Mayan 2 – Aldar’s Beachfront Apartments on Yas Island, Abu Dhabi

Mayan 2 is one of five residential buildings that make up the Mayan complex by Aldar Properties on Yas Island, Abu Dhabi. The building contains basement, ground floor, ten residential storeys, and two roof levels and sits within a completed beachfront complex that spans a total of 774,883 square feet on the southwest corner of the island, directly adjacent to Yas Links Abu Dhabi golf course and within walking distance of Yas Beach. Mayan was completed in 2020 and is a ready-to-move-in freehold development open to all nationalities.

Mayan 2 is one of the two tallest buildings in the Aldar Properties Mayan complex on Yas Island. Along with Mayan 3, it rises to basement level, ground floor, ten residential storeys, and two roof floors — the maximum height within the complex — giving upper-floor units the most expansive panoramic views of the Arabian Gulf, mangroves, and Yas Links golf course available within Mayan.

The five Mayan buildings together contain 512 residential units — a mix of studios, one to four-bedroom apartments, and three-bedroom beach houses. Each building contributes approximately 100 units to that total. Every unit in Mayan includes a balcony or terrace, panoramic windows, double glazing with quality sound insulation, and a fully equipped kitchen. Views from Mayan 2 encompass panoramic Arabian Gulf and mangrove views given its elevated height, the tallest position in the northern cluster of the Mayan complex — the specific view from any individual unit depends on its floor and orientation within the building.

The Mayan Complex — Five Buildings, One Community

All five Mayan buildings share the same community infrastructure, amenities, and management. Mayan 2 residents have access to the same beach, pools, gym, and ground-floor retail as residents of Mayan 1 through 5. The buildings are not gated separately — the complex operates as a single community. This means that choosing Mayan 2 over another Mayan building is primarily a decision about floor level, view orientation, unit type availability, and asking price for that specific building rather than a choice about access to a different set of amenities.

The complex occupies a distinctive position on Yas Island: it is the only completed Aldar residential community with direct beach access and immediate golf course adjacency in the same development. No other Yas Island community offers both a beachfront location and views of a championship golf course from the same building. Ansam is also golf course-adjacent but does not have the same beach proximity. Water’s Edge is canal-front but not beachfront.

Mayan 2 — Building Specifications

Key facts about Mayan 2:

• Building height: 12 levels (including roof floors)
• Developer: Aldar Properties
• Complex: Mayan (5 buildings total, 512 units)
• Location: Southwest Yas Island, adjacent to Yas Links Abu Dhabi and Yas Beach
• Completion: 2020 (ready to move in)
• Ownership: Freehold — all nationalities
• Unit types: Studios, 1–4 bedroom apartments, 3BR beach houses (ground floor)
• Size range: 452 sq ft (studios) to 9,073 sq ft (beach houses)
• All units: balcony or terrace, panoramic windows, double glazing, fully equipped kitchen
• 2–4BR apartments and beach houses: maid’s room included
• Parking: underground, allocated by unit type
• Service charge: AED 12* per sq ft p.a.

Unit Types and Sizes

Studios

Studios in the Mayan complex start at approximately 452 square feet. They are the entry point to Mayan’s beachfront address and offer the best yield potential on a per-square-foot basis. Studios include a balcony, panoramic windows, and access to all community amenities including the beach, pools, gym, and ground-floor Carrefour supermarket. They are suited to single professionals, investors prioritising yield, and buyers who want Yas Island’s most premium beachfront-golf community at the lowest accessible price point.

1–2 Bedroom Apartments

One-bedroom apartments range from approximately 740 to 950 square feet and are the most traded unit type in the Mayan secondary market. They include the standard Mayan specification: fully equipped kitchen, built-in dressing room, balcony, panoramic windows, and one allocated underground parking space. Two-bedroom apartments add a second bedroom, a maid’s room, and an additional bathroom, with sizes typically in the range of 1,200 to 1,700 square feet. Two-bedroom units have two allocated parking spaces.

3–4 Bedroom Apartments

Three and four-bedroom apartments in Mayan are large, premium units designed for families or buyers who want significant space in a beachfront address. Three-bedroom apartments include a maid’s room, three bathrooms, and three parking spaces. Four-bedroom apartments are the largest non-beach-house units in the complex and can reach approximately 4,000 to 6,000 square feet in the upper configurations. Maid’s rooms and private terraces are standard across these larger units.

