Noya Viva, Yas Island – Aldar’s Gated Townhouse and Villa Community

Noya Viva is the second phase of the Noya development on Yas Island, developed by Aldar Properties. It delivers 480 homes — two and three-bedroom townhouses and four-bedroom villas — across wide, tree-lined streets in a private gated setting on the northern side of the island. Construction began in Q4 2021 and handovers commenced in Q1 2024.

The community is centred on The Village — a planned civic and lifestyle hub within the development that includes retail shops, cafes, a sports and fitness centre, a mosque, a library, and a British curriculum school operated by Aldar Academies. This level of internal infrastructure makes Noya Viva more self-sufficient than most villa communities on the island.

Noya Viva is a freehold community open to buyers of all nationalities. Properties priced at AED 2,000,000* and above qualify buyers for the UAE Golden Visa. The community sits within the Noya sub-district of Yas Island, alongside the earlier Noya phase and the adjacent Noya Luma development.

Location and Connectivity

Noya Viva occupies the northern side of Yas Island, a quieter and more residential pocket of the island away from the main entertainment cluster to the east. Abu Dhabi International Airport is approximately 10 to 15 minutes by car — a meaningful advantage for residents who travel frequently. Yas Mall is within a five-minute drive. The E10 highway provides direct onward connections to Abu Dhabi city centre, roughly 25 to 30 minutes away, and to Dubai, approximately 50 minutes away.

The immediate neighbourhood includes Noya Luma — the third phase of the Noya development, offering townhouses only — and Yas Acres, the established golf and villa community to the south-west. Water’s Edge, the large canal-front apartment community on Yas Island, is also nearby, along with the under-construction Gardenia Bay development.

Beyond the island, Al Raha Beach is around 15 minutes by car. Khalifa City, one of Abu Dhabi’s main suburban residential and schooling hubs, is accessible in a similar time. Masdar City — Abu Dhabi’s technology and sustainability district — is approximately 20 minutes away.

Property Types and Sizes

Two-Bedroom Townhouses

Two-bedroom townhouses are the most compact option in Noya Viva, suited to couples, small families, or investors seeking an accessible entry price with strong rental potential. Each unit is built over two floors, with an open-plan ground-floor living area and bedrooms above. Sizes start from approximately 1,300 square feet. All townhouses include a private garden, covered parking, and a maid’s room. Smart fixtures and quality fittings are standard throughout.

Three-Bedroom Townhouses

Three-bedroom townhouses are the most popular configuration in the community and account for the bulk of transactions on resale and rental platforms. Sizes range from approximately 1,750 to 2,200 square feet. The layout gives families a dedicated living floor and a separate sleeping floor, with each bedroom benefiting from en-suite or adjacent bathrooms. Private gardens and covered parking are included as standard. Three-bedroom townhouses represent the core of the Noya Viva market.

Four-Bedroom Villas

Four-bedroom villas are the largest property type in Noya Viva, offering standalone homes with private gardens of generous proportions. Sizes extend up to approximately 3,400 square feet. Each villa includes a maid’s room, en-suite bathrooms to all bedrooms, a covered garage, and ample outdoor terrace space. These are the most sought-after units in the community for end-user families who want the space and privacy of a detached home within the convenience of a gated, managed development.

Community Amenities

The Village

The centrepiece of the Noya Viva masterplan is The Village — a dedicated community hub designed to reduce the need for residents to leave the development for daily essentials and leisure. The Village includes retail shops, cafes and food and beverage outlets, a sports and fitness centre, a mosque, a library, and event and gathering spaces. Most significantly, it includes a British curriculum school operated by Aldar Academies, designed to serve the growing family population of the Noya sub-district.

Outdoor and Recreation Facilities

Across the community, residents have access to swimming pools for adults and children, a splash pad, a fully equipped gymnasium, basketball and tennis courts, and a sports hub. There are multiple landscaped parks and gardens distributed throughout the development, along with children’s playgrounds, BBQ and picnic areas, and a cycling and pedestrian trail network that connects the different clusters of the community. Edible gardens and green corridors reinforce the sustainable character of the development.

