Mitch Hayles tracks net rental yields of 10% to 11% on the best-performing Abu Dhabi stock, such as West Yas villas. In the Saadiyat Cultural District, a one-bedroom apartment rents for around AED 250,000 a year and a two-bedroom for around AED 500,000. Yields depend heavily on the community and the price you paid.
Examples Mitch tracks (October 2026)
| Property | Rent per year | Note |
|---|---|---|
| West Yas villas | Net yield 10% to 11% | On original purchase price |
| Saadiyat Cultural District, 1 bed | About AED 250,000 | About £50,000 / $75,000 |
| Saadiyat Cultural District, 2 bed | About AED 500,000 | About £105,000 / $130,000 |
Why yields vary so much
Yield is rent divided by what you paid. Someone who bought West Yas in 2019 at AED 4.3 million earns a far higher yield on the same rent than someone buying today at AED 8.5 million. That is why buying early in a community's life matters.
Gross vs net
Net yield takes off service charges, management and empty periods. Always ask which one you are being quoted.
“To put it in context, a one bedroom to rent there is around 250,000 dirhams a year.”
General information, not financial advice. Figures attributed to Mitch come from transactions he tracks.