Noya Viva: Freehold Townhouses and Villas on Yas Island
Noya Viva is a completed residential community by Aldar Properties on Yas Island, Abu Dhabi. The project sits within the Noya sub-district, a lower-density section of the island with park-facing streets and green space integrated into the neighborhood layout. The development spans townhouses and villas across 2-bedroom, 3-bedroom, and 4-bedroom configurations.
What Yas Island Means in Practice
Yas Island has a clear and established identity in Abu Dhabi. The leisure offer is extensive: Ferrari World, Yas Waterworld, Warner Bros. World, Yas Mall, and the Yas Marina Circuit are all within the island boundary. The Formula 1 Grand Prix takes place there each year, giving the island a consistent international profile that feeds through to its residential market.
For daily life, the island is self-contained. International schools, hospitals, and a wide retail base are all accessible within the island boundary without a mainland crossing. Road access is direct: the E11 highway puts central Abu Dhabi at roughly 20 to 25 minutes by car. Abu Dhabi International Airport is under 20 minutes. Dubai runs approximately 90 minutes via the E11 and Sheikh Zayed Road.
For investors, Yas Island draws from two tenant segments. Expatriate families are attracted by the schools, medical facilities, and residential infrastructure. The island's year-round event calendar, anchored by Formula 1 and ongoing theme park activity, creates demand from a second tenant cohort beyond the family renter.
AED 1.65 Million: What the Entry Price Covers
AED 1,650,000 is the listed starting price in Noya Viva, corresponding to a 2-bedroom townhouse at 1,334 sq ft.
The project includes three unit formats. 3-bedroom townhouses come in two layouts: a mid-unit at 1,754 sq ft and an end-unit at 1,786 sq ft. The largest option is a 4-bedroom villa at 2,260 sq ft, roughly 70% larger by floor area than the entry-level townhouse.
All units come with a private garden and covered parking as standard. The townhouse format provides private outdoor space rather than shared terraces, which places this project differently from apartment alternatives at comparable price points in Abu Dhabi.
The Amenity Set
| Category | Items |
|---|---|
| Private | Private Garden, Private Pool, Balcony, Covered Parking |
| Shared leisure | Shared Pool, Shared Spa, Shared Gym, Children's Pool, Barbecue Area |
| Family | Children's Play Area, Pets Allowed |
| Home interiors | Maids Room, Study, Walk-in Closet, Built-in Wardrobes, Kitchen Appliances, Central A/C |
| Services | Security, Concierge, Networked |
| Views | View of Landmark |
Noya Viva lists 21 amenities, and the private-use items are the most distinctive. A private pool in a townhouse community at this price point is not standard in Abu Dhabi. The maids room, walk-in closet, and study in the unit specification point toward families intending to occupy the property, rather than investors prioritizing yield per square foot.
The concierge and shared spa place this in managed-community territory, with active facilities beyond basic security and maintenance. The children's pool, children's play area, and pets-allowed policy reinforce the family focus and extend the community's tenant appeal.
Delivered March 2024
Noya Viva reached its expected completion in March 2024. Buyers entering now are acquiring a finished property in a settled community. No off-plan waiting period or construction risk applies.
5% Entry, 60% at Handover
| Phase | Percentage | Amount (AED 1.65M base) |
|---|---|---|
| Down payment | 5% | AED 82,500 |
| During construction | 35% | AED 577,500 |
| Handover | 60% | AED 990,000 |
The 5% down payment is low for a freehold property transaction in Abu Dhabi. AED 82,500 secures the unit at entry.
The structure is back-loaded. 60% of the purchase price, AED 990,000, falls at handover. There is no post-handover installment plan. The full outstanding balance settles at the point of transfer, not spread over subsequent months or years.