Beach Houses (3 Bedrooms)

Three-bedroom beach houses — the premium ground-level residences with large private terraces and provision for a private pool — are associated with the Mayan buildings closest to the beachfront. Buyers specifically seeking a beach house in this building should confirm current availability with Aldar Properties, as beach house unit allocation by building is not confirmed in public-domain information.

Beach houses are the flagship product of the Mayan complex and the most sought-after unit type in the development. They are ground-floor residences with direct outdoor access, a large private terrace, a maid’s room with bathroom, private parking, and a provision for a private swimming pool. Sizes reach up to 9,073 square feet. They represent a fundamentally different product from the apartments above — more akin to a private villa with beach access than a standard apartment in a high-rise tower. Secondary market asking prices for beach houses reflect this premium positioning.

Views from Mayan 2

Mayan is unique among Yas Island residential communities in that units face one of three distinct premium views depending on orientation: the Arabian Gulf and mangroves to the west, the Yas Links Abu Dhabi golf course to the east, or a combination of both for corner units. Mayan 2 offers primarily panoramic Arabian Gulf and mangrove views given its elevated height, the tallest position in the northern cluster of the Mayan complex. Within the building, lower floors have partially obscured views due to landscaping and adjacent structures; upper floors command the most expansive outlooks. 

Golf course-facing units in Mayan command a 10 to 15%* rental premium over non-view units, according to market commentary from real estate agencies active in the community. Dual-view units — where both the gulf and the golf course are visible from a single apartment — achieve the highest rents and resale premiums in the complex. Buyers and investors should clarify specific unit orientation and floor level when comparing prices.

Community Amenities — Shared Across All Five Mayan Buildings

Beach Access

Mayan residents have direct access to the beach adjacent to the complex. Beach club membership — including access to Yas Beach’s facilities — is available for purchase through the beach club operator. This is not a public beach: the development does not include unrestricted public beach access, but the proximity and the membership option make the Mayan beach experience more accessible than any other Yas Island apartment community.

Swimming Pools

The Mayan complex has adult and children’s swimming pools within the shared community space. The pools are maintained by the community management and are available to all residents of all five buildings. The community’s resort-style pool environment is one of the most cited resident amenities in the complex.

Gym, Sauna, and Steam Rooms

A fully equipped gym is available to all Mayan residents, alongside sauna and steam bath facilities. These are shared amenities across the five-building complex — residents of Mayan 1 through 5 use the same gym and wellness facilities.

On-Site Retail — Carrefour Supermarket

A Carrefour supermarket operates within the Mayan ground floor, providing daily grocery shopping without leaving the development. This is a notable convenience for a residential community on Yas Island and reduces the need to drive to Yas Mall or other island retailers for everyday shopping.

BBQ Areas and Children’s Play Zones

Shared BBQ facilities and dedicated children’s play areas are distributed across the Mayan complex’s outdoor communal spaces. These are designed for year-round outdoor living — a lifestyle emphasis consistent across the Aldar Properties portfolio on Yas Island.

Underground Parking

All Mayan units include allocated underground parking: one space for studios and one-bedroom units, two spaces for two-bedroom units, and three spaces for three-bedroom and larger units and beach houses.

Schools Near Mayan

The closest schools to Mayan are Yas School, SABIS International School Yas Island, and West Yas Academy — all within 10 to 15 minutes by car via the island’s internal road network. Blossom Nursery at Water’s Edge and Yellow Submarine Nursery at West Yas are the nearest early years options.

For families requiring a wider range of curricula, Khalifa City on the Abu Dhabi mainland — approximately 20 minutes by car — hosts British, American, IB, French, and other international curricula options. Raha International School at Al Raha Beach is approximately 15 minutes and covers British and IB curricula.

Healthcare Near Mayan

Yas Marina Circuit Medical Center is the closest on-island primary care facility. Burjeel Hospital — the nearest major private hospital — is approximately five to eight minutes by car. Bioclinic Medical Center, referenced specifically near the Mayan complex, provides outpatient specialist services at close range. Aldar’s own documentation lists Medeor Medical Center and Cleveland Clinic Abu Dhabi as accessible within 10 to 20 minutes for specialist and tertiary care respectively.

