Saadiyat Lagoons by Aldar on Saadiyat Island, Abu Dhabi. Four, five, and six bedroom mangrove villas across Al Sidr, Ethir, Wilds Phase 1, and Wilds Phase 2, beside protected wilderness.
UAE real estate · Transaction data
Saadiyat Lagoons is one of Aldar's most active villa communities on Saadiyat Island, but most published commentary on its price trajectory is either a single broker estimate or two conflicting analyst calls with no data behind either. Below is what the actual registered transaction data shows, sourced from ADREC (Abu Dhabi Real Estate Centre) via ADInteract, covering the three years to September 2026, across all four Saadiyat Lagoons clusters: Al Sidr, Ethir, Wilds Phase 1, and Wilds Phase 2.
Data as of 14 September 2026
1,589
Transactions recorded
AED 13.13 billion
Total transaction value
1,173
Primary (developer) sales
416
Secondary (resale) sales
26.2% of total volume
AED 7,964,553
Median price (all transactions)
AED 1,365/sqft
Median rate (all transactions)
Resale now makes up over a quarter of all transaction volume across Saadiyat Lagoons: a genuinely liquid secondary market, not just a handful of early flips.
| Cluster | Transactions | Total Value | Median Price |
|---|---|---|---|
| Al Sidr (Phase 2) | 641 | AED 5.33 billion | AED 7,993,890 |
| Ethir (Phase 2) | 227 | AED 1.75 billion | AED 7,681,230 |
| Wilds Phase 1 | 568 | AED 4.94 billion | AED 8,371,328 |
| Wilds Phase 2 | 153 | AED 1.11 billion | AED 6,642,884 |
Rather than a single before/after comparison, the clearest evidence of appreciation is the median transacted rate per square foot, tracked year over year across every cluster combined:
| Year | Transactions | Median Rate (AED/sqft) | Median Price |
|---|---|---|---|
| 2023 | 555 | AED 1,258/sqft | AED 7,590,338 |
| 2024 | 687 | AED 1,407/sqft | AED 8,007,494 |
| 2025 | 169 | AED 1,455/sqft | AED 8,421,624 |
| 2026 (to Sep) | 178 | AED 1,501/sqft | AED 8,671,138 |
The rate per square foot has climbed every year since launch: a steady, sustained trend rather than a single spike, and one that continued through 2026 rather than reversing.
The clearest single appreciation figure compares the median price in each cluster's launch window (transactions to 14 March 2024) against the median price in the most recent 12 months (since 14 September 2025), matched by bedroom layout within each cluster.
| Cluster | Layout | Launch Median | Now Median (12mo) | Change |
|---|---|---|---|---|
| Al Sidr | 4-bed | AED 7,284,559 | AED 7,840,000 | +7.6% |
| Al Sidr | 5-bed | AED 8,557,755 | AED 9,244,127 | +8.0% |
| Al Sidr | 6+-bed | AED 10,746,841 | AED 10,997,922 | +2.3% |
| Ethir | 4-bed | AED 6,396,106 | AED 6,528,363 | +2.1% |
| Ethir | 5-bed | AED 7,763,236 | AED 8,658,778 | +11.5% |
| Ethir | 6+-bed | AED 9,509,580 | AED 9,545,170 | +0.4% |
| Wilds Phase 1 | 4-bed | AED 6,437,278 | AED 8,700,840 | +35.2% |
| Wilds Phase 1 | 5-bed | AED 8,371,124 | AED 9,795,411 | +17.0% |
| Wilds Phase 1 | 6+-bed | AED 9,480,296 | AED 11,275,000 | +18.9% |
| Wilds Phase 2 | 4-bed | AED 6,381,148 | AED 7,592,800 | +19.0% |
| Wilds Phase 2 | 5-bed | AED 7,705,412 | AED 8,470,143 | +9.9% |
| Wilds Phase 2 | 6+-bed | AED 9,626,017 | AED 10,900,000 | +13.2% |
| Combined (all clusters/layouts) | All layouts | AED 7,678,522 | AED 8,658,778 | +12.8% |
These figures compare the median transacted price for a given bedroom layout in each cluster's launch window against the median for the same layout in the most recent 12 months. They are not matched pairs of the same physical unit resold. Public transaction data doesn't expose plot or unit numbers, but they are based on real, dated, registered transactions rather than estimates. Sample sizes were not provided per row in the source extract, so they are not shown.
