Yas Island

Yas Island at a Glance

Yas Island is Abu Dhabi’s premier leisure, entertainment and residential destination, spanning 25 square kilometres of strategically developed land in the emirate’s eastern reaches. Named after the Bani Yas tribe — one of the founding clans of the UAE — the island has grown from a largely barren, low-lying landmass into one of the world’s most recognised tourism addresses. It is home to a cluster of globally ranked theme parks, a Formula 1 circuit, Abu Dhabi’s largest shopping mall, world-class hotel brands, a maturing residential base of tens of thousands of residents and a growing commercial sector anchored by a government-backed media free zone.

Development was formally initiated in 2006 under the stewardship of two complementary development entities: Aldar Properties as the island’s residential and retail master developer, and Miral as the leisure, entertainment and destination developer responsible for theme parks, Yas Bay and attractions management. The island opened to the world in November 2009 when it hosted the inaugural Formula 1 Etihad Airways Abu Dhabi Grand Prix at the newly completed Yas Marina Circuit, placing Yas Island on the global map almost instantly. Today, the island attracts over 38 million visitors annually and continues to generate record-breaking announcements — most notably the confirmed arrival of Disneyland Abu Dhabi, announced in May 2025 as the world’s seventh Disney theme park resort, to be developed and operated by Miral.

For property seekers, Yas Island offers a rare and compelling combination: freehold ownership open to all nationalities, an internationally acclaimed lifestyle address stacked with amenities, Zayed International Airport within 10 to 15 minutes by car, consistently strong rental yields, and a development pipeline that few residential destinations globally can match. This guide covers every aspect of life on Yas Island — from its road network, transport links and community life to its residential development landscape, major attractions, schools, healthcare facilities and the future projects that make it one of the UAE’s most strategically important long-term investment addresses.

Location, Geography and History

Yas Island sits in the northeastern quadrant of Abu Dhabi Emirate, positioned between Zayed International Airport (AUH) to the northwest and Al Raha Beach to the south. Unlike many of the UAE’s newer artificial islands constructed entirely from dredged sand, Yas was originally a natural low-lying landmass. It was separated from the mainland through strategic dredging of a channel and canal during the island’s development phase, a process that created the waterways now defining its coastline and providing the canal frontage that distinguishes many of its premium residential communities. This origin gives Yas Island a more organically shaped geography compared to purely reclaimed islands, with approximately 32 kilometres of waterfront, much of it lined with mature mangroves, promenade pathways and private shoreline.

Geographically, Yas Island faces the open waters of the Arabian Gulf to the north. To the east, it is separated from Khalifa City and the airport vicinity by a narrow channel. To the south, the E10 highway (Abu Dhabi – Dubai Road) forms the primary land connection to the broader UAE road network. To the west, the island looks toward Abu Dhabi City and Saadiyat Island across the water. The E11 highway (Abu Dhabi – Dubai highway) skirts the island’s eastern boundary near the airport, making Yas Island one of the most highway-accessible islands in the Gulf region.

The island’s development unfolded in three broad phases. Phase One (2007–2009) delivered the Formula 1 circuit, the initial hotel cluster including the now-iconic Yas Hotel (W Abu Dhabi), and Yas Links Golf Course, all timed for the inaugural Grand Prix. Phase Two (2010–2015) added Ferrari World (2010), Yas Waterworld (2013), Yas Mall (2014), and the first residential communities launched by Aldar. Phase Three (2017 to present) has delivered Warner Bros. World (2018), CLYMB Abu Dhabi (2019), the Etihad Arena and Yas Bay Waterfront (2021), SeaWorld Abu Dhabi (2023), and an accelerating portfolio of residential communities that have transformed the island from a day-trip destination into a genuine live-work-play community for tens of thousands of residents.

Getting to Yas Island: Road Access, Highways and Entry Points

Yas Island is among the most road-accessible islands in Abu Dhabi, connected to the mainland by multiple road corridors and served by its proximity to Zayed International Airport. For residents and visitors alike, understanding the entry points and key roads is essential for navigating the island efficiently.

The Yas Tunnel and E10 Highway

The primary vehicle access point is the Yas Tunnel, a 1.1-kilometre undersea tunnel that carries traffic beneath the channel separating the island from the adjacent mainland. Entering from the E10 (Sheikh Zayed Road / Abu Dhabi–Dubai Road) corridor, the tunnel is the main gateway for drivers arriving from Dubai and the Northern Emirates. Signposted clearly from the E10, it connects seamlessly to the island’s internal road network and opens in the northern sector near the theme park cluster. Travel time from the E10 junction to Yas Mall and the theme park precinct is typically under five minutes in normal traffic conditions, making it the fastest entry point for the majority of visitors.

Sheikh Khalifa Bridge and E12 Expressway

A second major corridor links Yas Island via the E12 (Abu Dhabi – Al Falah Road) and the Sheikh Khalifa Bridge and Expressway network. This route carries traffic from Abu Dhabi city island through Saadiyat Island and onward to Yas Island, bypassing the congested central bridges of Abu Dhabi. The Sheikh Khalifa Bridge Expressway provides a high-speed connection that avoids the traffic commonly experienced at Al Maqtaa Bridge and Sheikh Zayed Bridge during peak commuting hours. Residents coming from downtown Abu Dhabi, the Corniche area, or Saadiyat Island typically prefer this route.

Airport Proximity

One of Yas Island’s most valuable logistical advantages is its 10 to 15-minute drive from Zayed International Airport (AUH). Residents arriving internationally can be at their front door — or at any of the island’s hotels — within a quarter of an hour of clearing customs. This proximity underpins the island’s robust short-stay and event accommodation market: visitors attending the Formula 1 Grand Prix, major Etihad Arena concerts, or UFC events reach the island within minutes of landing.