Healthpoint Hospital — a specialist sports medicine and orthopaedic facility on Yas Island — is well-suited for residents who are active and use the beach, golf, and gym facilities regularly.

Getting Around from Mayan

Mayan is located in the southwest of Yas Island near Al Falah Road, which connects northward through the island and westward to the mainland via the E10 and E11 highways. Abu Dhabi International Airport is approximately 15 minutes by car. Abu Dhabi city centre is 20 to 30 minutes. Dubai is approximately 50 minutes. Two bus stops — Yas Drive/Hotel Plaza and Yas Drive/Yas Hotels — are within walking distance and serve bus routes to Abu Dhabi Central Bus Station. Ride-hailing services operate across the island. The Formula 1 Grand Prix weekend in November creates significant island-wide traffic; residents of Mayan are closer to the circuit than most other Yas Island communities and may experience higher traffic impact on race days.

Nearby Attractions

Mayan’s southwest position puts it within 5 to 10 minutes by car of Ferrari World Abu Dhabi, Yas Waterworld, Warner Bros. World Abu Dhabi, and Yas Mall. The Yas Bay Waterfront boardwalk — with 20+ restaurants, a beach club, and Etihad Arena — is approximately 10 to 15 minutes by car or accessible by bicycle along the island’s coastal paths.

Yas Marina Circuit — the Formula 1 circuit — is immediately adjacent to the Mayan development, with the track visible from upper floors. Yas Links Abu Dhabi golf course is directly opposite Mayan and is one of the UAE’s premier championship courses. Golf club membership is not included with Mayan ownership but is available for purchase through the club operator.

Property Prices in Mayan — For Sale

Mayan is a completed, secondary market community.

Listing data must be independently verified. Prices will vary by building, floor, orientation, and unit condition.

Sale prices across the Mayan complex (Current listings):

• Studios: from approximately AED 850,000*–1,100,000*
• 1-bedroom apartments: from approximately AED 695,000*–1,300,000* (secondary market range)
• 2-bedroom apartments: from approximately AED 1,800,000*–2,500,000*
• 3-bedroom apartments: from approximately AED 2,500,000*–4,500,000*
• 4-bedroom apartments: from approximately AED 4,500,000*–7,800,000*
• 3-bedroom beach houses: up to approximately AED 9,000,000* for premium units
• Average asking price across all Mayan units: AED 3,145,515*
• Price range: AED 1,400,000*–9,000,000*

Mayan is positioned at the premium end of the Yas Island apartment market. Entry-level pricing for one-bedroom units is higher than comparable buildings at Water’s Edge or Gardenia Bay, reflecting the beachfront and golf course position. The beach houses at the top end of the range are among the most expensive apartment-style properties on Yas Island.

Rental Prices in Mayan

Mayan is an established rental community with active listings. All figures are indicative and must be verified.

Asking rents across the Mayan complex:

• Studios: from approximately AED 80,000*–100,000* p.a.
• 1-bedroom apartments: from approximately AED 75,000*–115,000* p.a.
• 2-bedroom apartments: from approximately AED 130,000*–180,000* p.a.
• 3-bedroom apartments: from approximately AED 180,000*–260,000* p.a.
• 3-bedroom beach houses: from approximately AED 280,000*–350,000* p.a.
• Average annual rent across all Mayan units: AED 186,826*
• Range: AED 80,000*–350,000* p.a.

Golf course-facing and Gulf-facing units command a 10 to 15%* rental premium over non-view equivalents. Dual-view units achieve the highest rents in the building. The average across all Mayan units of AED 186,826* positions Mayan well above the island-wide apartment average of approximately AED 90,000*–120,000*, reflecting the premium location and finishes.

Investment Case

Established 7%* ROI

The Mayan complex has an established reported ROI of approximately 7%* — a high-than-average figure for Abu Dhabi and one of the strongest returns among completed beachfront communities in the emirate. This figure reflects the combination of premium rental rates (driven by the beach, golf, and mangrove views) and the fact that Mayan’s completed status means no off-plan risk remains.

Dual-View Premium

Units in the Mayan complex that face both the Arabian Gulf and the Yas Links golf course command a 10 to 15%* rental and resale premium over single-view equivalents. Within each building, upper-floor corner units are the most sought-after. For investors seeking the strongest yield and capital appreciation, specifying a dual-view unit is a meaningful differentiator at the time of purchase.