Two research houses have published conflicting reads on Saadiyat villa pricing: Knight Frank recorded Saadiyat villas up around 21% in the year to June 2026, while Cushman & Wakefield Core recorded them down 9% year-on-year over roughly the same period. The registered transaction data for Saadiyat Lagoons specifically shows a sustained upward rate trend in every year since 2023, AED 1,258/sqft in 2023 rising to AED 1,501/sqft in 2026, which aligns with the upward read rather than the downward one, at least for this community. The two analyst figures may cover a different scope (all Saadiyat villas vs. Saadiyat Lagoons specifically), which could explain the gap; this page reports what the registered data for Saadiyat Lagoons itself shows, without claiming to settle the broader Saadiyat-wide question.
With 26% of transaction volume now resale and a rate trend that has risen every year since launch, Saadiyat Lagoons has moved from a purely off-plan story to a community with a real, liquid secondary market and a track record to point to. For anyone comparing it against Aldar's newer Saadiyat Island releases, including Talay at Marsa Al Saadiyat, which is currently open for registration, this transaction history is useful context on how Aldar's villa product on this island has actually performed, not just how it was marketed at launch. See also Marsa Al Saadiyat.
The official Aldar master plan for Saadiyat Lagoons on Saadiyat Island, Abu Dhabi. Villa plots sit along mangrove water and the waterfront trail.
The official Aldar location map places Saadiyat Lagoons on Saadiyat Island, Abu Dhabi, beside the cultural district and neighbouring islands.
Official Aldar stills of the mangrove villa community on Saadiyat Island.
This dataset covers sales transactions only. It doesn't include rental data, so no yield figure is calculated from it directly. Third-party estimates put gross rental yields on Saadiyat Lagoons villas at around 4–4.5%, but that figure is a market estimate from a brokerage source, not derived from registered rental contracts, and should be treated accordingly.
4–4.5% is a third-party brokerage estimate, not derived from ADREC registered rental contracts.
Talay at Marsa Al Saadiyat is currently open for registration. The figures above are Saadiyat Lagoons registered-market context, not Talay pricing.
Transaction data: ADInteract (adinteract.co), sourced from ADREC (Abu Dhabi Real Estate Centre), covering 13 September 2023 to 14 September 2026, filtered to Saadiyat Lagoons – Phase 2 – Al Sidr, Saadiyat Lagoons – Phase 2 – Ethir, Saadiyat Lagoons – Wilds – Phase 1, and Saadiyat Lagoons – Wilds – Phase 2. Per-row sample sizes for the launch-window comparison were not provided in the source extract used for this page, so they are omitted rather than estimated. Analyst commentary: Knight Frank, Cushman & Wakefield Core, and Cresco Real Estate, as cited above. This page is for informational purposes only and is not financial or investment advice.
Hot launch
Aldar Properties launched its landmark waterfront master plan on Saadiyat Island on 22 July 2026. Priority registration is open ahead of first residential sales expected in H2 2026. Its first villa release, Talay, is now revealed.
Hot launch · Saadiyat Island · July 2026
Beaches, marina neighbourhoods, and the closing chapter of the Saadiyat Island masterplan sit behind this release. Layouts, unit sizes, prices, and payment plans have not yet been released by Aldar. Register now so The Upsides can send release notices when chapters go live.
General information only, not investment advice. Prices, availability, specifications and charges are subject to change. The Upsides is a trading name of a licensed Abu Dhabi real estate brokerage holding authorised agency agreements with the respective developers for the projects referenced on this site (including Aldar Properties, Eagle Hills, and Modon). This is not an official Aldar Properties PJSC, Eagle Hills, or Modon website. Confirm details with us and licensed advisors before you commit. Forward-looking statements are subject to official confirmation by the relevant developer.
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