Internal Road Network

Once on the island, the internal road network is structured around a series of arterial roads connecting the major precincts. Key thoroughfares include Abu Tammam Street, Al Ibreeq Street, and Sheikh Khalifa Bin Zayed Street, which traverses much of the island’s length and links to the E10 corridor. The roads connect Yas North (the theme park cluster, Yas Mall, CLYMB, SeaWorld), Yas East (SABIS school, Yas Marina Circuit, the W Abu Dhabi hotel, Yas Marina), Yas Bay (Etihad Arena, Yas Bay Waterfront, twofour54), and the residential zones of Yas North, West Yas, and Yas East. Under normal weekday conditions traffic flows freely. During major events — particularly the Formula 1 Grand Prix in November–December and large-scale Etihad Arena concerts — designated traffic management plans activate event-specific parking arrangements and controlled access routes to manage the surge in visitor volumes.

Parking

Free parking is available at scale across the island. Yas Mall offers thousands of covered and open parking spaces across multiple levels. Ferrari World, Warner Bros. World, SeaWorld, Yas Waterworld, and CLYMB all have dedicated parking precincts. During the Formula 1 Grand Prix weekend, overspill car parks activate alongside a coordinated island-wide transport management scheme.

Getting Around Yas Island: Public Transport and Shuttle Services

Yas Express – Free Inter-Attraction Shuttle

Miral operates the Yas Express, a complimentary shuttle bus service connecting the island’s major attractions, hotels and key destinations. Running seven days a week in line with attraction operating hours, it operates on several defined routes. Route Y1 departs from Yas Plaza hotels and stops at W Abu Dhabi, Ferrari World, Yas Mall, CLYMB, and Yas Waterworld, with buses arriving every 25–35 minutes. Route Y2 starts at the Hilton Yas Island hotel and serves Ferrari World, Yas Mall, CLYMB, Yas Waterworld and Warner Bros. World. Route Y3 connects W Abu Dhabi, Yas Beach, Yas Marina, and Yas Marina Circuit. A separate Masdar City shuttle also links the adjacent sustainable city to Yas Island’s main attractions. Free Wi-Fi is provided on all Yas Express buses.

Public Bus Services

For inter-emirate connections, Bus Route 190 links Yas Island to Abu Dhabi’s main bus terminal and onward to Dubai — an affordable option for visitors not using private vehicles. Route 102 also serves the island, connecting to the Abu Dhabi city bus station. During high-demand periods, free shuttle buses are periodically made available from Dubai pick-up points including Deira City Centre and Ibn Battuta Mall, providing direct day-trip connections.

Taxis and Ride-Hailing

Taxis are available across the island, with dedicated taxi ranks at all major hotels and the principal attractions. Abu Dhabi taxis can be flagged or booked on 600 535 353, or through the DARB app. Uber and Careem both operate fully on Yas Island, available 24 hours a day.

Autonomous Vehicles

Abu Dhabi’s Integrated Transport Centre launched an autonomous rapid transit pilot on Yas Island in late 2022 in partnership with technology company Bayanat. The service deployed 17 vehicles including self-driving taxis branded TXAI, bookable via a dedicated app. Phase one connected the island’s main tourist destinations and commercial centres, marking a step toward fully autonomous public transport within the island.

Theme Parks and Major Attractions

Yas Island hosts one of the most concentrated collections of internationally acclaimed theme parks anywhere on Earth. Together, the island’s attractions represent tens of billions of dirhams in capital investment and collectively draw tens of millions of visitors annually.

Ferrari World Abu Dhabi

Opened in December 2010, Ferrari World Abu Dhabi is the world’s largest indoor theme park, covering 86,000 square metres beneath its iconic 50-metre-high red roof — the largest space frame structure ever built. The roof required 12,370 tonnes of steel and features a 65 x 48.5-metre Ferrari logo visible from altitude. The park’s signature attraction is Formula Rossa, which held the record as the world’s fastest roller coaster from 2010 until late 2025, accelerating to 240 km/h in 4.9 seconds. Other headline rides include Flying Aces (one of the tallest loops of any roller coaster globally) and the immersive, technologically advanced Mission Ferrari — described by Ferrari World as its most advanced ride to date, combining physical coaster movement with cinematic dark-ride storytelling. A dedicated Kids Arena caters to younger visitors with miniature Ferrari-themed rides, while the Roofwalk experience allows guided walking atop the iconic roof structure. Ferrari World hosts 40+ total rides and attractions. Opening hours are 11am–8pm Sunday to Wednesday, 11am–10pm Thursday to Saturday.

Yas Waterworld Abu Dhabi

Yas Waterworld Abu Dhabi is a 15-hectare water park built around the narrative of ‘The Legend of the Lost Pearl,’ a theme honouring Abu Dhabi’s Emirati pearl-diving heritage. Since opening in 2013, it has been named by CNN as one of the world’s top 12 water parks and has won the World Travel Awards’ Middle East’s Leading Waterpark title multiple times. World-first attractions include the Dawwama, the world’s largest hydromagnetic-powered tornado water slide, and Cinesplash, the region’s only 5D water adventure. A major expansion announced in late 2023 spanning 16,900 square metres adds 18 new rides — including the UAE’s tallest water slide and the GCC’s first amusement ride with a 15-metre drop for up to 20 guests simultaneously — with total rides exceeding 60 upon completion. The park is divided into four thrill-level categories to cater to all ages from toddlers to extreme thrill-seekers.

Warner Bros. World Abu Dhabi

Opened in July 2018, Warner Bros. World Abu Dhabi is a fully enclosed, air-conditioned indoor theme park organised into six immersive themed lands: Gotham City, Metropolis, Cartoon Junction, Bedrock, Dynamite Gulch, and Warner Bros. Plaza. The DC Comics zones bring Batman and Superman’s worlds to life through major rides, character encounters and detailed environmental storytelling, while the animated lands feature Scooby-Doo, Looney Tunes, Tom and Jerry and The Flintstones. A Harry Potter-themed land is confirmed by Miral as a forthcoming addition, bringing one of entertainment’s most powerful global franchises to the park. Being entirely indoor makes Warner Bros. World the most climate-independent park on the island, suitable for families regardless of the season.

