A boutique seventeen-storey tower on Al Reem Island: 171 apartments and duplexes from one to three bedrooms, three separate amenity floors including a sky pool on the seventeenth, and completion anticipated in Q4 2028 — on an island that is the one part of Abu Dhabi exempt from the emirate's rent freeze.
Three developer documents: the A1LA Residence brochure, Object 1's project page read on 25 September 2026, and — unusually for a page at this stage — two live unit quotations dated 17 September 2026, one for a two-bedroom on the third floor and one for a three-bedroom on the sixth. Those two carry the unit plans, the typical floor plate with every unit type and its area, and the full payment schedule.
That is also the limitation. Two quotations are not a price list. Object 1 has not published one, so this page shows what those two units were quoted at and does not turn them into a rate for the building. Anything genuinely unpublished — the service charge, the availability, the per-type prices — is listed in what is not confirmed rather than filled in.
A1LA is a single tower rather than a community — basement, ground, two parking levels, seventeen residential floors and a roof. Object 1 names it after “Ayla”, a soft celestial glow, and the architecture follows that brief literally: curved balcony slabs that wrap the corners and stack the whole height of the building.
171 homes is genuinely boutique for Al Reem. ADREC projects 13,518 new homes on this island by 2030 — second in the emirate — so almost everything delivering here is large. A single mid-rise of this size is the opposite trade: fewer neighbours, fewer units competing with yours on resale and on rent.
The flip side: a small building spreads its amenity cost over fewer homes, which is why the service charge matters more here than usual — and it is the number Object 1 has not published.
Object 1 is a Dubai developer with roughly twenty-seven projects on its own portfolio list — Jumeirah Village Circle, Dubai Sports City, Al Furjan, Dubai Land. It runs offices in Downtown Dubai and in Abu Dhabi.
On that same published list, A1LA is its only Abu Dhabi project. We say so plainly because off-plan you are underwriting delivery, and a developer's record in the emirate is part of that. Ask for the escrow account, the ADREC project registration and the contractor before you reserve.
Object 1 splits the amenities across three levels rather than stacking them on a single deck, and the brochure says which sits where. That is a more useful disclosure than an amenity list, because it tells you what is above you and what is beside you.
The unit quotations carry the typical floor plate with each type labelled and dimensioned. That is the most useful single document in the set, because it lets you see the whole building's type mix rather than the one unit you were sent.
| Type | Area, sq ft | Area, m² (ours) |
|---|---|---|
| 1BR_03 | 818.92 | 76.1 |
| 1BR_01 | 824.52 | 76.6 |
| 1BR_05 | 855.19 | 79.5 |
| 1BR_02 | 872.63 | 81.1 |
| 1BR_04 | 950.56 | 88.3 |
| 2BR_01 | 1,180.91 | 109.7 |
| 2BR_05 | 1,207.71 | 112.2 |
| 2BR_03 | 1,253.13 | 116.4 |
| 2BR_02 | 1,501.13 | 139.5 |
| 2.5BR_04 | 1,882.18 | 174.9 |
| 3BR_02 | 1,919.42 | 178.3 |
| 3BR_01 | 2,050.52 | 190.5 |
Square feet are Object 1's, read off the floor plate. Metric conversions are ours. Two things to note: these are the types on one typical plate, so the duplexes — eight two-bed and eleven three-bed per the brochure — are not on it; and the plate labels a 2.5BR_04 type that the brochure's own unit mix table does not break out. Both documents are the developer's. We show the plate as the plate and do not reconcile them for it.
These are the two plans we hold, published whole with their room dimensions and their unit identity block. We have removed only the price panel that sat below them, because it carries a dated offer — the prices are in the terms section with the date attached, where they belong. Plans for the other types and for the duplexes have not been issued to us; ask and we will request the specific one you want.