Short-Term Rental Potential

Mayan’s resort-style amenities — beach access, pools, gym, sauna, golf course adjacency — make it one of the strongest Yas Island communities for Airbnb-style short-term rentals, particularly during the Formula 1 Grand Prix in November and major concerts at Etihad Arena. During F1 weekend, daily rates in beachfront Yas Island apartments can be 30 to 40% above normal monthly equivalents. Mayan’s proximity to the circuit amplifies this effect.

Golden Visa Eligibility

Units priced at AED 2,000,000 or above qualify the purchaser for a UAE 10-year Golden Visa under the Real Estate Investment visa programme. At Mayan’s current pricing levels, this threshold is met by most two-bedroom apartments, three-bedroom apartments, four-bedroom apartments, and all beach houses. Studios and entry-level one-bedroom units may not meet the threshold. Buyers should confirm current eligibility rules with a licensed UAE property adviser.

How Mayan Compares to Other Yas Island Communities

Mayan is the only completed freehold apartment complex on Yas Island with both direct beach access and an immediate golf course view. Its closest competitor for the premium apartment buyer profile is Ansam — also golf course-adjacent with Andalusian-inspired architecture — but Ansam does not have the same beachfront position. For buyers who prioritise beach access above all, Mayan is in a structurally superior location within the island. For buyers who prioritise newer finishes, larger unit counts, and lower entry prices, Gardenia Bay (off-plan, Q2 2027 handover) and Water’s Edge (canal-front, ready) are the most relevant alternatives.

The Yas Island vs Saadiyat Island guide covers the emirate-wide comparison for buyers weighing Yas Island against Saadiyat’s premium branded villa and apartment communities. The Al Reem Island vs Yas Island guide is relevant for buyers comparing Mayan-style beachfront apartments to the city-centre apartment market.

Frequently Asked Questions

What is Mayan 2 and who developed it?

Mayan 2 is the second of five residential buildings in the Mayan complex, developed by Aldar Properties on the southwest corner of Yas Island in Abu Dhabi. The five-building complex was completed in 2020 and contains 512 total residential units across studios, one to four-bedroom apartments, and three-bedroom beach houses. Mayan 2 is a freehold building open to all nationalities. All five Mayan buildings share the same community amenities — beach access, pools, gym, sauna, BBQ areas, children’s play zones, and an on-site Carrefour supermarket. The buildings are managed as a single community rather than as separate gated developments.

What are the best views in Mayan and which units get them?

The Mayan complex offers three distinct view types: the Arabian Gulf and mangroves to the west, the Yas Links golf course to the east, and dual-view from corner units that face both. Upper floors in all buildings have the most expansive outlooks. Golf course-facing units tend to command slightly lower prices than Gulf-facing units in the market, but dual-view corner units — where both the sea and the golf course are visible — achieve the highest premiums. Ground-floor beach houses have direct outdoor access rather than elevated views. Buyers and investors should verify the specific orientation and floor of any unit before purchasing, as view quality varies significantly within the same building.

Is there a beach at Mayan and is it private?

Mayan has direct access to the beach adjacent to the complex, but it is not a fully private beach in the sense that no beach club membership is bundled with apartment ownership. Access to Yas Beach’s organised beach club facilities — sun loungers, F&B service, water sports equipment — requires a paid membership available through the beach club operator. The beach itself is accessible to Mayan residents by walking from the development. No other Yas Island apartment complex is positioned as close to a beach without requiring a car journey.

What are the sale prices in Mayan?

In the active secondary market, Mayan units are listed within a price range of approximately AED 1,400,000* to AED 9,000,000*. The average asking price across all listed units is approximately AED 3,145,515*. Entry-level one-bedroom units start from approximately AED 695,000*–1,300,000* depending on floor and condition. Three-bedroom beach houses at the premium end reach approximately AED 7,780,000*–9,000,000*. Mayan is priced at the top end of the Yas Island apartment market, reflecting its beachfront-golf course positioning among completed communities.

What is the rental yield at Mayan?