SeaWorld Abu Dhabi

The most recently opened of the major theme parks, SeaWorld Abu Dhabi opened in May 2023 on the northeastern section of the island. At 183,000 square metres, it is the world’s largest indoor marine park, organised across eight themed zones built around the concept of ‘One Ocean’ — the interconnectedness of all marine life. Zones include Abu Dhabi Ocean (the central hub), Micro Ocean, Endless Ocean, Tropical Ocean, Rocky Point, and Polar Ocean covering both Arctic and Antarctic environments. The park houses over 100,000 marine animals across 150+ species and operates as the world’s first SeaWorld without orca whales — a deliberate conservation philosophy. An on-site Research and Rescue Centre conducts active marine conservation work, with every park ticket purchased supporting the centre’s mission.

CLYMB Abu Dhabi

CLYMB Abu Dhabi is an indoor adventure destination adjacent to Yas Mall housing two world-record facilities. The Summyt is the region’s tallest indoor climbing wall at 43 metres, with routes spanning beginner to advanced. The iFly chamber is the world’s widest indoor skydiving tunnel, with its 32-foot-diameter replicating freefall skydiving in a safe indoor setting. Children as young as three can participate with appropriate supervision. CLYMB’s direct connection to Yas Mall allows visitors to combine a shopping trip with an adrenaline experience.

Leisure, Recreation and Outdoor Living

Yas Marina Circuit

The Yas Marina Circuit is the geographic and symbolic heart of Yas Island. Designed by German motorsport architect Herman Tilke, it stretches 5.281 kilometres with 21 corners and the longest straight section of any Formula 1 circuit in the world at 1.2 kilometres. The circuit is unique globally in that sections of the pit lane run partially beneath the track, and all grandstands and spectator areas are covered and shaded — the only motorsport venue in the world with this feature. The circuit has hosted the Abu Dhabi Grand Prix — the Formula 1 season finale — every year since 2009. Beyond race week, the circuit operates year-round with 400+ events annually: corporate driving experiences (Aston Martin GT4, Mercedes AMG-GTS, Formula Yas 3000), karting, cycling, Tuesday Night Cycling events (free public walking, running and cycling of the full 5.5-kilometre circuit), and a large conferencing and events operation spanning 26 meeting rooms, two ballrooms and 18 business centres. The circuit’s iconic W Abu Dhabi (Yas Hotel) — with its 499-suite LED-illuminated steel-and-glass bridge straddling the circuit — is among Abu Dhabi’s most photographed architectural landmarks.

Yas Marina

Adjacent to the circuit, Yas Marina accommodates approximately 160 yachts of up to 66 metres and is managed by Camper & Nicholsons Marina. The waterfront quay is lined with licensed restaurants and bars and transforms each November into the social epicentre of Formula 1 week for drivers, teams and VIP guests from around the world. Seawings seaplane tours and Dubai connections depart from here, and three charter boat companies operate out of the marina.

Yas Bay Waterfront

Developed by Miral at a total project investment of AED 12 billion* (USD 3.3 billion), Yas Bay is the island’s newest major waterfront destination, occupying the southern end of Yas Island across a 130-hectare masterplan. The public Waterfront component features Pier71, a 3-kilometre promenade boardwalk lined with 50+ cafés, restaurants and retail outlets, anchored by Etihad Arena and two Hilton-branded hotels. Two beach developments — West Beach (family-focused, with children’s play areas and F&B) and East Beach (sports-oriented, with beach football and volleyball zones) — are under development on either side of the pier. Upon completion, Yas Bay is projected to host 15,000 residents and over 10,000 business professionals.

Etihad Arena

The UAE’s largest indoor multi-purpose entertainment venue, Etihad Arena is a centrepiece of Yas Bay Waterfront. Designed by HOK, the arena accommodates from 200 to 18,000 spectators and is operated by Flash Entertainment under an exclusive naming rights agreement with Etihad Airways. It won the 2018 MENA Green Building Award for Sustainable Building Design of the Year. Etihad Arena is the permanent home of UFC events in Abu Dhabi and has hosted NBA preseason series (Atlanta Hawks vs Milwaukee Bucks 2022; Dallas Mavericks vs Minnesota Timberwolves 2023; Boston Celtics vs Denver Nuggets 2024). Global artists who have performed here include Imagine Dragons, Guns N’ Roses, and a wide range of major touring acts.

Yas Links Golf Course

Yas Links is a championship golf course designed by Kyle Phillips, ranked among Golf Digest’s top 50 golf courses worldwide outside the United States. The 18-hole links-style course occupies the western shoreline of the island, with nearly all holes enjoying unobstructed views of the Arabian Gulf. A 9-hole par-3 course caters to beginners. The 12,000-square-metre Yas Links Clubhouse is a landmark facility housing a restaurant, pro shop and event space. Yas Links is considered the first true links-style golf course in the Middle East and is managed by Troon International. Several of the island’s most exclusive residential communities — including Ansam, Mayan, West Yas, and the forthcoming Waldorf Astoria Residences — are positioned directly adjacent to or overlooking the course.

Yas Beach and Mangrove Experiences

Yas Beach is the island’s primary public beach, located on the western shoreline near Yas Links. The beach is licensed (with F&B and alcohol service in designated areas), offers shaded cabana rental, jet ski hire, banana boat rides, kayak hire and watersports. The surrounding mangrove ecosystem provides one of the most natural experiences available on the island: guided mangrove kayaking tours launched daily by Noukhada Adventure Company offer a tranquil contrast to the theme park energy that defines the rest of the island.