Gated Security and Community Management

Noya Viva operates as a gated community with 24-hour security. Community management covers maintenance of shared spaces, pools, and landscaping. Each home includes covered parking within the plot. Streets within the community are low-traffic and wide, designed for safe pedestrian and cycling movement. The gated format and community management structure appeal strongly to families with young children and to investors who want a tenanted property maintained to a consistent standard.

Schools Near Noya Viva

The most significant education development for Noya Viva families is the British curriculum school within The Village, operated by Aldar Academies. When fully operational, this will be a walkable option for children within the community — a rare advantage in Abu Dhabi villa communities where schools are almost always a drive away. West Yas Academy, another Aldar Academies school offering the British curriculum from Foundation Stage to Year 13, is within a short drive at approximately 3.5 kilometres.

SABIS International School Yas Island — following the American curriculum from KG1 to Grade 12 — is approximately 2.4 kilometres from Noya Viva. Yas School is also within easy reach on the island. For families seeking a wider range of curricula or established international schools with longer track records, Khalifa City offers several options within a 15-minute drive. Universities including Zayed University and Khalifa University are within 20 to 30 minutes.

Healthcare Near Noya Viva

The nearest hospital to Noya Viva is Burjeel Hospital, approximately 5 kilometres away and reachable in under ten minutes by car. It provides a broad range of specialist, outpatient, and day surgery services. Cleveland Clinic Abu Dhabi on Al Maryah Island is around 20 minutes and offers tertiary and specialist care to international standards.

Medeor Medical Center, adjacent to Yas Mall, is within a short drive. Healthpoint Hospital, which specialises in sports medicine, physiotherapy, and orthopaedics, is well suited to the active lifestyle the community encourages. Medeor Hospital provides accessible outpatient and specialist services for day-to-day healthcare needs.

Getting Around from Noya Viva

Noya Viva is positioned on the north of Yas Island with direct access to the E10 highway, which connects residents to the Abu Dhabi mainland and to Dubai. The airport is 10 to 15 minutes away — one of the shortest airport commutes of any residential community in Abu Dhabi. Yas Mall and the main entertainment cluster on the eastern side of the island are within five to ten minutes by car.

As with all Yas Island communities, traffic can build significantly during Formula 1 Grand Prix weekend in November and during other major island events. For everyday movement within and around the community, the internal cycling and pedestrian network is a practical option. Public bus services link Yas Island to the Abu Dhabi mainland, and ride-hailing is widely available. All homes include covered parking for private vehicles.

Nearby Attractions and Leisure

Noya Viva residents have immediate access to the full range of Yas Island’s leisure offering. Yas Mall — Abu Dhabi’s largest shopping centre — is a five-minute drive. Ferrari World Abu Dhabi, Yas Waterworld, and Warner Bros. World Abu Dhabi are all within ten to 15 minutes. SeaWorld Abu Dhabi is similarly close.

For outdoor leisure, Yas Marina Circuit — host of the Abu Dhabi Formula 1 Grand Prix — is within easy reach. Yas Links Abu Dhabi, an 18-hole championship golf course, is available for residents who want professional-standard golf close to home. Yas Beach provides a beachfront option, and Etihad Arena hosts concerts and major sporting events throughout the year.

Property Prices — For Sale

The following figures are sourced from Bayut and PropertyFinder listing data. All are indicative only, marked with (*), and subject to change. Independent verification with a registered real estate professional is essential before any transaction.

