu Dhabi’s zero-tolerance applies the moment E311 enters Abu Dhabi territory at Seih Shuaib.

Summary

Sheikh Mohammed Bin Zayed Road — E311, MBZ Road — is the UAE’s inland inter-emirate highway, connecting Abu Dhabi to Ras Al Khaimah through Dubai, Sharjah, Ajman, and Umm Al Quwain along a toll-free route that runs parallel to but set back from E11 (Sheikh Zayed Road). The Abu Dhabi section — 62 kilometres opened in November 2016 at a cost of AED 2.1 billion — transformed access to the emirate’s mainland suburban communities: Mohammed Bin Zayed City, Khalifa City, Masdar City, Al Falah City, and Al Shamha all gained a direct, toll-free dual-carriageway to Dubai and fast connections to Yas Island, Saadiyat Island, and Zayed International Airport via the E20 interchange. For families seeking spacious villa living at affordable rents with fast motorway access, the E311 belt is the most compelling value corridor in the Abu Dhabi property market.

For current property listings across all E311 communities, contact Address Point Properties.

Prices marked with an asterisk (*) are indicative only, based on market research, and subject to change. Speed limits and toll information reflect published authorities’ data as of March 2026 and may change — always follow posted road signage. Address Point Properties makes no warranty as to the accuracy or currency of any information on this page.