Shopping on Yas Island

Yas Mall

Yas Mall opened in November 2014 and remains Abu Dhabi’s largest shopping centre, offering over 370 stores, 60+ dining outlets, and a direct covered pedestrian walkway connecting to Ferrari World Abu Dhabi. The retail mix spans high street fashion (Zara, H&M, Mango, Marks & Spencer, Massimo Dutti), sportswear and outdoor (Nike, Adidas, Decathlon), electronics (Apple, Samsung, Sharaf DG), home furnishings (IKEA), and a comprehensive entertainment component: VOX Cinemas, KidZania Abu Dhabi and Fun Works. Carrefour hypermarket anchors the grocery provision. The Fountains, an outdoor dining and casual retail precinct between Yas Mall, CLYMB and Ferrari World, extends the complex’s F&B offer with fountain views. IKEA at Yas Mall is one of the largest IKEA stores in Abu Dhabi, serving residents across Yas Island, Al Raha Beach, Khalifa City and Masdar City.

Yas Bay Waterfront Retail

The Yas Bay promenade provides a more boutique, independent and F&B-oriented retail environment along its 3-kilometre boardwalk, offering a leisurely evening-browsing alternative to Yas Mall’s high-volume retail.

Dining and Nightlife

Yas Island hosts one of Abu Dhabi’s richest and most internationally varied dining landscapes. At Yas Marina, the licensed waterfront strip includes Stars N Bars, Aquarium Restaurant (built around a live marine aquarium), Belgian Café at the Radisson Blu, and multiple Asian and international dining concepts. Yas Bay’s 3-kilometre promenade adds 50+ more venues, covering cuisines from Japanese and Latin American to Mediterranean and Emirati.

Within Yas Mall, popular anchor restaurants include P.F. Chang’s, The Cheesecake Factory, Paul Bakery, Carluccio’s, Texas Roadhouse, Galito’s, Black Tap and Cipriani. The island’s hotels add substantial dining portfolios: the W Abu Dhabi contributes signature bars and circuit-view restaurants, while the Hilton Hotels in Yas Bay, the Crowne Plaza, Yas Island Rotana, Radisson Blu, DoubleTree by Hilton, Park Inn by Radisson, Centro Yas Island, Staybridge Suites and The WB Abu Dhabi collectively offer dozens of dining options across all price points and culinary traditions. Ten hotels in total operate on the island with over 3,500 rooms combined.

Nightlife on Yas Island is well served by licensed hotel venues, the Yas Marina waterfront bars, and the Yas Bay entertainment district. The Formula 1 Grand Prix weekend generates Abu Dhabi’s most internationally active nightlife period, with ‘Yasalam After-Race Concerts’ at du Arena (the 25,000-capacity open-air outdoor venue) hosting A-list global performers on race nights.

twofour54 – Abu Dhabi’s Creative and Media Free Zone

Integrated within the Yas Bay masterplan is twofour54 — Abu Dhabi’s government-backed media, creative and technology free zone. Named after the emirate’s geographic coordinates (24°N, 54°E), twofour54 was founded in 2008 under Abu Dhabi Development Holding Company and operates its Yas Creative Hub on Yas Island. The free zone hosts over 550 media companies and 700+ freelancers from across the audio, visual and print media industries, news organisations, digital app creators and international broadcasters. It offers 100% foreign business ownership, 100% profit repatriation, full production service support and government licensing. twofour54 has supported over 2,300 international major productions in Abu Dhabi and is home to the first CNN Academy in the region. Its embedded presence within Yas Bay creates a substantial year-round commercial employment base that supports adjacent residential demand and validates the island’s ambition as a live-work-play destination rather than a purely tourism-driven address.

Residential Communities on Yas Island

Yas Island’s residential ecosystem spans a broad range of typologies and price points, from affordable studio apartments to ultra-luxury canal-front villas. All residential developments are freehold and open to buyers of all nationalities unless otherwise specified. Residential zones concentrate in three broad geographic clusters: Yas East, Yas North, and West Yas, with additional density emerging at Yas Bay in the south.

Established Apartment Communities

Mayan is one of the island’s best-established apartment communities, comprising five buildings on a 774,883-square-foot site adjacent to Yas Links Golf Course and Yas Beach. Launched in 2015, Mayan provides studios to four-bedroom apartments and beachfront villas, with over 90% of units enjoying sea or golf course views. Average one-bedroom prices are around AED 1.66 million*; two-bedroom units average AED 3 million*. The development includes multiple pools, BBQ areas, gym and children’s play zones.

Ansam is a 500-unit development in four Andalusian-architecture-inspired low-rise buildings overlooking Yas Links and the island’s waterfront. Its arched facades and courtyard-influenced landscaping give it a distinctive Mediterranean character among the island’s more contemporary neighbours. Studios to three-bedroom apartments are available with infinity pools, children’s pools and a gym.

Water’s Edge is one of the island’s largest apartment projects at 2,262 units across multiple buildings. A Mediterranean-inspired promenade, jogging and cycling trails, sports pitches, pools, and community retail define its character. Consistently one of the most actively rented communities on the island, Water’s Edge draws professionals working in Abu Dhabi’s hospitality, media and entertainment sectors.

Gardenia Bay is Aldar’s most ambitious apartment delivery currently under construction, targeting over 2,400 units upon full completion. Located opposite Yas Park with 1 kilometre of canal frontage and access to the 10-kilometre canalside promenade, Phase 1 (210 units) launched at prices from AED 805,000* for studios and AED 3.1 million* for three-bedrooms. Handovers are expected Q2 2027.

Sama Yas (234 apartments, duplexes and penthouses, announced January 2024), along with Diva at the Bay, Sea La Vie, and Yas Golf Collection Views, complete the island’s apartment development landscape. The Residences at Yas Bay, developed by Miral within the Yas Bay masterplan, provides an additional urban-waterfront apartment option.

Villa and Townhouse Communities

Yas Acres is Aldar’s flagship community on the island, covering over 22 million square feet with 1,315 two- to six-bedroom townhouses and villas housing up to 15,000 residents. Delivered with first handovers in September 2024, it is a fully self-contained gated community with an internal kindergarten and school, shops, restaurants, cafes, pools, tennis courts and direct proximity to the island’s theme parks and attractions.