• Overall sale price range: AED 2,140,000* to AED 5,000,000* (Bayut)
• PropertyFinder sale range: AED 2,250,000* to AED 3,980,000* | Average: AED 3,980,000* | Average size: ~2,200 sq ft*
• 2-bedroom townhouses: from approximately AED 2,140,000*
• 3-bedroom townhouses: from approximately AED 1,790,000* (resale) — secondary market listings vary widely based on phase, position and specification
• 4-bedroom villas: from approximately AED 3,500,000* — up to AED 5,000,000*+ for the largest units
• Property size range: approximately 1,300 sq ft to 3,400 sq ft* (PropertyFinder)

Noya Viva launched with a starting price of approximately AED 1,850,000* for off-plan units. The secondary market, now active following Q1 2024 handovers, reflects a meaningful uplift on original launch prices — typical of Aldar communities on Yas Island where demand consistently outpaces supply. Yas Island was the top-ranked area for luxury villa sales in Abu Dhabi during H1 2025 according to Bayut’s market report, and Noya Viva benefits directly from this island-wide demand trend.

Property Prices — For Rent

• Average annual rent across all property types: AED 191,364* (Bayut) | 659 active rental listings on Bayut
• 2-bedroom townhouses: from approximately AED 130,000* to AED 160,000* per annum
• 3-bedroom townhouses: from approximately AED 160,000* to AED 210,000* per annum
• 4-bedroom villas: from approximately AED 220,000* to AED 300,000*+ per annum

The depth of Noya Viva’s rental market — 659 active listings on Bayut — reflects how quickly the community has matured since Q1 2024 handovers. This volume provides buyers with strong comparables for setting competitive rents. Yas Island was the preferred destination for luxury villa renters in Abu Dhabi in H1 2025 (Bayut Rental Report), supporting continued demand. The average annual rent of AED 191,364* across all types reflects a predominantly townhouse market where two and three-bedroom units drive the bulk of rental activity. All figures are indicative only.

Investment Case for Noya Viva

Yield Context

Specific published yield data for Noya Viva is limited, given the community only reached handover in Q1 2024 and its rental market is still maturing. The most relevant benchmark is Bayut’s H1 2025 data showing Yas Island luxury villas achieving a 5.46%* overall yield — the highest of any luxury villa area in Abu Dhabi. Within that island-wide figure, townhouses and smaller villa configurations consistently outperform on yield relative to larger standalone villas. Two and three-bedroom Noya Viva townhouses are well positioned within this dynamic. All yield figures are indicative only.

Capital Appreciation

Noya Viva launched at prices from AED 1,850,000*. The current secondary market starts from AED 2,140,000* to AED 2,250,000* depending on source — representing meaningful capital appreciation for early buyers within a short time frame. Yas Island luxury villas saw listing price growth of 6% to 9%* in H1 2025 (Bayut). Noya Viva, as a recently handed-over community in an active phase of post-handover price discovery, is positioned in the part of the market cycle where appreciation tends to be most active.

Demand Drivers

The Village’s planned British curriculum school, once fully operational, will significantly strengthen Noya Viva’s family appeal and rental demand. Communities with walkable schools command a consistent premium in Abu Dhabi’s villa market. The proximity to the airport — 10 to 15 minutes — is a genuine differentiator for tenant profiles in aviation, logistics, and hospitality. The depth of the existing rental market (659 Bayut listings at the time of writing) confirms active investor activity and healthy occupancy.

Freehold and Golden Visa

Noya Viva is a freehold community open to all nationalities. Properties at AED 2,000,000* and above — which includes three-bedroom townhouses and all four-bedroom villas — qualify for the UAE’s ten-year Golden Visa for buyers and their immediate families. This is a material incentive for international buyers considering the community as a long-term base or investment.

How Noya Viva Compares

Within the Noya sub-district, Noya Viva and Noya Luma are direct siblings. Noya Luma is the later phase, offering townhouses only — no villas. It targets buyers who want a newer handover date and a townhouse-only community. Noya Viva offers broader choice with the addition of four-bedroom villas and The Village hub. Further afield on the island, Yas Park Gate provides Mediterranean-style townhouses and villas next to Yas Park, at a slightly lower entry point from AED 1.74M*. Yas Park Gate suits buyers who prioritise park access; Noya Viva suits those who want a larger community with a broader range of home types and internal amenities.

For buyers weighing Noya Viva against the island’s older villa communities, Yas Acres offers the golf course and canal setting but at a higher price point. The Yas Island vs Saadiyat Island comparison guide is a useful reference for buyers deciding between the island’s two premium residential destinations.