The reported ROI for the Mayan complex is approximately 7%*, which is above the Abu Dhabi average and one of the strongest among completed beachfront communities in the emirate. Rental prices range from approximately AED 80,000* per year for studios to AED 350,000* for premium beach houses. The average annual rent across all units is approximately AED 186,826*. Golf and Gulf dual-view units achieve 10 to 15%* rental premiums over non-view equivalents. These figures are indicative and should be verified against current live listings.

Can I buy a property in Mayan as a foreign national?

Yes. Mayan is a freehold development, which means it is fully open to purchase by non-UAE nationals with 100% ownership rights. Abu Dhabi opened the Mayan community to all nationalities — it was originally targeted at UAE nationals and GCC citizens only during the first sales phase. Foreign buyers receive a title deed conferring full ownership rights, including the right to sell, lease, and inherit the property. Buyers who invest AED 2,000,000 or more are eligible to apply for a UAE 10-year Golden Visa under the Real Estate Investment pathway. Most two-bedroom and larger units in Mayan meet this threshold at current prices.

What is the service charge at Mayan?

The service charge at Mayan is approximately AED 12* per square foot per year. For a one-bedroom apartment of approximately 900 square feet, this equates to approximately AED 10,800* per year. For a three-bedroom beach house of approximately 4,000 square feet, it equates to approximately AED 48,000* per year. The service charge covers community maintenance, security, shared amenity upkeep (pools, gym, landscaping), and building management. Within individual units, district cooling consumption charges are paid by the occupant separately from the service charge.

How close is Mayan to the Formula 1 circuit?

Yas Marina Circuit is immediately adjacent to the Mayan complex — upper-floor units in the buildings closest to the track can see the circuit layout. During the Formula 1 Abu Dhabi Grand Prix weekend in November, the circuit is within a short walk of Mayan. This proximity is a significant short-term rental asset: F1 weekend is the single largest accommodation demand spike on Yas Island, and beachfront circuit-adjacent apartments like those in Mayan command substantial premiums on short-term rental platforms during that period. Year-round, the circuit hosts motorsport events, driving experiences, and the Abu Dhabi Festival of Speed, all accessible on foot for Mayan residents.

What is the difference between Mayan 1, 2, 3, 4, and 5?

All five Mayan buildings share the same amenities, the same community management, and the same overall quality standard — they are part of one integrated development by Aldar Properties. The primary differences are: (1) Buildings 2 and 3 are the tallest, rising to twelve levels including two roof floors, giving upper units the most expansive views; (2) Building position within the complex affects which direction each building faces most prominently — western buildings face the Gulf and mangroves, eastern buildings face the golf course; (3) Beach houses — the ground-floor premium residences — are likely concentrated in the buildings closest to the beachfront; (4) Unit availability and asking prices vary by building and floor. For buyers comparing Mayan buildings, the most important variables are floor level, specific unit orientation (Gulf vs golf vs dual view), and which unit types are currently available in the secondary market.

Summary

Mayan 2 is part of Yas Island’s most distinctive beachfront apartment community — the only completed complex on the island with direct beach access and immediate adjacency to a championship golf course in the same development. For buyers and investors who want a premium, ready-to-move-in freehold apartment on Yas Island, Mayan offers a combination of lifestyle features — beach, golf, mangroves, resort amenities, Formula 1 circuit proximity — that no other completed apartment community on the island matches. The trade-off is price: Mayan is the most expensive completed apartment community on the island, with average asking prices of AED 3.1M* and beach houses approaching AED 9M*.

For buyers who want the Mayan lifestyle at a lower entry point, Ansam offers golf course adjacency at lower price points. For buyers who want a waterfront apartment at a more accessible price, Water’s Edge on the canal and Gardenia Bay (off-plan, 2027) are the primary alternatives.

Sources: Aldar Properties – Mayan Official Page * All prices, rental figures, and market data are sourced from Bayut and PropertyFinder listing data and third-party agency reports. Mayan is a secondary market community — prices reflect live asking prices and may differ from achieved transaction prices. Service charge of AED 12/sq ft is approximate and subject to annual review by the community management. ROI figures are indicative estimates from market sources and do not constitute a guarantee of investment return. All figures must be independently verified. This guide does not constitute financial, investment, or legal advice. Prospective buyers and tenants should conduct their own due diligence and consult a licensed professional before making any property-related decision.