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Property in Abu Dhabi under 3 million AED: Muheira and SENSI compared

Two off-plan releases in our Abu Dhabi collection sit under 3 million AED: Muheira on Al Reem Island from AED 1.6 million, and SENSI on Saadiyat Island from AED 2.8 million. Here is what each actually offers.

7 November 2026 · By Orven Properties · 4 min read

Pictured: Hilton Residences, Dubai Maritime City

Searching for property in Abu Dhabi under 3 million AED narrows the field to two off-plan releases in our collection: Muheira, on Al Reem Island, starting from AED 1.6 million, and SENSI, on Saadiyat Island, starting from AED 2.8 million. Both sit under the ceiling, but at very different points within it.

Muheira: entry price AED 1.6 million on Al Reem Island

Muheira is a two-tower development by Modon Properties in Shams Abu Dhabi, on Al Reem Island, close to the Abu Dhabi Global Market financial district on neighbouring Al Maryah Island. It offers one-bedroom apartments (74 to 86 square metres), two-bedroom units (113 to 156 square metres) and three-bedroom units (188 to 240 square metres). The landscaped podium includes a 25-metre pool, play areas and a kids' room, a cinema room, a gym, a yoga studio, padel courts, barbecue space and a rooftop terrace, with retail at ground level. The published payment plan is a 50/50 split, though the breakdown of instalments within that split is not published. Handover is set for Q2 2029.

SENSI: entry price AED 2.8 million on Saadiyat Island

SENSI, developed by Reportage Properties on Saadiyat Island near New York University Abu Dhabi, is a smaller release: 89 homes in total, made up of 43 two-bedroom apartments, 37 three-bedroom apartments and 9 four-bedroom townhouses. Amenities include a pool, a children's pool, a gym and shaded outdoor spaces, with 324 basement parking spaces and retail plus a business centre at ground level. Construction began on 5 June 2026, five months after launch. The payment plan is on request.

What a 2% registration fee looks like at each price

Abu Dhabi off-plan sales are registered on DARI at 2% of the sale price, initiated by the developer. At Muheira's AED 1.6 million entry price, that works out to AED 32,000. At SENSI's AED 2.8 million entry price, it works out to AED 56,000. Who actually pays this fee is set by the sale and purchase agreement, not assumed by default.

	Muheira	SENSI
Developer	Modon Properties	Reportage Properties
Island	Al Reem Island	Saadiyat Island
Entry price	AED 1.6 million	AED 2.8 million
2% registration fee at entry price	AED 32,000	AED 56,000
Payment plan	50/50 (breakdown on request)	On request
Handover	Q2 2029	On request

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Half the price of Muheira, in a concrete figure

Muheira's published plan is a 50/50 split. Applied to the AED 1.6 million entry price, that means AED 800,000 at one stage and AED 800,000 at the other, though the exact stages within that split are not published and should be confirmed with your adviser before you reserve.

Where each project actually sits

Muheira's two towers rise within Shams Abu Dhabi, a part of Al Reem Island that sits close to the Abu Dhabi Global Market financial centre on the neighbouring Al Maryah Island, with no distance figure attached to that proximity. SENSI's 89 homes sit on Saadiyat Island, near New York University Abu Dhabi, a cultural and academic island that also hosts several of Abu Dhabi's museums. Both islands appear on the UAE's historical list of zones open to non-UAE nationals, alongside Yas Island, Al Maryah, Lulu, Al Raha Beach, Sayh Al Sedairah, Al Reef and Masdar City.

Golden Visa: only one clears the threshold at entry

The UAE's federal Golden Visa rule applies to a property investment of at least AED 2 million, subject to conditions confirmed by the authorities. SENSI's AED 2.8 million entry price clears that threshold from its smallest unit. Muheira's AED 1.6 million entry price sits below it, though a larger unit within the same project could cross AED 2 million, at a price that is confirmed unit by unit.

FAQ

Which of the two is cheaper to enter? Muheira, from AED 1.6 million, is the lower entry price of the two; SENSI starts from AED 2.8 million.

Does SENSI qualify for the Golden Visa? At its AED 2.8 million entry price, yes, it clears the AED 2 million federal threshold, subject to conditions confirmed by the authorities.

Does Muheira qualify for the Golden Visa? Not at its AED 1.6 million entry price. A larger unit in the same project could cross AED 2 million, but that price is confirmed per unit.

Is a full payment schedule published for either project? No. Muheira publishes only the 50/50 split, and SENSI's plan is on request; your adviser confirms the detailed schedule before reservation.

How much is the DARI registration fee on a 1.6 million AED unit? AED 32,000, at 2% of the sale price, with the paying party set by the sale and purchase agreement.

Next step

Share your target budget, whether closer to AED 1.6 million or AED 2.8 million, with your adviser on WhatsApp at +971 52 776 1939 or at sales@orvenproperties.com, and we confirm current availability with Modon and Reportage directly. Our Muheira versus SENSI comparison and our Abu Dhabi entry prices overview go further. You can also start at /find-your-home/.