Noya is a three-phase villa and townhouse community that has consistently demonstrated extraordinary demand. Phase 1 (510 units, 2020) sold out within four hours of launch. Noya Viva (Phase 2, 480 homes, April 2021) sold out within 48 hours. Noya Luma (Phase 3) offers three- to five-bedroom gated villas in Yas North, with three-bedroom prices averaging AED 4.43 million* and five-bedroom homes around AED 5.76 million*. The community masterplan revolves around ‘The Village’ — a central hub with shops, cafés, fitness facilities, mosque, library and an Aldar Academies British curriculum school.

West Yas provides 1,000 four- and five-bedroom luxury villas on the western waterfront adjacent to Yas Links. Available exclusively to UAE nationals, properties here range from 4,200 to 11,000 square feet and represent some of the most premium residential real estate in Abu Dhabi.

Lea Yas Island offered residential land plots for custom-built villas, giving buyers the rare opportunity in Abu Dhabi to design and construct a personalised home within a managed community framework near the waterfront and parks.

Yas Park Gate is a Mediterranean-style gated community launched in August 2022 directly beside Yas Park — the 115,000-square-metre family and recreational activity park in North Yas. The AED 1.15 billion* development offers 508 homes across 255,000 square metres, with handovers expected from Q1 2026.

Premium New Launches

Yas Riva represents the highest end of Aldar’s villa portfolio, offering 151 canal-front and canal-accessible four- to six-bedroom villas starting from AED 8.3 million*. Launched September 2024, the project sold out within 24 hours, generating AED 1.4 billion* in total sales. It is one of the very few residential communities in Abu Dhabi offering private direct canal access, and targets a 3 Pearl Estidama sustainability rating with recycled steel, FSC-certified timber and low-carbon construction. Directly adjacent, Yas Riva Residences (launched November 2025) brings a resort-style apartment complement to the canal-front villa project.

In May 2025, Aldar announced the Waldorf Astoria Residences Yas in partnership with Hilton — Abu Dhabi’s first Waldorf Astoria branded residences and the first branded residences on Yas Island. Positioned on Yas Links Golf Course with views across the fairways toward the Yas Marina Circuit, the project marks the Waldorf Astoria brand’s debut in Abu Dhabi.

The Sustainable City – Yas Island

Developed as a joint venture between Aldar Properties and Diamond Developers — creator of Dubai’s renowned Sustainable City — The Sustainable City – Yas Island is Abu Dhabi’s first fully net-zero energy residential community. The AED 1.8 billion* project spans 397,000 square metres in Yas North and comprises 864 apartments and townhouses (studios to four bedrooms) arranged in 10 car-free residential clusters. Solar panels on all buildings and parking structures enable residents to save up to 50% on energy bills. Communal battery-charged electric buggies and bicycles replace private cars within the development. A central green spine runs the length of the community, featuring parks, lakes and biodomes for community vegetable cultivation. Unique amenities include Abu Dhabi’s first equestrian centre on Yas Island (with stables and two arenas), an autism centre, a nursery, padel court and skate park. Phase 1 (512 units) sold out within 24 hours of its January 2023 launch, generating over AED 1 billion* in sales; 87% of buyers were first-time Aldar customers and 24% purchased from overseas.

Developers Active on Yas Island

Aldar Properties – Master Residential and Retail Developer

Aldar Properties is Abu Dhabi’s largest listed real estate developer and the island’s primary residential and retail master developer. Aldar manages a 62-million-square-metre strategic landbank across Abu Dhabi, Dubai and Ras Al Khaimah. On Yas Island, Aldar’s completed portfolio includes Mayan, Ansam, Water’s Edge, Yas Acres, all three Noya phases, West Yas, Lea, and Yas Mall. Active developments include Gardenia Bay, Sama Yas, Yas Park Gate, Yas Riva, Yas Riva Residences, The Sustainable City (JV with Diamond Developers), Waldorf Astoria Residences Yas, Yas Business Park (four Grade A commercial towers, 47,500 sqm), a 665-unit develop-to-hold rental residential community, 217 townhouses and villas in a new gated community, 448 apartments extending Yas Residential Village, and Abu Dhabi’s first Tesla Experience Centre — a 5,000-square-metre purpose-built showroom, service centre and delivery facility.

Miral – Leisure, Entertainment and Yas Bay Developer

Miral is Abu Dhabi’s leading developer and operator of immersive leisure, entertainment and destination experiences. Its portfolio encompasses Ferrari World Abu Dhabi, Yas Waterworld, Warner Bros. World Abu Dhabi, SeaWorld Yas Island, CLYMB Abu Dhabi, Yas Marina, Yas Bay Waterfront (including Etihad Arena and both Hilton Hotels), and The WB Abu Dhabi hotel. Miral is developing the Harry Potter-themed land at Warner Bros. World, the Natural History Museum Abu Dhabi, the expanded Yas Waterworld, and — as its defining next chapter — Disneyland Abu Dhabi, the world’s seventh Disney theme park resort, announced May 2025, to be fully developed and operated by Miral with Walt Disney Imagineering leading creative design.

Diamond Developers – Sustainable Living Specialist

Diamond Developers is the Dubai-based developer behind The Sustainable City brand — the first fully operational net-zero community in the Middle East, proven in Dubai and now replicated on Yas Island through the JV with Aldar. Diamond Developers brings proprietary sustainable community design methodologies, net-zero building integration, and community management expertise to the island.

