Masdar City

Masdar City, Abu Dhabi — Area Guide for Residents and Investors (2026)

Area: Masdar City

City: Abu Dhabi City

Emirate: Abu Dhabi

What it is: A sustainable urban community and business free zone, and a subsidiary of Mubadala Investment Company

Type of homes: Apartments only — studios to three bedrooms, plus some duplexes

Villas: None

Energy and water use: Buildings use 40% less energy and water than comparable buildings, according to Masdar City

Climate target: Net Zero by 2050

Largest residential building: Oasis 1 Residences — nine storeys, 612 apartments

Green ratings used: Estidama Pearl ratings and LEED

Main mall: My City Centre Masdar

Main roads: Airport Road and Boulevard Road

Suits: Professionals, academics, cabin crew, couples and small families who want a walkable, low-cost-to-run apartment

Guide updated: October 2026

What is Masdar City?

Masdar City is a sustainable urban community and business free zone in Abu Dhabi, built around low-energy buildings and walkable streets. Masdar City describes itself as a ground-breaking sustainable urban community and a world-class business free zone and technology hub. It is a subsidiary of Mubadala Investment Company.

What sets it apart from every other residential area in Abu Dhabi is that sustainability is the design brief, not a feature. Masdar City states that its buildings use 40% less energy and water than comparable buildings. Construction uses low-carbon cement and 90% recycled aluminium. The whole development works towards Net Zero by 2050.

For residents this is not an abstract point. Lower energy use means lower cooling bills, which in Abu Dhabi is the largest running cost of any home. For investors it means buildings with green certification, which is becoming a real factor in how corporate tenants choose where to house staff.

In short: Masdar City is Abu Dhabi’s purpose-built sustainable district: apartments, a free zone and a research campus, designed around low energy use.

Where is Masdar City?

Masdar City sits on the Abu Dhabi mainland, close to Zayed International Airport. The main residential buildings face Airport Road and Boulevard Road, which puts the airport and the main highways within an easy drive.

The surrounding areas are the mainland suburbs. Khalifa City and Mohammed Bin Zayed City are the nearest large residential districts. Al Matar is the airport district. Sheikh Mohammed Bin Zayed Road (E311) carries you towards Dubai or back across the mainland, and the Maqta crossings at Al Maqtaa take you onto Abu Dhabi island.

In short: Masdar City is on the mainland near the airport, off Airport Road, with Khalifa City and MBZ City as its nearest neighbours.

What homes can you rent or buy in Masdar City?

Apartments, and only apartments. There are no villas in Masdar City. Homes range from studios to three bedrooms, with some duplexes, across a set of mid-rise buildings.

Two things in that table are worth drawing out. Eco-Residences 1 was built as Abu Dhabi’s first purpose-built accommodation for Etihad cabin crew. That tells you two things: how close the airport is, and who a good share of the residents are. And Masdar Green REIT, which owns both Eco-Residences buildings, is described by Masdar City as the first green REIT in the MENA region, now worth over AED 2.8 billion.

For current availability, rents and asking prices in any of these buildings, contact Address Point Properties.

In short: Apartments only, from studios to three-bedroom duplexes. Oasis 1 is the largest building at 612 apartments.

What do the green ratings actually mean?

Two systems appear across Masdar City buildings, and both are worth understanding before you rent or buy, because they affect your bills.

Estidama Pearl ratings are Abu Dhabi’s own system. Buildings are rated from 1 to 5 Pearls, with higher being better. Most residential buildings in Masdar City hold 3 Pearls. Masdar City Square, the commercial development in the district, is described by Masdar City as the first Estidama 5 Pearl-rated development in the UAE.

LEED is the international equivalent, and Platinum is its top tier. Eco-Residences 1 holds both LEED Platinum and 3 Pearls, which is an unusual combination to find in rental housing anywhere in the region.

The practical effect is cooling costs. Air conditioning is the biggest line in most Abu Dhabi utility bills, and a building designed to use 40% less energy changes what you pay each month. Ask whether cooling is billed separately from your rent, and if it is, ask what recent bills have looked like for that unit.

In short: Estidama Pearls is the Abu Dhabi rating, LEED the international one. Both point to the same thing for a resident: lower cooling bills.

What is it like to live in Masdar City?