Frequently Asked Questions About Noya Viva

What is Noya Viva?

Noya Viva is the second phase of the Noya development on Yas Island, Abu Dhabi, built by Aldar Properties. It delivers 480 homes — two and three-bedroom townhouses and four-bedroom villas — in a private gated community on the northern side of the island. Construction started in Q4 2021 and handovers began in Q1 2024. The development is centred on The Village, an internal hub that includes shops, cafes, a fitness centre, a mosque, a library, and a British curriculum school operated by Aldar Academies. All homes are freehold, open to all nationalities, and built to sustainable standards with smart fixtures and private outdoor spaces.

What property types are available in Noya Viva?

Noya Viva offers three property types: two-bedroom townhouses, three-bedroom townhouses, and four-bedroom villas. Townhouses are built over two floors with open-plan ground-floor living spaces and private gardens. Three-bedroom townhouses are the most common and most actively traded configuration. Four-bedroom villas are standalone detached homes with larger private gardens, en-suite bathrooms to all bedrooms, maid’s rooms, and covered garages. All properties come with smart fixtures, quality fittings, covered parking, and dedicated outdoor spaces. Sizes range from approximately 1,300 square feet for the smallest townhouses to around 3,400 square feet for the largest four-bedroom villas.

What are the sale prices in Noya Viva?

According to Bayut listing data, sale prices in Noya Viva range from AED 2,140,000* to AED 5,000,000*. PropertyFinder lists properties from AED 2,250,000* with an average around AED 3,980,000*. Two-bedroom townhouses start from approximately AED 2,140,000*, three-bedroom townhouses from approximately AED 1,790,000* on the secondary market (resale), and four-bedroom villas from approximately AED 3,500,000*. The original off-plan launch price was from AED 1,850,000*, and secondary market pricing reflects a premium above launch for most configurations. All figures are indicative only and should be verified with a registered real estate professional.

What are the rental prices in Noya Viva?

The average annual rent across all property types in Noya Viva is AED 191,364* according to Bayut, with 659 active rental listings at the time of writing. Two-bedroom townhouses typically rent from approximately AED 130,000* to AED 160,000* per year. Three-bedroom townhouses range from approximately AED 160,000* to AED 210,000* per year. Four-bedroom villas command from approximately AED 220,000* to AED 300,000*+ annually. These figures represent a market that is still maturing following Q1 2024 handovers. All rental figures are indicative only.

What is The Village at Noya Viva?

The Village is the community focal point of Noya Viva — a planned civic and lifestyle hub located within the development. It includes retail shops, cafes, a sports and fitness centre, a mosque, and a library. The most significant element is a British curriculum school operated by Aldar Academies, intended to serve the growing family population within the Noya sub-district. The Village is designed to reduce residents’ reliance on external services for day-to-day needs. When fully operational, it will give Noya Viva one of the most self-contained internal amenity packages of any villa community on Yas Island — particularly the walkable school, which is rare for Abu Dhabi villa developments.

Is Noya Viva good for families?

Noya Viva is designed with families as its primary audience. The gated, low-traffic street network is safe for children. Multiple pools, splash pads, playgrounds, and landscaped parks are distributed throughout the community. The cycling and pedestrian trail network supports active family living. The planned British curriculum school within The Village will eventually allow children to walk to school — a major draw for families with primary-age children. SABIS International School is 2.4 kilometres away and West Yas Academy is 3.5 kilometres away, both reachable in under ten minutes. The four-bedroom villa format is well suited to larger families who need space and private garden access.

When were Noya Viva handovers?

Construction of Noya Viva began in Q4 2021. Handovers commenced in Q1 2024, with the majority of units completing between early 2024 and mid-2024. The community is now largely occupied and its secondary sale and rental markets are active. Buyers entering the market today are purchasing resale properties rather than off-plan units — meaning immediate occupancy or rental income is available without a construction wait. The active rental market, with 659 listings on Bayut at the time of writing, confirms that occupancy across the community has progressed quickly since handover.