Reportage Properties — Mid-Market and Waterfront Apartment Specialist

Reportage Properties is one of the UAE’s largest private real estate developers, with a portfolio spanning the UAE, Turkey and Egypt. On Yas Island, Reportage has established a cluster of four projects concentrated in the Yas Bay waterfront precinct. Diva at the Bay consists of twin 13-floor towers in the Yas Bay area offering studios, one- to three-bedroom apartments and two-bedroom duplexes, with ground-floor apartments featuring private terraces and pools. Perla 1 and Perla 2 are twin towers (187 ft and 183 ft respectively) on the Yas Bay coastline, offering two- to five-bedroom duplex apartments and four-bedroom townhouses with direct sea views and Italian-inspired interiors. Both towers sit within a 10-minute walk of Yas Beach and the Etihad Arena. Perla 3 is a 12-storey tower with 326 units including studios, one- to three-bedroom apartments and four-bedroom townhouses located along the canal promenade near Yas Marina. Reportage’s projects target mid-market buyers seeking waterfront lifestyle access at competitive price points, and the developer offers flexible payment plans with discounts of up to 15% depending on the down payment structure. Expected rental yields across the Perla and Diva portfolio range from 6–8%*.

Nine Yards Developments (9Yards) — Boutique Waterfront Developer

Nine Yards Developments (also branded 9Yards) launched its flagship Yas Island project, Sea La Vie, in Q1 2023 in partnership with Miral as a co-developer. Sea La Vie is a four-tower mixed-use residential complex in Yas Bay offering 605–668 total units across a broad typology mix: one- to four-bedroom apartments, one-bedroom double-level lofts, four-bedroom penthouses, and two- and four-bedroom duplexes, with residence sizes ranging from 732 to 6,835 square feet. Every unit includes at least one balcony overlooking the waterfront. Amenities include a swimmable waterfront lagoon, a fully equipped gymnasium and a children’s playground. Sea La Vie benefits from its position in Yas Bay — adjacent to Yas Creative Hub, which houses twofour54 and over 600 gaming and media companies — generating consistent rental demand from media and technology professionals. Starting prices for one-bedroom residences were from AED 1,500,000** at launch, with an estimated completion of Q1 2026.

Siadah Development — Beachfront Residential Specialist

Siadah Development is an Abu Dhabi-based developer established in 2018, operating from Sky Tower on Al Reem Island and specialising in sustainability-focused residential developments across the emirate. On Yas Island, Siadah delivered Yas Beach Residences, an 11-storey waterfront building in Yas Bay comprising 370 units — studios through four-bedroom apartments and duplex penthouses, with unit sizes from 477 to 5,924 square feet. The project sits directly on the bay with private beach access, an infinity pool connecting two lobbies, a rooftop gymnasium and panoramic floor-to-ceiling windows overlooking the water and mangroves. Launch pricing started from AED 2,468,010** and the project was delivered in late 2024. Siadah backs all its projects with a philosophy of transparent pricing and sustainable construction practices.

Esnad Management — Boutique Developer

Esnad Management entered the Yas Island market in February 2025 with the launch of Vista Del Mar, an exclusive boutique residential complex positioned amidst the island’s resort hotels, theme parks and luxury amenities. Vista Del Mar features 88 apartments ranging from one to four bedrooms across areas of 948 to 2,379 square feet. Three-bedroom apartments include dedicated staff quarters. The development offers seamless connectivity via Sheikh Khalifa Bin Zayed Street, with Zayed International Airport a 10-minute drive away. With only 88 units, Vista Del Mar caters to buyers seeking a more intimate and exclusive residential format on the island, with handover targeted in Q4 2025.

Real Estate Market: Prices, Yields and Investment Outlook

Yas Island occupies the mid-to-upper tier of Abu Dhabi’s residential price spectrum — more accessible than ultra-premium Saadiyat Island but commanding a clear lifestyle premium over mainland communities like Khalifa City and Mohammed Bin Zayed City. As a fully freehold destination open to all nationalities, it draws a broad mix of owner-occupiers and investment buyers from across the UAE, GCC and international markets.

For apartments, entry-level studios start from around AED 500,000*–805,000 in newer launches like Gardenia Bay and Diva. Established one-bedroom apartments in Mayan and Ansam average AED 1.5*–1.7 million. Two-bedroom units range from AED 2.5*–3.5 million. For villas and townhouses, prices run from AED 2.49 million* for smaller Yas Acres configurations through AED 4*–6 million for Noya-level gated villas, up to AED 8.3 million* and above for premium Yas Riva canal-front villas. The Waldorf Astoria Residences and ultra-luxury golf course homes occupy the AED 10*–40 million range and above.

Rental yields are among the strongest in Abu Dhabi. Studios generate average yields around 8.1%, one-bedroom apartments around 5.6–6%, and villas in the 5–7% range. These yields are supported by consistent rental demand from hospitality professionals, twofour54 media workers, families attracted by the school and lifestyle offer, and the UAE’s large transient visitor population seeking furnished short-term accommodation near the attractions.

The announcement of Disneyland Abu Dhabi in May 2025 generated immediate upward pressure on Yas Island property prices, with analysts noting the natural demand multiplier that Disney destinations historically create for their surrounding residential markets. Properties of AED 2 million* or above qualify buyers for the UAE’s 10-year Golden Visa, and the majority of Yas Island’s villa and premium apartment stock exceeds this threshold.

Schools and Education on Yas Island

SABIS International School – Yas Island (SIS-Yas Island), in Yas East, is the island’s flagship school. Opening in October 2015 on a 60,000-square-metre purpose-built campus, it provides trilingual education from Kindergarten through Grade 12 following the global SABIS Educational System. Qualifications offered include IGCSE, A Levels, AP, SAT and TOEFL. Campus facilities include science and computer labs, an auditorium, a semi-Olympic pool, indoor basketball and tennis courts, an Olympic football field and an athletic track. The school holds a GOLD LEED Green Building certification and has been rated ‘Good’ by Abu Dhabi ADEK.

West Yas Academy (also referred to as Yas American Academy) provides an American curriculum option on the western side of the island. Within the Noya community masterplan, an Aldar Academies British curriculum school opened for the 2024–25 academic year to serve the growing Yas North residential population. Yas Acres integrates a community kindergarten within its gates. Nurseries operating on the island include Blossom Nursery at Water’s Edge, Yellow Submarine Nursery in West Yas, and Redwood Montessori Nursery.

