THE REAL COST OF A 10M AED VILLA IN ABU DHABI (AND WHY IT MIGHT BE A BARGAIN)

Think 10 Million Dirhams is expensive?Look again. In a world of inflated valuations, volatile currencies, and layered taxation, Abu Dhabi’s luxury real estate market is emerging as a global anomaly – offering sovereign-backed stability, ultra-prime assets, and untapped value. Not hype. Not speculation. Just truth measured in numbers. At Elvar, we believe a property’s price tag is only part of the story. The real question is: What is it truly worth – over time, across borders, and in legacy? WHAT AED 10M BUYS YOU IN ABU DHABI IN 2025 In 2025, AED 10M (approx. USD $2.72M) secures you: These homes typically include: Compare that to London, where $2.72M buys you a 2-bedroom flat without a view. Or Singapore, where foreign buyers are taxed up to 60%. Abu Dhabi, by contrast, quietly positions itself as a true capital sanctuary. “Real estate is the purest form of wealth. It roots your capital, elevates your credibility, and — if done right — builds your legacy.”Anonymous Family Office Chair THE TAX ADVANTAGE: WHAT YOU DON’T PAY TAX TYPE ABU DHABI (2025) GLOBAL BENCHMARK ANNUAL PROPERTY TAX 0% 1–3% (NY, Toronto, Tokyo) CAPITAL GAINS TAX 0% 15–30% (UK, US, EU) INHERITANCE TAX 0% 20–40% RENTAL INCOME TAX 0% 10–25% Abu Dhabi’s zero-tax framework is more than an investor incentive. It’s a long-term capital preservation strategy backed by sovereign policy. Over a decade, the savings alone can equate to the cost of an additional luxury unit. TRUE COST OF OWNERSHIP (ANNUAL) EXPENSE TYPE ESTIMATED ANNUAL COST (AED) COMMUNITY CHARGES 15,000 – 25,000 MAINTENANCE & UPKEEP 20,000 – 40,000 UTILITIES 15,000 – 20,000 INSURANCE 3,000 – 6,000 Total ~50,000 – 90,000 Globally speaking, this is staggeringly low. Especially when compared to cities like Paris or Hong Kong, where annual taxes alone eclipse this figure. RENTAL INCOME POTENTIAL (2025 AVERAGES) PROPERTY TYPE ANNUAL INCOME (AED) GROSS YIELD SAADIYAT BEACHFRONT (LT) 480,000 – 600,000 5.5% – 6.5% YAS GOLF VILLA (LT) 350,000 – 420,000 5.8% – 6.2% FURNISHED STR (PEAK) Up to 912,500+ 7.5% – 8.2% Abu Dhabi outperforms global prime markets: And remember — all of this yield is tax-free. “The goal is not just to own property. It’s to own peace of mind, and income that works while you sleep.”Elvar Quote WHAT AED 10M BUYS AROUND THE WORLD CITY WHAT $2.72M BUYS LONDON 2-bed flat, no views NEW YORK 1.5-bed apartment in Tribeca SINGAPORE 2-bed in Orchard, leasehold MONACO Studio or microflat ABU DHABI 5–6 bed waterfront or golf villa Abu Dhabi delivers global-grade luxury at regional prices – with no compromise on lifestyle, privacy, or yield. WHO’S BUYING THESE VILLAS IN 2025? The buyer pool is getting smarter, quieter, and more strategic – and Abu Dhabi is becoming the magnet. EXIT STRATEGY: APPRECIATION + LIQUIDITY According to ValuStrat Q1 2025: But numbers aside, liquidity depends on: In Abu Dhabi, a well-chosen villa sells itself – to the right buyer. FINAL PERSPECTIVE: IT’S NOT THE COST. IT’S THE CONTEXT. 10M Dirhams doesn’t just buy square footage. It buys: It’s not about how expensive something is.It’s about how little it costs to own it well, and how much it gives back – year after year. “Know what an asset is worth – not just in cash, but in clarity, consistency, and what it protects.”Warren Buffett Is it time to stop chasing prestige and start investing in peace of mind? Elvar clients don’t chase trends. They shape tomorrow.

