Mandarin Oriental Residences (Saadiyat Island) by Aldar
Saadiyat Island · Abu Dhabi
Terrace views over the Cultural District
Furnished residences at Mandarin Oriental Residences look toward the Saadiyat Cultural District, with terraces framed around the museum setting.
Mandarin Oriental Residences is a branded residential development by Aldar Properties in the Saadiyat Cultural District, Abu Dhabi, operated by Mandarin Oriental Hotel Group. Designed by Bjarke Ingels Group, two 10-storey towers hold 226 furnished residences from one to five bedrooms. Prices start at AED 7,073,740 and handover is scheduled for Q3 2028.
Quick facts
| Developer | Aldar Properties |
|---|---|
| Brand operator | Mandarin Oriental Hotel Group |
| Architect | Bjarke Ingels Group (BIG) |
| Interiors | Lillian Wu Studio |
| Location | Saadiyat Cultural District, Saadiyat Island |
| Residences | 226 |
| Buildings | Two towers, ground plus nine floors (10 storeys) |
| Property types | 1 to 4-bedroom residences, plus 5-bedroom penthouses |
| Price from | AED 7,073,740 (AED 6,304 per sqft) |
| Payment plan | 65/35 — 10% booking, 55% construction, 35% handover |
| Service charge | AED 72 per sqft |
| Furnishing | Fully furnished |
| Handover | Q3 2028 |
| Construction status | Under construction |
| Escrow | Yes |
| Sales status | On sale |
Aldar holds a non-exclusive Mandarin Oriental licence; branding and managed services may end. Read the licence terms in your SPA before you commit. Read the licence terms in your SPA.
Interiors and setting
Furnished interiors, terrace outlooks, and Cultural District exteriors at Mandarin Oriental Residences. Autoplay pauses when you prefer reduced motion.
Living and kitchen
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Walk Mandarin Oriental Residences in a first-party gallery on The Upsides: Bjarke Ingels Group towers, museum terraces, and Lillian Wu furnished interiors from AED 7,073,740.
Inside The Upsides
Mandarin Oriental Residences by Aldar
Open the gallery tourFirst-party gallery only. No third-party developer embeds.
226 residences make up Mandarin Oriental Residences across the twin towers in the Saadiyat Cultural District. Aldar Properties is selling from that total now; which stacks and configurations remain open changes as units reserve.
Current released stock is confirmed on request with The Upsides rather than listed unit-by-unit on this page. Message for the active mix of one- to four-bedroom residences and five-bedroom penthouses before you plan a visit or a booking.
Residences at Mandarin Oriental Residences start at AED 7,073,740, or AED 6,304 per square foot on a 1,122 sqft (104 sqm) one-bedroom in current released stock. Price rises with bedroom count, outlook, and floor; four-bedroom and penthouse figures are released on request.
Branded residences in the Saadiyat Cultural District typically price above unbranded apartments nearby because buyers pay for Mandarin Oriental Hotel Group service standards and furnished delivery. Entry pricing was reported around AED 6.2 million in early 2025 against AED 7,073,740 today; that earlier figure is reported, not an Aldar Properties published schedule.
The payment plan at Mandarin Oriental Residences is structured 65/35. Buyers pay 10% on booking, a further 55% in instalments across the construction period, and the remaining 35% on handover in Q3 2028. Funds are held in a developer escrow account.
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Construction instalments at Mandarin Oriental Residences fall due against build milestones rather than fixed calendar dates, so the payment schedule can move as construction advances. Review the full stage table and worked example on the Mandarin Oriental Residences payment plan page before you commit liquidity. Mandarin Oriental Residences payment plan details.
Service charges at Mandarin Oriental Residences are set at AED 72 per square foot. On a 1,122 sqft one-bedroom that is roughly AED 80,800 a year, or about AED 6,730 a month, before utilities. Branded residences carry higher service charges than unbranded stock because the fee covers hotel-standard services: concierge, security, and brand-standard maintenance of the shared amenities.
Model AED 72 per sqft against any gross yield assumption for Mandarin Oriental Residences before you compare net returns with unbranded Saadiyat Island stock. Service charge figures are the developer’s current published rate, are set annually, and are subject to change; confirm the live charge with The Upsides when you underwrite a unit.