Healthcare on Yas Island

On-island primary care is provided by Medeor Medical Centre at Yas Mall and Bioclinic Medical Centre. The Yas Marina Circuit Medical Centre handles circuit and event-related medical services. For full-service hospital care, residents rely on the Abu Dhabi mainland network: Mediclinic Khalifa City (approximately 15 minutes), Cleveland Clinic Abu Dhabi on Al Maryah Island (approximately 25–30 minutes), Burjeel Hospital and NMC Healthcare facilities cover the full spectrum of specialist and emergency medicine.

What’s Coming: Yas Island’s Future Pipeline

Disneyland Abu Dhabi

Announced on 7 May 2025 by The Walt Disney Company and Miral, Disneyland Abu Dhabi will be the world’s seventh Disney theme park resort — the first in the Middle East. Positioned on a waterfront site on Yas Island, the resort will combine Disney’s iconic stories, characters and attractions with Abu Dhabi’s architecture, culture and coastal setting. Disney Experiences Chairman Josh D’Amaro described it as ‘the most advanced and interactive destination in our portfolio.’ Miral will fully develop and operate the resort with Walt Disney Imagineering leading creative design.

Harry Potter-Themed Land at Warner Bros. World

Miral has confirmed a Harry Potter-themed land within Warner Bros. World Abu Dhabi, adding one of entertainment’s most powerful global brands to the park’s six existing worlds.

Natural History Museum Abu Dhabi

Miral is developing the Natural History Museum Abu Dhabi on Yas Island, adding a world-class scientific and educational cultural institution to the island’s offering.

Yas Waterworld Expansion

The 16,900-square-metre expansion adds 18 new rides including the UAE’s tallest water slide, expands capacity by 20%, and brings total rides past 60. Targeted for completion in 2025.

Yas Business Park

Four architecturally distinct Grade A office towers adjacent to Yas Mall, offering 47,500 square metres of premium commercial leasable space to address growing demand for quality office accommodation on the island.

Tesla Experience Centre

Abu Dhabi’s first Tesla Experience Centre — a 5,000-square-metre purpose-built showroom, service centre and delivery facility developed by Aldar as part of its build-to-suit commercial strategy.

Community Life and Daily Practicalities

Yas Park in North Yas is a 115,000-square-metre family and recreational park — one of the largest in the area — providing green open space, outdoor fitness equipment, cycling paths and picnic areas. The island’s 10-kilometre canalside promenade connects multiple residential communities to the waterfront. Religious facilities include ADNOC Mosque, West Yas Mosque and Yas Mall Mosque on the island. Grocery provision centres on Carrefour hypermarket at Yas Mall, supplemented by Zoom convenience stores and community retail within residential developments. Neighbouring destinations complementing Yas Island living include Al Reem Island (Abu Dhabi’s most established urban island community, approximately 35–40 minutes away), Al Raha Beach (immediately to the south), and Masdar City (approximately 15–20 minutes, adjacent to the airport corridor).

Frequently Asked Questions: Yas Island, Abu Dhabi

1. Where is Yas Island located in Abu Dhabi?

Yas Island is located in the northeastern sector of Abu Dhabi Emirate, approximately 20 kilometres from Abu Dhabi city centre. It is positioned between Zayed International Airport (AUH) to the northwest and Al Raha Beach to the south. The island is directly connected to the mainland via the Yas Tunnel off the E10 (Abu Dhabi–Dubai Road) and via the E12 expressway through Saadiyat Island. Dubai is approximately 50–60 minutes by car under normal traffic.

2. How large is Yas Island?

Yas Island covers approximately 25 square kilometres (9.7 square miles) with around 32 kilometres of total waterfront. It is not a purely artificial island — it was originally a natural low-lying landmass separated from the mainland during development through strategic dredging of the surrounding channels and canals.

3. Can foreigners buy property on Yas Island?

Yes. Yas Island is a designated freehold investment zone in Abu Dhabi, meaning all nationalities can purchase property on a full freehold basis with the same ownership rights as UAE nationals. The ability to resell, lease, mortgage or inherit the property freely applies. Property purchases of AED 2 million* or more qualify the buyer for the UAE’s 10-year Golden Visa, covering the investor and immediate family members.

4. What are the main residential communities on Yas Island?

The island offers a comprehensive range of housing. For apartments: Mayan, Ansam, Water’s Edge, Gardenia Bay, Sama Yas, Diva at the Bay, Sea La Vie, and Yas Golf Collection. For villas and townhouses: Yas Acres, Noya (three phases including Noya Viva and Noya Luma), West Yas (Emiratis only), Lea, and Yas Park Gate. Recent premium launches include Yas Riva (151 canal-front villas, sold out in 24 hours), Yas Riva Residences (apartments), and the forthcoming Waldorf Astoria Residences Yas. The Sustainable City – Yas Island provides a fully eco-sustainable net-zero community option.

5. What rental yields does Yas Island deliver?

Yas Island is among Abu Dhabi’s best-yielding residential investment destinations. Studios average around 8.1% yield, one-bedroom apartments around 5.6–6%, and villas in the 5–7% range depending on community and size. Yields are supported by high and consistent rental demand from the island’s hospitality workforce, twofour54 media professionals, expatriate families and event-driven short-term rental demand.

6. How long is the commute from Yas Island to Abu Dhabi city centre?

Approximately 25–35 minutes under normal weekday conditions via the E12 expressway and Sheikh Khalifa Bridge. Zayed International Airport is only 10–15 minutes away, making Yas Island particularly attractive for internationally mobile professionals and frequent travellers.

7. What is Yas Island like for families?

Yas Island is one of Abu Dhabi’s most family-friendly residential and leisure destinations. Families benefit from on-island schools (SABIS International School, West Yas Academy, Aldar Academies school in Noya), multiple nurseries, Yas Park, the 10-kilometre promenade, Yas Beach, and a full range of family attractions including SeaWorld, Warner Bros. World, Yas Waterworld, Ferrari World and CLYMB. Gated community living in Noya, Yas Acres, Yas Park Gate and West Yas provides security and managed environments well-suited to families with children.