SAADIYAT ISLAND VS YAS ISLAND: WHICH PATH BUILDS YOUR LEGACY?

Waterfront dreams or ROI machines?Two islands. Two visions. One defining decision. Full Blog In the elite world of real estate investing, it takes more than glossy brochures and big names to build legacy. It takes wisdom. Clarity. Alignment. Abu Dhabi’s Saadiyat and Yas Islands offer two powerful but profoundly different opportunities for investors. Both are rising icons – but which one aligns with your long-term vision, lifestyle preferences, and portfolio strategy? At Elvar, we believe investments should be more than transactions – they should be transformations. So, in this guide, we’ve prepared a leadership-level analysis to help you make the call. “Ninety percent of all millionaires become so through owning real estate.”Andrew Carnegie QUICK COMPARISON TABLE: SAADIYAT VS YAS ISLAND FEATURE SAADIYAT ISLAND YAS ISLAND KEY ADVANTAGE PRIMARY RISK CAPITAL APPRECIATION (2025) 21.2% YoY 17.5% YoY High long-term ROI (Saadiyat) High entry cost (Saadiyat) RENTAL YIELD 5.5%–6.2% 7.2%–8.4% Strong income flow (Yas) High turnover (Yas) BUYER TYPE Legacy investors, diplomats Entertainment-driven expats, yield seekers Stable tenancies vs fast flips Niche resale pool (Saadiyat) UPCOMING PROJECTS Guggenheim, Grove, Nouran Living Yas Canal, Bay Precinct, Etihad Arena Cultural capital vs entertainment hub Oversupply & tourism sensitivity (Yas) LIFESTYLE POSITIONING Ultra-luxury, cultural, private Mid-luxury, vibrant, accessible Prestige positioning (Saadiyat) Rental competition (Yas) LOCATION & LEGACY Saadiyat Island is Abu Dhabi’s cultural heart. Anchored by the Louvre Abu Dhabi, NYU Abu Dhabi, Cranleigh School, and the upcoming Guggenheim Museum, Saadiyat speaks to long-term thinkers, institutional tenants, and globally mobile families. Yas Island is designed to thrill – home to Ferrari World, Yas Marina Circuit, Warner Bros World, and soon, the Yas Canal mega project. Its transformation into a residential hub is reshaping mid-luxury investment across the UAE. “Don’t wait to buy real estate. Buy real estate and wait.”Will Rogers CAPITAL GROWTH: 2025 MARKET DATA METRIC SAADIYAT ISLAND YAS ISLAND CAPITAL APPRECIATION (YOY) 21.2% 17.5% PLOT PRICES (BEACHFRONT) AED 2,800+/sq.ft. AED 1,600–2,000/sq.ft. Investor Insight: Saadiyat wins on long-hold capital appreciation. Yas provides agile capital growth opportunities in the 3–5-year range. RENTAL YIELD COMPARISON PROPERTY TYPE YIELD: SAADIYAT YIELD: YAS VILLAS 5.5%–6.2% 6.1%–6.8% APARTMENTS 4.8%–5.4% 7.2%–8.4% Insight: Yas Island outpaces Saadiyat in gross yields, especially in mid-tier apartment complexes like Mayan and Water’s Edge. However, Saadiyat units attract longer-term executive tenancies, lowering management overhead and vacancy risk. BUYER PSYCHOLOGY: WHO ARE YOU SELLING TO? PROFILE SAADIYAT ISLAND YAS ISLAND TARGET BUYER Diplomats, international families, institutional tenants Athletes, influencers, short-let investors MOTIVATION Legacy, stability, exclusivity Lifestyle access, ROI speed, entertainment proximity “Know what your buyer will care about 10 years from now – and buy accordingly.”Barbara Corcoran DEVELOPMENT PIPELINE ISLAND KEY PROJECTS (2025–2027) ESTIMATED COMPLETION SAADIYAT Guggenheim Museum, Nouran Living, Grove Retail 2026–2027 YAS Yas Canal AED 3.5B project, Yas Bay, Arena zone 2025–2026 Insight: Yas offers more short-term construction impact. Saadiyat’s growth is quieter, slower, and significantly more curated. RISK ANALYSIS RISK TYPE SAADIYAT YAS LIQUIDITY RISK Smaller buyer pool, high ticket resale Fast turnover, high rental competition MARKET SENSITIVITY Lower (long leases, diplomatic class) Higher (tourism, STR market fluctuations) REGULATORY RISK Tighter zoning and development control Airbnb regulations under review “Risk comes from not knowing what you’re doing.”Warren Buffett CASE STUDY SNAPSHOT Sarah (London): Purchased a villa on Saadiyat for AED 22M