Aldar Properties floor plans for Mandarin Oriental Residences list eight configurations rather than a flat bedroom count alone. Parking is one space for 1 BED and 2 BED, and two spaces from 2 BED + MAID upward. Layouts may vary by design category. Average sizes follow the brochure availability table where published.
Entry released stock is 1,122 sqft (104 sqm); the brochure availability table averages about 103 sqm (1,109 sqft). 1 parking space. A one-bedroom residence with an open living and dining area, a kitchen, a powder room plus a primary bathroom (1.5 bathrooms), and outdoor terrace space. Exact room relationships vary by design category on Aldar Properties floor plans. Suits a single occupant or couple seeking a furnished Cultural District base with hotel-managed services.
Brochure average about 204 sqm (2,196 sqft), with balcony area averaging about 58 sqm. 1 parking space. Two bedrooms with living and dining space, a kitchen, and terrace access. Bathroom provision follows the design category for that stack; confirm the live drawing before you reserve. Suits couples or small households that want a second bedroom for guests or a study without a maid’s room.
Published average about 215 sqm (2,314 sqft) on the brochure unit schedule. 2 parking spaces. Two principal bedrooms plus a maid’s room with its own bathroom, alongside living, dining, and kitchen areas. The maid’s room is a separate support bedroom rather than a third principal suite. Suits households that keep live-in help and want two family bedrooms in the Saadiyat Cultural District.
Shown on the tower GA drawings; a separate size band is not on the brochure availability table, so confirm the live unit area with The Upsides. 2 parking spaces. Three bedrooms arranged around a shared living and dining core, with kitchen and terrace. Ensuite and wardrobe arrangements differ by design category. Suits families needing three bedrooms without a dedicated maid’s room or study.
Brochure average about 249 sqm (2,680 sqft); larger 3 BED + MAID pool residences average about 576 sqm (6,200 sqft). 2 parking spaces. Three principal bedrooms plus a maid’s room with its own bathroom. Living, dining, kitchen, and terrace areas complete the plan; laundry and storage provision varies by design category. Suits larger households that want three family bedrooms and a staff room in one residence.
Listed on the tower GA drawings; no published average area appears on the brochure table, so size is confirmed per unit on request. 2 parking spaces. Three principal bedrooms, a maid’s room with bathroom, and a study that can function as a workroom rather than a fourth bedroom. The study is the clearest differentiator versus the standard 3 BED + MAID plan. Suits buyers who need a separate workroom alongside three bedrooms and staff accommodation.
Brochure average about 644 sqm (6,932 sqft) for 4 BED + MAID residences with pool. 2 parking spaces. Four principal bedrooms plus a maid’s room with bathroom, with living, dining, kitchen, and terrace zones scaled for a larger household. Confirm pantry, laundry, and powder-room details on the Aldar Properties drawing for that unit. Suits multi-generational or larger families comparing Cultural District apartments at Mandarin Oriental Residences.
Brochure average about 2,026 sqm (21,808 sqft) for five-bedroom penthouses with pool. 2 parking spaces. Aldar Properties describes the penthouses as single-level living with 360-degree views of the sea, the Saadiyat Cultural District, and the Abu Dhabi skyline. Exact room counts beyond five bedrooms and internal arrangement are confirmed on the live plan. Suits buyers seeking the largest residence type at Mandarin Oriental Residences with the widest outlook.
Bjarke Ingels Group (BIG) designed Mandarin Oriental Residences as twin courtyard buildings whose terraces cascade toward the Zayed National Museum. Rounded courtyards frame the museum view from the Saadiyat Cultural District site. The two towers rise ground plus nine floors, holding the 226 residences within that mid-rise envelope.
Lillian Wu Studio, a New York-based practice, is responsible for the interiors at Mandarin Oriental Residences. Published materials describe warm palettes, layered textures, and bronze detailing across the furnished residences. Interior specification travels with the unit drawings and finishes schedule for each design category.
Shared amenities at Mandarin Oriental Residences follow Aldar Properties' published list for the Saadiyat Cultural District towers.