Walkable, quiet and low-rise, which makes it unlike almost anywhere else on the Abu Dhabi mainland.

The district was laid out so that services sit within walking distance of homes rather than a drive away. Central Residence, for example, has a gym, a laundromat, shops, salons, restaurants, family parks, a running track and sports facilities on site. Leonardo Residence opens directly onto the green belt park. My City Centre Masdar covers shopping for the district.

The research and business side shapes the character. The Masdar Institute campus is in the district. The headquarters of the International Renewable Energy Agency sits beside Leonardo Residence. Masdar City Square provides seven commercial buildings with 50,000 square metres of floor space. Biosphere Labs, opened with M42 and Attentive Science, is described by Masdar City as the GCC’s first commercially scaled shared laboratory.

The result is a resident mix of professionals, researchers, academics, students and airline staff rather than large families. Eedama runs guided tours as the official outreach partner, and there is a visitor centre, so you will also see day visitors coming to look at the architecture.

In short: Walkable, low-rise and quiet, with a resident mix weighted towards professionals, academics and airline staff.

What is the Masdar City Free Zone?

A business free zone inside the district, aimed at technology, energy and research companies. It offers one-stop business support, access to networks and investors, and research partnerships.

This matters to residents and investors for one reason: it puts employers inside the area. People who work in the free zone or at the research institutions can live a short walk from their desk. That is rare in Abu Dhabi, and it keeps rental demand steady from a professional tenant base.*

The free zone has expanded its reach abroad, including offices in China. For anyone weighing the area as an investment, that expansion is a signal about the direction of the commercial side, which is what underpins the residential demand.*

In short: A technology and energy free zone inside the district, which puts employers within walking distance of the apartments.

Who does Masdar City suit?

• Professionals and researchers working in the free zone or at the institutions in the district
• Academics and postgraduate students connected to the Masdar Institute campus
• Airline and airport staff, given how close the airport is
• Couples and small families who want an apartment with low running costs
• Anyone who wants to walk to shops, a gym and a park rather than drive
• Investors looking for green-certified stock with a professional tenant base

Who might prefer somewhere else?

Masdar City is apartments only, so families set on a villa with a private garden should look at the mainland suburbs instead. Khalifa City and Mohammed Bin Zayed City are closest. Zayed City and Al Shamkha are the newer planned alternatives, and Al Reef and Al Ghadeer sit further out at lower cost.

Anyone who wants a beach on the doorstep or a wider choice of restaurants should look at the waterfront areas. Al Raha Beach is the nearest, with Al Reem Island, Yas Island and Saadiyat Island the island options at higher cost. If you are weighing several areas, start with our guide to the best areas for families in Abu Dhabi.

In short: If you need a villa or a beach at the door, look at the mainland suburbs or the waterfront areas instead.

Is Masdar City a good investment?

It is an apartment yield play with an unusual tenant base, and the tenant base is the interesting part.

Most Abu Dhabi rental areas draw from the general market. Masdar City draws from employers inside the district itself: the free zone companies, the research institutions, and the airline crew accommodation built there on purpose. Tenants who can walk to work tend to renew, and that lowers turnover and void risk.*

The green certification adds a second layer. Corporate tenants increasingly have their own environmental reporting to satisfy, and housing staff in LEED Platinum or high Pearl-rated buildings helps them do it. That is a demand driver most Abu Dhabi stock simply cannot offer.*

The structural point to understand is that Masdar City is apartments only. There is no villa market here, so the area will not follow villa price cycles, and your comparison set is other apartment districts rather than the mainland villa suburbs.

Address Point Properties can tell you which buildings currently have stock available to buy, what they transact at, and what rents and yields are realistically achievable.

In short: An apartment yield play with green certification and employers inside the district. No villa market, so it moves with apartment stock, not villas.

How do you get around Masdar City?

Inside the district, on foot. Masdar City was laid out so homes, shops, parks and offices sit within walking distance of each other, and that is the main way residents move around day to day.

Outside it, by car, like the rest of the Abu Dhabi mainland. The residential buildings face Airport Road and Boulevard Road, which connect to the main highway network. Central Residence provides structured parking. Abu Dhabi’s public buses serve the mainland areas, with routes set by the Integrated Transport Centre, so check current timetables with the operator.

The walkability is a genuine difference rather than a marketing line. In most Abu Dhabi areas you drive to buy milk. Here you do not. But you will still drive to get anywhere else in the city.