in Q1 2024. As of Q1 2025, market value sits at AED 26.7M (+21%). Her children attend NYU Abu Dhabi, and she leases the guest annex to a French diplomat. Omar (Dubai): Bought two apartments in Mayan for a combined AED 3.4M. Annual gross rental income in 2025: AED 258,000 (7.6% yield). Plans to flip in 2026 after Yas Canal completion. ELVAR’S INSIGHT: ALIGN WITH PURPOSE, NOT HYPE Choose Saadiyat if you are: Choose Yas if you are: “You cannot change your destination overnight, but you can change your direction overnight.”John C. Maxwell This isn’t just about ROI. It’s about alignment with your values, your season, and your vision for the future. It’s not just about where you invest.  It’s about investing in what you believe in.So ask yourself: Which path echoes your values – fast yield or generational wealth? Turn Insight Into Legacy You’ve seen the numbers. You understand the narratives. Now it’s time to choose – not just where to invest, but what kind of investor you want to be. Because your portfolio should reflect your legacy – not someone else’s strategy. This is Elvar.We don’t sell. We align.We don’t follow trends. We shape futures.

WHY ABU DHABI IS THE WORLD’S BEST-KEPT REAL ESTATE SECRET IN 2025

The world talks about Dubai. Investors rush to Europe. But Abu Dhabi? It’s the quiet contender quietly building a legacy. In 2025, this city isn’t just rising – it’s redefining real estate. Full Blog: While Dubai dazzles the headlines, it is Abu Dhabi that is quietly crafting the future of luxury real estate investment. In 2025, Abu Dhabi has emerged not just as a wealthy emirate, but as a strategically positioned, economically diversified, investor-focused city with a deep commitment to transparency, sustainability, and long-term vision. This is not hype – it’s a data-backed, policy-supported, and quietly powerful transformation. In this article, we explore why Abu Dhabi has become the most compelling destination for global high-net-worth investors, family offices, and institutional players looking to diversify their portfolios. We decode the capital city’s investment ecosystem, growth indicators, strategic freehold zones, and the structural advantages that elevate Abu Dhabi above its regional and global peers. “Real estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for in full, and managed with reasonable care, it is about the safest investment in the world.”Franklin D. Roosevelt THE MACRO INVESTMENT LANDSCAPE “Buy land, they’re not making it anymore.”Mark Twain Abu Dhabi is no longer the oil-rich emirate that sits in Dubai’s shadow. The numbers tell a different story: With a currency pegged to the USD, no income tax, and zero annual property tax, Abu Dhabi is structurally designed to protect capital. 5 Reasons Abu Dhabi Protects Investor Capital in 2025 CAPITAL PROTECTION FACTOR WHY IT PROTECTS CAPITAL SOVEREIGN WEALTH FUNDS Abu Dhabi is home to two of the world’s largest and most respected sovereign wealth funds: ADIA (Abu Dhabi Investment Authority) Mubadala Investment Company Together managing trillions of dollars, these institutions anchor the local economy, de-risk the investment climate, and signal long-term fiscal stability. Investors benefit from operating in a city whose financial foundation is backstopped by sovereign assets diversified across 50+ countries. FREE CAPITAL MOVEMENT The UAE maintains free capital flow, meaning: No restrictions on repatriation of profits or invested capital. 