What is the investment return in Noya Viva?

Specific published yield data for Noya Viva is not yet widely available given the community’s recent handover. The most relevant reference point is the Yas Island luxury villa benchmark of 5.46%* as reported by Bayut for H1 2025, which was the highest luxury villa yield of any area in Abu Dhabi. Within that benchmark, smaller townhouse configurations tend to achieve higher yields than larger villas on a gross percentage basis. Early buyers who purchased at launch prices from AED 1,850,000* and are now seeing secondary market values from AED 2,140,000* to AED 2,250,000* have already experienced meaningful capital appreciation. All investment figures are indicative only and not a guarantee of future returns.

How does Noya Viva compare to Noya Luma?

Noya Viva and Noya Luma are both Aldar developments within the Noya sub-district on Yas Island, but they serve slightly different buyer needs. Noya Viva is the larger community with 480 homes, includes four-bedroom villas alongside townhouses, and benefits from The Village hub with its school, retail, and leisure facilities. Noya Luma is a townhouse-only development — a smaller, more focused community for buyers who specifically want a townhouse format in the same neighbourhood. Both are freehold, gated, and built to the same sustainable design standards. The choice typically comes down to whether a buyer wants the villa option and The Village infrastructure of Noya Viva, or the more compact, townhouse-focused format of Noya Luma.

Is Noya Viva freehold?

Yes. Noya Viva is a freehold community, open to buyers of all nationalities. This means buyers own their property outright without time restrictions or residency requirements for the ownership itself. Properties purchased at AED 2,000,000* or above — which includes three-bedroom townhouses and all four-bedroom villas — qualify the buyer and their immediate family for the UAE Golden Visa, a ten-year renewable residency permit. This applies regardless of whether the buyer is resident in the UAE or purchasing as an overseas investor. The freehold status and Golden Visa eligibility are consistent with all residential communities developed by Aldar on Yas Island.

What schools are near Noya Viva?

The most notable school development for Noya Viva is the planned British curriculum school within The Village, operated by Aldar Academies, which will eventually be walkable from most homes in the community. Currently operational schools nearby include West Yas Academy (British curriculum, 3.5 km), SABIS International School Yas Island (American curriculum, 2.4 km), and Yas School. Khalifa City’s range of international schools is accessible within 15 minutes by car. For healthcare, Burjeel Hospital is the closest major facility at around 5 kilometres. Cleveland Clinic Abu Dhabi is around 20 minutes for more specialist or tertiary needs.

Summary

Noya Viva is one of the most complete villa communities to have launched on Yas Island in recent years. Its combination of 480 homes, The Village hub — including a British curriculum school — and a gated, tree-lined environment places it firmly in the upper tier of family-oriented villa communities in Abu Dhabi. Since Q1 2024 handovers, the secondary market has matured quickly, with 659 rental listings and secondary sale prices showing meaningful appreciation above original launch levels.

For investors, the Yas Island villa benchmark of 5.46%* ROI — the highest luxury villa yield in Abu Dhabi in H1 2025 — combined with a 6% to 9%* capital appreciation trend, makes Noya Viva a compelling entry. The airport proximity, walkable school pipeline, and strong tenant demand from families and aviation professionals underpin the investment case further. All pricing and yield data is indicative only and subject to market change.

Buyers comparing Noya Viva against Yas Island’s other villa options will find detailed context in the Al Reem Island vs Yas Island comparison guide. Buyers who want a standalone villa community on the island with a different character should also review Yas Park Views, which offers larger three to five-bedroom villas next to Yas Park.

Price data sources: Bayut – Noya Viva for Sale | Bayut – Noya Viva for Rent | PropertyFinder – Noya Viva | Aldar – Noya Viva

* All prices, yields, and market figures are sourced from third-party property listing platforms and market reports. They are indicative only and do not constitute financial, investment, or legal advice. Property values and rental rates are subject to change. Prospective buyers and investors should conduct independent due diligence and seek professional guidance before making any property-related decisions.