24-hour security and Mandarin Oriental concierge are standard at Mandarin Oriental Residences. Private dining and catering, private chef, event planning, travel planning, private yoga and meditation classes, and children's programmes are à la carte, available on request for an additional fee. Those à la carte services are not part of the base service charge.
Mandarin Oriental Residences carries 3 Pearl Estidama PBRS certification, which rates building performance under Abu Dhabi’s Estidama Pearl Building Rating System. It also holds 2 Stars Fitwel certification, which scores how the design supports occupant health and wellbeing.
Mandarin Oriental Residences occupies a plot inside the Saadiyat Cultural District on Saadiyat Island. Louvre Abu Dhabi operates today beside that district; Zayed National Museum and Guggenheim Abu Dhabi remain announced rather than operating visitor attractions. Berklee Abu Dhabi and more than 60,000 sqm of surrounding retail, entertainment and leisure sit in the wider Cultural District programme, with bridge connection from Saadiyat Island to mainland Abu Dhabi. Distances below are road figures to nearby landmarks. Read the Saadiyat Island guide for the wider destination context.
Aldar Properties is Abu Dhabi’s principal master developer behind Saadiyat Island residential communities and large capital waterfront destinations. At Mandarin Oriental Residences, Aldar Properties builds, sells, and carries the contractual obligations in the SPA. Buyers assessing four years of payments are contracting with Aldar Properties as developer and seller.
Mandarin Oriental Hotel Group sets and maintains service standards for the branded residences under the licence arrangement. The operator is not the seller and does not carry construction responsibility. Understanding that split matters before you underwrite the brand premium attached to Mandarin Oriental Residences.
Buying off-plan at Mandarin Oriental Residences follows Aldar Properties’ sales process under Abu Dhabi Real Estate Centre (ADREC) rules: reserve a unit, sign a sales and purchase agreement (SPA), pay into the project escrow account, complete ADREC registration steps, meet construction milestones, then take handover when the unit is ready.
You start by reserving a specific residence with Aldar Properties through The Upsides or an authorised sales channel. The booking stage under the published 65/35 plan is 10% of the purchase price, paid to open the reservation against the chosen unit.
The SPA is the binding contract with Aldar Properties as seller. It sets the unit, price, payment schedule, title form, and handover target. Read the Mandarin Oriental licence terms in that SPA before you sign, because branding and managed services sit under a non-exclusive licence that can end.
Buyer funds for off-plan units in Abu Dhabi are deposited into a project escrow account tied to the development and overseen under ADREC’s escrow framework. Escrow keeps purchase monies ring-fenced for the project; it does not guarantee the Q3 2028 handover date.
Every off-plan sale is registered with ADREC through the SPA so the buyer’s interest is recorded in Abu Dhabi’s real estate registers. After registration, buyers can typically track the recorded sale through official Abu Dhabi channels such as the Dari / ADREC services. Exact filing steps and fees for your nationality sit with ADREC and the SPA.
After the 10% booking payment, 55% falls due across construction milestones and the final 35% is due on handover. Construction instalments follow build progress rather than a fixed calendar grid, so liquidity planning should follow SPA notices as works advance.
Handover is scheduled for Q3 2028. On completion you settle the final 35%, complete snagging and title steps set out in the SPA, and receive the furnished residence with Mandarin Oriental Hotel Group residential services under the licence then in force.
Non-GCC nationals can buy at Mandarin Oriental Residences because Saadiyat Island is a designated investment zone. Expect to supply identity documents for SPA and ADREC registration, confirm the title form in your SPA (freehold and, where used, usufruct or musataha), and take independent advice on banking, tax, and Golden Visa eligibility for your nationality. At AED 7,073,740 entry pricing, units sit above the commonly cited AED 2 million UAE property investment threshold for Golden Visa pathways; off-plan qualification still depends on current federal rules.