In short: Walkable inside the district, car-dependent outside it, like the rest of the mainland.

FAQ — Masdar City

What is Masdar City?

Masdar City is a sustainable urban community and business free zone in Abu Dhabi, built around low-energy buildings and walkable streets. It is a subsidiary of Mubadala Investment Company, and it describes itself as a sustainable urban community and a world-class business free zone and technology hub.

Masdar City states that its buildings use 40% less energy and water than comparable buildings, and construction uses low-carbon cement and 90% recycled aluminium. The whole development works towards Net Zero by 2050. It combines three things on one site. There are residential apartment buildings, a free zone for technology and energy companies, and research institutions. Those include the Masdar Institute campus and the headquarters of the International Renewable Energy Agency.

Are there villas in Masdar City?

No. Masdar City is apartments only. Homes range from studios up to three bedrooms, with some one- and three-bedroom duplexes at Al Mahra Residence, across a set of mid-rise buildings of six to nine storeys. If you want a villa with a private garden, look at the mainland suburbs. Khalifa City and Mohammed Bin Zayed City are closest. Zayed City and Al Shamkha are the newer planned communities. Al Reef and Al Ghadeer sit further out at lower cost. This is how the area is built, not a stage it will grow out of. So settle early whether an apartment works for your household.

Is Masdar City cheaper to live in?

Running costs should be lower, because of how the buildings are designed. Masdar City states that its buildings use 40% less energy and water than comparable buildings, and in Abu Dhabi air conditioning is the single largest line in most utility bills. A building designed to cut that changes what you pay each month. Several buildings hold Estidama 3 Pearl ratings, and Eco-Residences 1 holds both LEED Platinum and 3 Pearls.

Rent itself is a separate question and depends on the building, the size and the current market, so ask for live figures rather than assuming. When you view, ask specifically whether cooling is billed separately from the rent, and if it is, what recent bills have looked like for that unit. Address Point Properties can give you current rents by building.

Who lives in Masdar City?

The resident mix leans towards professionals, researchers, academics, students and airline staff rather than large families, and that follows directly from what is in the district. The Masdar City Free Zone puts technology and energy employers on site. The Masdar Institute campus brings academics and postgraduate students. The headquarters of the International Renewable Energy Agency is in the district.

And Eco-Residences 1 was built as Abu Dhabi’s first purpose-built accommodation for Etihad cabin crew, which reflects how close the airport is. The result is an area where a large share of residents walk to work. That is rare in Abu Dhabi, and it gives the district a different feel from the suburbs around it.

What does the Estidama Pearl rating mean?

Estidama is Abu Dhabi’s own green building rating system, and buildings are rated from 1 to 5 Pearls, with higher being better. Most residential buildings in Masdar City hold 3 Pearls, including Oasis 1 Residences, Oasis 2, Plaza and Eco-Residences 1. Masdar City Square, the commercial development in the district, is described by Masdar City as the first Estidama 5 Pearl-rated development in the UAE.

LEED is the international equivalent system and Platinum is its top tier; Eco-Residences 1 holds LEED Platinum alongside its 3 Pearls, which is an unusual combination in rental housing. For a resident the meaning is simpler than the ratings suggest. The building is designed to use less energy and water, which should show up in lower cooling bills.

Where exactly is Masdar City?

Masdar City is on the Abu Dhabi mainland, close to Zayed International Airport. The main residential buildings, including Oasis 1 Residences and Oasis 2, face Boulevard Road and Airport Road, which connects the district to the wider highway network. The nearest large residential districts are Khalifa City and Mohammed Bin Zayed City, with Al Matar as the airport district.

Sheikh Mohammed Bin Zayed Road (E311) runs across the mainland and on towards Dubai, and the Maqta crossings at Al Maqtaa take you onto Abu Dhabi island. In practice that means a short run to the airport and an easy drive to the mainland suburbs. If you commute onto the island at rush hour, expect the usual bridge traffic.

Is Masdar City good for families?

It suits couples and small families who are happy in an apartment. It suits families who want a villa with a garden less well, because there are no villas in Masdar City. Walkability is what works in its favour. Central Residence has family parks, a running track and sports facilities on site. Leonardo Residence opens onto the green belt park. My City Centre Masdar covers shopping.