100% foreign ownership allowed in designated freehold zones. No capital gains tax, inheritance tax, or wealth tax. These policies allow investors full freedom to move and grow capital without hidden bureaucratic friction. REAL ESTATE REGULATION (ADREC) The newly established Abu Dhabi Real Estate Centre (ADREC) consolidates real estate data, regulations, and consumer protection under one authority, enhancing: Market transparency Legal protection Data integrity This reduces risk, protects buyer rights, and curbs fraudulent listings – something many global investors have struggled with in other emerging markets. USD CURRENCY PEG The UAE Dirham (AED) is pegged to the US Dollar, providing: Currency predictability Inflation insulation Stable returns for dollar-based investors Unlike many emerging markets subject to currency devaluation, Abu Dhabi eliminates forex volatility from the investor equation. POLITICAL & LEGAL STABILITY Abu Dhabi offers: Zero political unrest, backed by a strong federal government A pro-business legal environment with commercial courts, arbitration centres, and strong IP laws Strategic alliances with global powers, further de-risking geopolitical exposure Investors can plan long-term without fear of policy whiplash, instability, or corruption. SAADIYAT, YAS & THE NEW FRONTIER “In the real estate business, you learn more about people, and you learn more about community issues, you learn more about life, you learn more about the impact of government, probably than any other profession that I know of.”Johnny Isakson The value appreciation in Abu Dhabi’s prime zones is outperforming global markets: Beyond the numbers lies the real story: these communities are built with legacy in mind.Saadiyat Island isn’t just a place to live – it’s a cultural landmark. With world-renowned institutions like the Louvre Abu Dhabi, the upcoming Guggenheim, and some of the most prestigious beachfront estates, it speaks to vision, excellence, and global influence. Yas Island, on the other hand, brings together waterfront living with world-class entertainment – home to Formula 1, championship golf, and international attractions like Warner Bros., SeaWorld, Ferrari World, Yas Waterworld, and the highly anticipated Disney project. These islands aren’t simply residential – they’re destinations that shape lifestyles, inspire ambition, and elevate what it means to belong. TRUST, TRANSPARENCY, AND THE HIGH-NET-WORTH INVESTOR Unlike the sales-driven ecosystems seen elsewhere, Abu Dhabi is making a radical shift: from transactions to trust. This is critical for HNWIs burned by aggressive sales cultures and opaque pricing. Investors no longer need to fear fake listings, hidden commissions, or unpredictable processes. The system is maturing. Fast. COMPARATIVE GLOBAL ADVANTAGE Still on the fence about Abu Dhabi? Let’s compare your options: Top Real Estate Markets for Capital Protection & ROI – Q1 2025 RANK MARKET AVG PRICE/SQ.FT (USD) PROPERTY TAX RENTAL YIELD 1 Abu Dhabi $259/Sq.Ft 0% 7.8% 2 Dubai $424/Sq.Ft 0% 6.5% 3 Toronto $1,151/Sq.Ft ~0.75% 5.5% 4 Sydney $1,100/Sq.Ft ~1.5% 5.0% 5 Paris $1,000/Sq.Ft ~1% 4.7% 6 London $2,100/Sq.Ft 3–5% 4.0–4.5% 7 Hong Kong $3,860/Sq.Ft ~15% 3.5% 8 Tokyo $1,000/Sq.Ft ~1.7% 3.0% 9 Singapore $1,200/Sq.Ft 2–4% 2.8% 10 New York $2,130/Sq.Ft ~1.7% 2.5% Abu Dhabi is the undervalued opportunity. A city backed by sovereign wealth, political stability, and one of the world’s most ambitious urban planning agendas. A REAL ESTATE MARKET DESIGNED FOR INVESTORS In 2024 and Q1 2025, the following trends shaped the market: Whether you’re a yield-focused investor or legacy buyer, Abu Dhabi offers a strong combination of income + growth + security. “Don’t wait for the perfect moment. Take the moment and make it perfect.”Zoey Sayward Abu Dhabi’s Premier Freehold Zones – Q1 2025 ZONE LOCATION INVESTOR APPEAL HNW BENEFIT GHANTOOT Between Abu Dhabi & Dubai Coastal master plan with luxury communities and direct highway access. Exclusive beachfront estates offering privacy and proximity to both emirates. MASDAR CITY Near Abu Dhabi Airport Sustainable urban development with green tech and business parks. Investment in eco-friendly properties aligning with ESG goals and offering long-term value. ZAYED CITY South of Airport Road Massive urban expansion with new government districts and transport hubs. Early entry into a developing administrative hub with potential for