Non-GCC nationals can buy residences at Mandarin Oriental Residences because Saadiyat Island is a designated investment zone in Abu Dhabi. Title forms available to non-GCC buyers may include freehold and, where a release uses them, usufruct or musataha rights, with registration through the Abu Dhabi Real Estate Centre (ADREC). Exact title form and registration steps sit in the SPA for your unit. At the AED 7,073,740 entry price, every residence sits well above the commonly cited AED 2 million UAE property investment threshold for Golden Visa pathways; whether a specific off-plan purchase qualifies still depends on current federal rules for your nationality and must be confirmed independently.
The branded-residence premium at Mandarin Oriental Residences is driven by Mandarin Oriental Hotel Group service standards, furnished delivery, and a Saadiyat Cultural District address beside operating and announced cultural anchors. Saadiyat Island’s status as a designated investment zone underpins foreign ownership eligibility. Service charges of AED 72 per sqft are a material drag on net yield relative to unbranded stock; see the service charges section for the worked annual figure. Gross yields for the district are not published by Aldar Properties and must be modelled per unit.
For a fuller Saadiyat Island investment comparison focused on Marsa Al Saadiyat, read the Marsa Al Saadiyat investment case.
Handover at Mandarin Oriental Residences is scheduled for Q3 2028. Construction is under way and the development is at an early stage, with sales launched in November 2024. Buyers purchasing now are committing across roughly two years of construction before handover.
Between booking and handover, buyers at Mandarin Oriental Residences complete construction-linked instalments into escrow and monitor SPA milestones with Aldar Properties. The Q3 2028 date is the developer’s target, subject to official confirmation by Aldar Properties as construction progresses.
Aldar Properties holds a non-exclusive licence to use the Mandarin Oriental name at this development. Aldar's own disclaimer states that the licence may be terminated, that the right to use the marks is not guaranteed, and that it does not form part of what a buyer acquires. Mandarin Oriental Hotel Group is not the seller and carries no responsibility for construction or for any return on investment. If the arrangement ends, the branding and the managed services attached to it may be withdrawn. On a development whose premium rests on that brand, read the licence terms in the SPA before committing.
Handover at Mandarin Oriental Residences is targeted for Q3 2028 and construction is at an early stage. Off-plan handover dates are targets, not guarantees, and can move.
You are buying from plans, renders and a show unit. Aldar's floor plans note that layouts may vary by design category.
Service charges of AED 72 per square foot sit high relative to unbranded stock in Abu Dhabi. On a 1,122 sqft one-bedroom that is roughly AED 80,800 a year before utilities, so weigh the charge against any rental assumption before you compare Mandarin Oriental Residences with unbranded Cultural District stock.
Private dining and catering, private chef, event planning, travel planning, private yoga and meditation classes, and children's programmes are à la carte and carry fees beyond the service charge.
55% of the purchase price falls due before handover against build milestones. Milestone-linked payments can arrive earlier or later than a calendar schedule would suggest.
Escrow protects buyer funds during construction but does not guarantee a delivery date.
Residences are delivered fully furnished, which limits personalisation before handover.
Branded residences typically resell to a narrower buyer pool than unbranded stock. Exit liquidity can take longer when demand concentrates among buyers who specifically want Mandarin Oriental Residences branding rather than any Saadiyat Cultural District apartment.
Buyers comparing Mandarin Oriental Residences often shortlist Marsa Al Saadiyat on the same island, Sama Yas at Yas Park, and The Canopies at Yas Point as Abu Dhabi island peers. Service charge per square foot is a clear published cost difference: AED 72 here against AED 18 at Sama Yas. A sibling Cultural District launch is Sei Saadiyat Cultural District, 778 wellness homes from AED 2.95M. For the Marsa Al Saadiyat investment horizon on the same island, see the Marsa Al Saadiyat investment case.
| Project | Price from | Unit types | Payment plan | Service charge | Handover | Developer | Branded |
|---|---|---|---|---|---|---|---|
| Mandarin Oriental Residences (Saadiyat Island) by Aldar | AED 7,073,740 | 1–4 bed + 5-bed penthouse | 65/35 | AED 72 / sqft | Q3 2028 | Aldar Properties | Yes — Mandarin Oriental |
| Sama Yas by Aldar | AED 5,905,725 (duplexes) | 1–3 bed apartments, duplexes, garden apartments | Confirm on SPA | AED 18 / sqft | Confirm on SPA | Aldar Properties | No |
| Marsa Al Saadiyat by Aldar | Not yet released | Mansions, villas, apartments, branded residences | Not yet released | TBA | First sales expected H2 2026 | Aldar | Branded residences planned |
| The Canopies at Yas Point by Aldar | From about AED 1.65M (studios) | Studio–3 bed apartments | 55/45 | Confirm on request | Target Q3 2030 | Aldar | No |
Questions
Aldar Properties is developing Mandarin Oriental Residences in the Saadiyat Cultural District, Abu Dhabi. Mandarin Oriental Hotel Group operates the branded residential services under licence and is not the seller of the homes.