Being able to reach a park or a shop on foot rather than by car is unusual in Abu Dhabi and is genuinely useful with young children. Families who need villa space and a denser cluster of schools nearby usually look at Khalifa City or the other mainland suburbs instead. Our guide to the best areas for families in Abu Dhabi compares the options.

Can foreigners buy property in Masdar City?

In Abu Dhabi, buyers of any nationality can own property outright in certain designated zones and developments rather than everywhere. So what matters is the specific building, not the area in general. Masdar City is apartments only, and ownership differs between buildings. Some are held by institutional owners rather than sold to individual buyers.

Masdar Green REIT, for example, owns both Eco-Residences developments. Ownership rules, designated zones and the property values that qualify for long-term residency are set by federal and emirate authorities. They have changed more than once, so confirm what applies now before committing. Address Point Properties can tell you which buildings in Masdar City currently have stock available to buy.

What is the Masdar City Free Zone?

It is a business free zone inside the district, aimed at technology, energy and research companies, offering one-stop business support, access to networks and investors, and research partnerships. For a resident or investor the significance is straightforward: it puts employers physically inside the residential area. People working in the free zone or at the research institutions can live a short walk from their desk.

That keeps rental demand coming from a professional tenant base rather than the general market.* The free zone has also expanded its presence abroad, including offices in China. Masdar City Square provides the commercial space: seven buildings and 50,000 square metres of floor area. Biosphere Labs, opened with M42 and Attentive Science, is described as the GCC’s first commercially scaled shared laboratory.

Can you visit Masdar City if you do not live there?

Yes. Masdar City is open to visitors and has a visitor centre, and Eedama is named as its official outreach and educational partner, running guided tours of the district. My City Centre Masdar is open to the public for shopping, and the restaurants and cafés in the district serve visitors as well as residents.

The architecture and the sustainability design are the main draw, and the district receives day visitors who come specifically to see how it was built. If you are thinking of moving there, visit first. Walk between the buildings, the park and the shops at the time of day you would normally be out. Do it in the season you plan to move in, because Abu Dhabi summers change how walkable anywhere feels.

Summary

Masdar City is Abu Dhabi’s purpose-built sustainable district, on the mainland close to Zayed International Airport and off Airport Road. It is a subsidiary of Mubadala Investment Company. It combines residential apartments, the Masdar City Free Zone, and research institutions. Those include the Masdar Institute campus and the headquarters of the International Renewable Energy Agency.

Homes are apartments only, from studios to three-bedroom duplexes, across mid-rise buildings. Oasis 1 Residences is the largest at nine storeys and 612 apartments. Eco-Residences 1 holds LEED Platinum and 3 Pearls under Estidama and was built as Abu Dhabi’s first purpose-built Etihad cabin crew accommodation. Masdar City states its buildings use 40% less energy and water than comparable buildings, and the district works towards Net Zero by 2050. My City Centre Masdar serves the district for shopping.

It suits professionals, academics, airline staff, couples and small families who want a walkable apartment with low running costs. Families set on a villa should look at Khalifa City or Mohammed Bin Zayed City instead. For current availability and rents in Masdar City, contact Address Point Properties.

Find a home in Masdar City with Address Point Properties

Address Point Properties works across Masdar City and the surrounding mainland areas. Masdar City is a small district with a limited number of buildings, which means stock moves quickly and much of it never reaches a public listing. We can tell you which buildings currently have apartments available to rent or buy, how they differ, and what you should expect to pay.

Message Address Point Properties on WhatsApp  or visit  approperties.ae.

Market observations marked with an asterisk (*) are indicative only, derived from market research, and are subject to change without notice. They do not constitute an offer, a valuation or financial advice. Building specifications, unit counts, ownership, green certifications and amenities are as published by Masdar City and are subject to change; confirm these directly. Estidama Pearl and LEED ratings are awarded by their respective bodies. Energy and water performance figures are as stated by Masdar City.

Public transport routes, frequencies and fares are set by the Integrated Transport Centre. Property ownership rules, designated freehold zones and long-term residency thresholds are set by federal and emirate-level authority and are subject to change. This guide reflects conditions as at October 2026. Prospective buyers and tenants should verify all details with Address Point Properties before making any decision. Use of this guide is subject to our Terms & Conditions and Privacy Policy.