Al Shamkha off-plan prices, October 2026

Apartments: a median of AED 1,208 per sqft from 159 sales, counting developer sales, last 6 months; half of those sales fell between AED 1,099 and AED 1,311 per sqft; no like-for-like figure for September 2026 to compare with.

Villas and townhouses: a median of AED 960 per sqft from 45 sales, counting all sales, last 12 months; half of those sales fell between AED 762 and AED 1,042 per sqft; no like-for-like figure for September 2026 to compare with.

These are prices paid, not prices asked: sales registered as bought from the developer, as recorded by the Abu Dhabi Real Estate Centre (ADREC).

Villas and townhouses: a gross yield of 4.1%, ADREC's average annual rent against its average sale price, Q3 2026, the median across 3 layouts, from 3.3% to 5.4% by layout. Averages, not medians, so a few large sales can move a layout; the middle layout is the figure.

Gross means a year's rent over the price, before service charges, fees and empty periods: our arithmetic on ADREC's figures, not a promise of what a home will earn.

Asking prices for the 9 off-plan projects we list here run from AED 852 to AED 1,447 per sqft, some of them our own estimates from the starting price and the smallest home, marked as such.

Of the 7 with their own sales in the register, 2 sit more than 5% above the median, 2 within 5% of it, and 3 more than 5% below.

Highest above the median: Merito Al Reeman (+14%) and Reeman Residence 01 (+13%).

Furthest below it: PUD Residence 1 (-31%), Reeman Garden 1 (-13%) and Icona Residence (-10%).

A gap is a project's median registered price per sqft (its own developer sales, or the developer's asking price where the register has too few) against the median paid for the same kind of home in the same area.

8 changes among the projects we list in Al Shamkha in the last 31 days, newest first.

The figure chosen each month by the same rule, so the months compare: ADREC's like-for-like sales over six months when there are at least 30, otherwise twelve, otherwise every sale over twelve.

Months before October 2026 were counted under earlier rules (since then: freehold sales only, and no one project allowed to dominate the figure), so they do not compare with the months after.

Registered sales come from ADREC / DARI and are read again each month; this page is as of October 2026. The median is the middle sale, which a handful of very large or very small homes cannot pull the way an average can.

The figure shown counts sales registered as bought from the developer over the last six months when there are at least 30 of them, otherwise the last twelve, otherwise every sale over twelve months; below 30 sales there is no figure at all. Apartments and villas are kept apart because they do not sell at the same price per sqft.

Rents come from ADREC's published quarterly averages of annual rent and sale price by layout; the yield is the median, across the layouts that carry both, of the ratio each pair implies. ADREC publishes averages and no counts, so a layout with a few large sales can move, and the figure is dated by its quarter.

We list a selected set of off-plan projects in Al Shamkha, not every project there. Asking prices and handover dates are the developers' own and change without notice; a price per sqft we estimated is labelled as an estimate and is never compared with registered sales. Nothing on this page is investment advice.