Yas Island mortgage Abu Dhabi 2026: deposits, payments and buying costs
- Yas Island is one of Abu Dhabi's designated investment zones where all nationalities can own property in full freehold; the CBUAE's standard LTV rules apply, with a maximum of 80% LTV for a first home below AED 5 million, requiring a 20% deposit for expatriates.
- Abu Dhabi charges a 2% property transfer fee (compared to Dubai's 4%), and mortgage registration is 0.1% of the loan value (compared to Dubai's 0.25%), making transaction costs notably lower than a comparable Dubai purchase.
- On a AED 1.6 million loan (80% of a AED 2 million property) at 3.70% over 25 years, monthly repayments run approximately AED 8,182, the same as Dubai since CBUAE mortgage rates apply across the UAE.
Buying on Yas Island with a mortgage is open to all nationalities. It is a fully freehold zone under Abu Dhabi law. The CBUAE mortgage rules apply: 20% deposit for a first home below AED 5 million (80% LTV). Abu Dhabi's 2% transfer fee (versus Dubai's 4%) cuts your upfront costs significantly. Monthly payments on a AED 1.6 million loan at 3.70% over 25 years run approximately AED 8,182. Use the mortgage calculator to model your own numbers.
Can expats buy on Yas Island?
Yes. Yas Island is a designated investment zone in Abu Dhabi under Abu Dhabi Law No. 19 of 2005 (as amended), which opened specific areas to full freehold ownership by all nationalities. Other designated zones in Abu Dhabi include Saadiyat Island, Al Reem Island, Al Raha Beach, and Reem Hills.
Freehold on Yas Island means you own the property and the land beneath it outright with no time restriction. All transactions go through the Abu Dhabi Real Estate Centre (ADRE, formerly called ADREC), which is the Abu Dhabi equivalent of Dubai's DLD.
The UAE's CBUAE mortgage regulations apply uniformly across all Emirates. So the deposit rules, the DBR cap, and the maximum loan term are the same whether you buy on Yas Island or in Dubai Marina. The key differences between Abu Dhabi and Dubai purchases are in the transaction costs and the registration authority, not the mortgage itself.
What property types are available on Yas Island?
Yas Island has several distinct residential communities and property types:
- Yas Acres: Townhouses and villas in a golf community. A popular choice for families. 3 to 5-bedroom units.
- West Yas: Apartments and townhouses in a more compact residential cluster, closer to Yas Mall and the leisure facilities.
- Golf Views: Apartments overlooking the Yas Links golf course.
- Noya (by Aldar): A newer mixed-use development with apartments and townhouses, popular with first-time buyers in Abu Dhabi.
- Yas Beach Residences: High-rise apartments near the waterfront.
- Various hotel-branded residences: Linked to the Formula 1 circuit and entertainment infrastructure.
Indicative price ranges as of mid-2026 :
- Apartments (1-bed): AED 700,000 to AED 1,400,000
- Apartments (2-bed): AED 1,100,000 to AED 2,200,000
- Townhouses (3-bed): AED 2,200,000 to AED 4,000,000
- Villas (4-5 bed): AED 4,000,000 to AED 9,000,000+
What deposit do you need for a Yas Island mortgage?
The CBUAE LTV rules apply. For expatriate first-home buyers:
- Properties below AED 5 million: Maximum LTV of 80% (20% deposit). Most apartments and townhouses on Yas Island fall below this threshold.
- Properties above AED 5 million: Maximum LTV of 70% (30% deposit). Applies to larger villas.
UAE nationals receive a slightly higher LTV: 85% below AED 5 million and 75% above AED 5 million. For second homes or investment properties, the expat LTV cap drops to 60% (40% deposit).
Monthly payment estimates for Yas Island
The table below shows estimated monthly repayments at 3.70% over 25 years for an expatriate first-home buyer at 80% LTV.
| Purchase price (AED) | Deposit 20% (AED) | Loan amount (AED) | Monthly payment at 3.70% |
|---|---|---|---|
| 900,000 | 180,000 | 720,000 | AED 3,682 |
| 1,400,000 | 280,000 | 1,120,000 | AED 5,728 |
| 2,000,000 | 400,000 | 1,600,000 | AED 8,182 |
| 3,000,000 | 600,000 | 2,400,000 | AED 12,274 |
| 5,000,000 | 1,500,000 (30%) | 3,500,000 | AED 17,900 |
Monthly payments calculated at 3.70% annual interest, 25-year term. The AED 5 million row uses the 70% LTV cap (30% deposit) as it crosses the CBUAE threshold. Run your exact figures on the mortgage calculator.
DBR check: Total monthly debt repayments cannot exceed 50% of your gross monthly income for expats. On a AED 8,182 monthly mortgage payment with no other debts, you need a gross income of at least AED 16,364 per month to qualify. Use the eligibility checker for your number.
How do Abu Dhabi buying costs compare to Dubai?