Object 1 has not published a price list. What we have is two quotations for two specific units, both dated 17 September 2026. Read them as two data points on the rate, not as the rate.
| Unit | Area | List, AED/sq ft | List total | Offer rate | Offer total |
|---|---|---|---|---|---|
| 2 BR Type 02 · unit 304 · floor 3 | 1,501.13 ft² | 2,000 | AED 3,002,260 | 1,780 | AED 2,672,011 |
| 3 BR Type 02 · unit 602 · floor 6 | 1,919.21 ft² | 1,981 | AED 3,801,590 | 1,780 | AED 3,416,194 |
Taken from the quotations. The percentages are of the discounted selling price and they arithmetic-check exactly against both units.
On the two-bedroom that first payment is AED 190,716 — 133,601 of deposit, 53,440 of registration and 3,675 of admin — inside a fortnight. On the three-bedroom it is AED 242,809. The registration fee is a government charge on top of the headline price, not part of it, and it lands before you have paid a tenth of the purchase.
A 20/80 with a short fuse. You pay a fifth across roughly two years and four-fifths on one day in Q4 2028. That is capital-efficient while it lasts, and it is also an 80% cheque roughly two years out — about AED 2.14m on the two-bedroom, AED 2.73m on the three. Whether you cover that with a mortgage or with cash, decide now, not in 2028.
The horizon is the good part. Q4 2028 is two years away, not five. Compared with the 2031 handovers on the Hudayriyat and Saadiyat villa launches, A1LA asks you to forecast a much shorter stretch of the market — and it lets you exit or let the unit years earlier. On an island already exempt from the rent freeze, that combination is the real argument for this building.
A flat offer rate is a discount on the bigger unit, not on the smaller. Both units were offered at the same AED 1,780 per sq ft, but they are listed at AED 2,000 and AED 1,981 — so the headline discount is 11.0% on the two-bedroom and 10.2% on the three. If a flat rate is still being offered when you buy, the deepest discount sits on whichever type carries the highest list rate, which is not something a price list makes obvious.
And about the yield line. Object 1's brochure states 6–8% average annual returns for one and two-bedrooms on Al Reem, and ranks the island top three in Abu Dhabi for ROI. That is the developer's claim, not ours and not a regulator's; we have quoted it as theirs and left it there. What we will stand behind is in the market section below, and it comes from ADREC.
Short list, because the quotations answered more than most launch packs do. What is left is what we ask for in writing on every reservation.
These figures are neither the developer's nor ours — they come from ADREC's official Abu Dhabi Real Estate Market Report for H1 2026.
On the regulator's own scale, this is mid-market for the island. The quoted rates convert to roughly AED 19,200 per m² at the offer rate and AED 21,300–21,500 at list — ours, from the developer's per-square-foot figures. ADREC's H1 2026 range for Al Reem projects runs from about AED 9,000 to 29,000 per m². A1LA sits comfortably inside that, nearer the middle than either end: not the cheap end of Reem, and well below what branded beachfront on the same island is asking.
The rent-freeze exemption is the strongest structural argument here. From June 2026 the emirate froze residential rent increases, with renewals at 0%. The ADGM communities — Al Reem and Al Maryah — are the only ones exempt. If you are buying to let rather than to live, that single fact separates this island from Saadiyat, Yas and Hudayriyat, and it is the reason we keep pointing rental buyers at Reem.
Supply is the counterweight, and it is why small helps. Al Reem is second in the emirate for projected new homes. A 171-unit building competes for tenants and buyers against 13,518 projected homes on the same island — so the specific building, the floor and the view do more work here than the postcode. ADREC's own three-fold spread in per-m² pricing across Al Reem projects is the measure of how much that choice matters.
We summarised the whole report separately. Read the H1 2026 market summary → · Al Reem Island area guide → · Bab Al Qasr Residence 77 →
Send us the bedroom count and the floor you want and we will come back with what is actually available today, the current rate on that unit, and the six things listed above requested in writing — service charge, escrow, ADREC registration included. We work in Russian, Kazakh and English.
Independent analysis
Project pages describe what the developer is selling. These are our own views on the market around it — official data cited to its source, our interpretation labelled as opinion.
Information on this page last updated , from Object 1's brochure, two unit quotations dated 17 September 2026 and the developer's own project page. The quoted offer rate is dated and expires 30 September 2026. Written by Yeldar Nurmukanov, founder of Astana Real Estate and an ADREC-licensed broker in Abu Dhabi.