Bjarke Ingels Group designed the two 10-storey towers at Mandarin Oriental Residences. Lillian Wu Studio is responsible for the interiors. Both appointments are published by Aldar Properties for this Saadiyat Island release.
Mandarin Oriental Residences sits in the Saadiyat Cultural District on Saadiyat Island, Abu Dhabi. Neighbours include Louvre Abu Dhabi and the announced Zayed National Museum and Guggenheim Abu Dhabi sites within the wider Cultural District.
Mandarin Oriental Residences holds 226 furnished residences across two towers. Types run from one to four bedrooms plus five-bedroom penthouses. Current availability within that total is confirmed on request.
Residences at Mandarin Oriental Residences start at AED 7,073,740, or AED 6,304 per square foot on current released stock. Prices above the entry point are released on request rather than published as a full public matrix.
The payment plan at Mandarin Oriental Residences is structured 65/35: 10% on booking, 55% across construction milestones, and 35% on handover in Q3 2028. Funds are held in a developer escrow account.
Handover at Mandarin Oriental Residences is scheduled for Q3 2028. That date is the developer’s target and can move; construction is under way following the November 2024 sales launch.
Service charges at Mandarin Oriental Residences are set at AED 72 per square foot. On a 1,122 sqft one-bedroom that is roughly AED 80,800 a year, or about AED 6,730 a month, before utilities. The published rate can change.
24-hour security and Mandarin Oriental concierge sit within the standard service offering. Private dining and catering, private chef, event planning, travel planning, private yoga and meditation classes, and children's programmes are à la carte and carry additional fees.
Yes. Residences at Mandarin Oriental Residences are delivered fully furnished. Furnished delivery limits how far buyers can personalise finishes and furniture before handover.
Aldar Properties floor plans list 1 BED, 2 BED, 2 BED + MAID, 3 BED, 3 BED + MAID, 3 BED + MAID + STUDY, 4 BED + MAID, and penthouse configurations. Parking is one space for 1 BED and 2 BED, and two spaces from 2 BED + MAID upward.
Saadiyat Island is a designated investment zone, so non-GCC nationals can buy residential property there. Title forms may include freehold and, where used, usufruct or musataha, with registration through ADREC. Confirm the SPA title for your unit before booking.
At the AED 7,073,740 entry price, every residence at Mandarin Oriental Residences sits above the commonly cited AED 2 million UAE property investment threshold for Golden Visa pathways. Off-plan qualification and document steps must be confirmed against current federal rules for your nationality.
Yes. Buyer funds for Mandarin Oriental Residences are held in a developer escrow account during construction. Escrow protects those funds; it does not guarantee the handover date.
Resale before handover at Mandarin Oriental Residences is governed by the SPA for your unit. Terms are confirmed on request with The Upsides.
Yes, in principle. Aldar holds a non-exclusive licence to use the Mandarin Oriental name. Aldar's disclaimer states the licence may be terminated and that branding and managed services may be withdrawn. That risk sits in the SPA, not in what you own as real estate title.
Current released entry stock is AED 6,304 per square foot on a 1,122 sqft (104 sqm) one-bedroom from AED 7,073,740. Larger configurations are priced on request.
Last reviewed: August 2026
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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 and Eagle Hills). This is not an official Aldar Properties PJSC or Eagle Hills website. Confirm details with us and licensed advisors before you commit. Forward-looking statements are subject to official confirmation by the relevant developer. The Upsides is not affiliated with, endorsed by, or acting on behalf of Mandarin Oriental Hotel Group.
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