8. Which schools are available on Yas Island?

SABIS International School – Yas Island is the main full K–12 school on the island, offering the SABIS curriculum with IGCSE, A Level, AP and SAT pathways on a 60,000-square-metre LEED-certified campus. West Yas Academy provides an American curriculum. The Aldar Academies British curriculum school serving Noya opened for the 2024–25 academic year. Community kindergartens exist within Yas Acres and are planned for Noya Luma. Nurseries including Blossom and Yellow Submarine Nursery serve early years.

9. What healthcare options are available?

On-island primary care is available at Medeor Medical Centre (Yas Mall) and Bioclinic Medical Centre. For hospital-level care, Mediclinic Khalifa City (15 minutes), Cleveland Clinic Abu Dhabi on Al Maryah Island (25–30 minutes) and Burjeel Hospital are the closest full-service facilities.

10. What is Miral’s role on Yas Island?

Miral is Abu Dhabi’s leading creator and operator of immersive leisure and entertainment destinations, responsible for developing and managing all of Yas Island’s theme parks (Ferrari World, Yas Waterworld, Warner Bros. World, SeaWorld, CLYMB), Yas Marina, Yas Bay Waterfront, Etihad Arena, and hotel brands. Miral will also develop, build and operate Disneyland Abu Dhabi — announced May 2025 as the world’s seventh Disney park resort.

11. What is the Formula 1 Abu Dhabi Grand Prix?

The Formula 1 Etihad Airways Abu Dhabi Grand Prix is held annually at Yas Marina Circuit, typically in late November or early December, as the season finale of the Formula 1 World Championship. Race weekend spans several days including free practice, qualifying and the race itself, alongside the Yasalam After-Race Concert series at du Arena featuring major international acts. Hotels across the island and the wider Abu Dhabi area book out months in advance for race weekend.

12. What is twofour54?

twofour54 is Abu Dhabi’s government-backed media, creative and technology free zone, named after the city’s geographic coordinates (24°N, 54°E). Based at the Yas Creative Hub within Yas Bay, it houses over 550 media companies and 700+ freelancers, has supported more than 2,300 international productions and hosts the first CNN Academy in the region. It offers 100% foreign business ownership and a full range of production support services.

13. What new attractions are coming to Yas Island?

The island’s confirmed development pipeline includes: Disneyland Abu Dhabi (world’s seventh Disney resort, announced May 2025); a Harry Potter-themed land within Warner Bros. World; the Natural History Museum Abu Dhabi; Yas Waterworld expansion (18 new rides, UAE’s tallest water slide); Yas Business Park (four Grade A commercial towers, 47,500 sqm); and the Tesla Experience Centre. Together these commitments represent some of the most significant destination investment in the Middle East over the next decade.

14. How does Yas Island compare to Al Reem Island as a place to live?

Al Reem Island and Yas Island offer fundamentally different lifestyle propositions. Al Reem Island is an urban island community immediately adjacent to Abu Dhabi city centre, with dense apartment living, close proximity to downtown employment, and a city-dwelling character. Yas Island offers a resort-lifestyle environment with greater proportions of villa and townhouse product, international leisure and entertainment on the doorstep, a more suburban pace of life, and tourism-driven rental demand. Al Reem suits urban professionals; Yas Island suits families, investors seeking yield, and lifestyle-oriented buyers.

15. Is Yas Island a good property investment?

Yas Island is consistently rated among Abu Dhabi’s strongest residential investment addresses. Key drivers include: internationally recognised tourism demand (38 million+ annual visitors); freehold ownership for all nationalities; strong pipeline of transformational new attractions (Disneyland Abu Dhabi above all); proximity to Zayed International Airport; Aldar’s reliable track record of quality delivery; rental yields of 5–8% depending on product; and the demonstrated appetite from buyers worldwide with multiple recent sell-out launches within 24–48 hours of going on market.

16. What public transport is available on Yas Island?

The Yas Express complimentary shuttle (Routes Y1, Y2, Y3, and Masdar City connector) connects all major attractions, hotels and landmarks during operating hours. Bus Route 190 links the island to Abu Dhabi’s main bus terminal and Dubai. Route 102 serves the Abu Dhabi city bus station. Taxis and Uber/Careem ride-hailing operate 24/7. An autonomous vehicle pilot (TXAI app) has completed a first phase on the island.

17. What are typical operating hours for Yas Island attractions?

Ferrari World: 11am–8pm Sunday–Wednesday, 11am–10pm Thursday–Saturday. Yas Waterworld: 10am–6pm (winter), extended to 10am–8pm in peak summer months (seasonal). Warner Bros. World: daily from 11am–8pm (extended on weekends/holidays). SeaWorld Abu Dhabi: daily 10am–8pm. CLYMB Abu Dhabi: approximately 10am–10pm daily (aligned with Yas Mall hours). Yas Mall: daily 10am–midnight. Etihad Arena: event-dependent. Yas Links: early morning tee times through afternoon. Yas Marina restaurant strip: evenings until midnight or later.

Disclaimer: This area guide is produced by Address Point Properties (approperties.ae) for informational and educational purposes only. Pricing figures, project timelines, development specifications and attraction details are correct to the best of our knowledge at the time of publication but are subject to change. This guide does not constitute investment, legal or financial advice. Readers should independently verify all property and development information prior to making purchasing decisions. Address Point Properties is a licensed real estate brokerage in Abu Dhabi. *Pricing figures referenced in this guide are indicative and sourced from market data available at time of publication. For current verified listings and pricing on Yas Island, refer to: Bayut (https://www.bayut.com/new-projects/abu-dhabi/yas-island/) and PropertyFinder (https://www.propertyfinder.ae/en/new-projects/lp/abu-dhabi/yas-island).