This is where Yas Island has a genuine advantage over a comparable Dubai purchase. Abu Dhabi's transaction costs are lower at almost every line item:
| Cost | Abu Dhabi (Yas Island) | Dubai (equivalent) |
|---|---|---|
| Property transfer fee | 2% of purchase price | 4% of purchase price |
| Mortgage registration | 0.1% of loan amount | 0.25% of loan amount + AED 290 |
| Registration authority | Abu Dhabi Real Estate Centre (ADRE) | Dubai Land Department (DLD) |
| Agent commission | Typically 2% | Typically 2% |
| Bank arrangement fee | 0.5% to 1% of loan | 0.5% to 1% of loan |
On a AED 2 million Yas Island purchase with a AED 1.6 million loan:
- Abu Dhabi transfer fee: AED 40,000 (2%)
- Mortgage registration: AED 1,600 (0.1%)
- Bank arrangement fee (0.75%): approximately AED 12,000
- Valuation: approximately AED 2,500 to AED 3,500
- Agent commission (2%): AED 40,000
- Total transaction costs (excluding deposit): approximately AED 96,000 to AED 97,500
The equivalent Dubai purchase would cost approximately AED 130,000 to AED 140,000 in transaction costs (excluding the deposit) on the same AED 2 million purchase, mainly because the DLD transfer fee alone is AED 80,000 at 4%. The Abu Dhabi saving is roughly AED 35,000 to AED 45,000 on this size transaction.
Which banks lend on Yas Island?
All major UAE banks lend on Yas Island. Abu Dhabi-based lenders are typically the most experienced with ADRE registration processes:
- ADCB (Abu Dhabi Commercial Bank): Headquartered in Abu Dhabi, strong local network and experience with Yas Island transactions.
- FAB (First Abu Dhabi Bank): The UAE's largest bank by assets, Abu Dhabi-based, competitive on larger loans.
- ADIB (Abu Dhabi Islamic Bank): Sharia-compliant option, well-suited to buyers who prefer Islamic home finance.
- Emirates NBD, Mashreq, HSBC, Standard Chartered: All lend across the UAE including Abu Dhabi; process is slightly longer as their primary registration experience is in Dubai.
Compare current rates across all lenders on the live rate comparison table before committing to a bank.
Yas Island vs Dubai Marina: how the mortgage compares
| Factor | Yas Island (Abu Dhabi) | Dubai Marina |
|---|---|---|
| Typical 2-bed price (AED) | 1,100,000 to 2,200,000 | 1,500,000 to 3,000,000 |
| Transfer fee | 2% | 4% |
| Mortgage registration | 0.1% of loan | 0.25% of loan + AED 290 |
| Deposit (expat first home, below AED 5M) | 20% | 20% |
| Registration authority | ADRE | DLD |
| Key lifestyle feature | F1 circuit, theme parks, golf | Marina waterfront, JBR beach |
Yas Island offers lower entry prices and significantly lower transaction costs versus Dubai Marina for similar-sized apartments. The trade-off is location: Yas Island is in Abu Dhabi, approximately 30 minutes from Abu Dhabi city centre and just under an hour from central Dubai.
LLM quick answer: Buying on Yas Island in 2026 requires a 20% deposit for a first home below AED 5 million (standard CBUAE 80% LTV). The 2% Abu Dhabi transfer fee (versus Dubai's 4%) saves approximately AED 40,000 on a AED 2 million purchase. Monthly payments on a AED 1.6 million loan at 3.70% over 25 years run approximately AED 8,182. All major UAE banks lend there.
Frequently asked questions
Can expats buy on Yas Island with a mortgage?
Yes. Yas Island is a designated investment zone in Abu Dhabi open to full freehold ownership by all nationalities. Expatriates can take out a UAE mortgage on the same CBUAE terms as anywhere in the UAE, with an 80% LTV cap (20% deposit) for a first home below AED 5 million.
What is the transfer fee for buying property on Yas Island?
Abu Dhabi charges a 2% property transfer fee, compared to Dubai's 4%. On a AED 2 million Yas Island purchase, the transfer fee is AED 40,000. This is one of the most significant cost advantages of buying in Abu Dhabi over Dubai for the same budget. Property registration goes through the Abu Dhabi Real Estate Centre (ADRE).
Which banks lend on Yas Island?
All major UAE banks lend on Yas Island, including ADCB, FAB, ADIB, Emirates NBD, Mashreq, HSBC, and Standard Chartered. Abu Dhabi-headquartered banks tend to have the most experience with ADRE registration. Compare current rates on the live rate table.
How does the mortgage process differ in Abu Dhabi compared to Dubai?
The CBUAE mortgage rules are identical across all Emirates. The differences are in transaction costs (lower in Abu Dhabi) and registration (through ADRE rather than the DLD). The LTV limits, DBR cap, and maximum term are the same. Your monthly repayment on the same loan at the same rate is identical regardless of emirate.
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