Commercial Retail
Manchester City Yas Residences By Ohana Retail
CompletionQ3 2029
DeveloperOhana
LocationAbu Dhabi
Property
Manchester City Yas Residences by Ohana
Location: Yas Canal, Yas Island, Abu Dhabi
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This is the world's first Manchester City-inspired branded residential destination — a development that did not begin with a plot and a brief, but with a shared philosophy between Ohana Development and Manchester City Football Club: that a place built around elite performance, intentional living, and the culture of excellence can produce something categorically different from a residential project. What has emerged on Yas Canal is precisely that.
The retail units here sit within a master community of 170 hectares, designed to house a population of 5,000, with 50% of the site dedicated to open space and the canal promenade forming the community's primary social spine. Retail is not incidental to the plan — it is woven into the waterfront fabric, positioned along the canal promenade where residents, hotel guests, academy visitors, and the wider Yas Island population converge daily.
The setting is Yas Canal, a waterfront address within Yas Island — Abu Dhabi's most visited destination, a 25 sq km government-backed integrated island economy underpinned by Miral, ADQ, and Mubadala, and the primary beneficiary of Abu Dhabi's Tourism Strategy 2030.
Project Overview
The World's First Manchester City-Branded Residential Community
Manchester City Yas Residences by Ohana is a fully master-planned waterfront community stretching across 170 hectares along Yas Canal. The development integrates 1,500 villas and townhouses, 580 apartments (including penthouses), and maisonettes of landmark scale — all threaded together by 500,000 sq m of open space, a Crystal Lagoon, a canal promenade lined with retail and cafés, and a Manchester City-branded Training Academy that forms the experiential centrepiece of the community.
The retail units are positioned within this promenade, directly on the canal-facing streetscape that serves as the daily circulation route for thousands of residents, hotel guests, and visitors. The academy, hotels, dining venues, and community hub all generate foot traffic that passes directly through the retail frontage — organically, as part of how the neighbourhood is planned to function.
Ohana Development brings over 35 years of development philosophy rooted in what the developer describes as a family spirit — a customer-centric, long-term approach to living environments. Their partnership with Manchester City extends those values into a globally branded context that gives this address an identity no other development on Yas Island can replicate.
Building Configuration
- Master Plan Scale
- Residential Mix
- Community Facilities
Residential Unit Mix, Sizes & Pricing
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| Unit Type | Plot Area (sqft) | Plot Area (sqm) | Sellable BUA (sqft) | Sellable BUA (sqm) | Starting Price |
|---|---|---|---|---|---|
| Townhouse | 2,153 | 200 | 2,476 | 230 | AED 4,500,000 |
| Twin Villa | 2,691 | 250 | 2,949 | 274 | AED 5,900,000 |
| 4 BR Villa | 4,306 | 400 | 3,229 | 300 | AED 6,900,000 |
| 5 BR Villa | 6,458 | 600 | 4,822 | 448 | AED 9,300,000 |
| Maisonette | 11,302 | 1,050 | 18,492 | 1,718 | AED 36,500,000 |
| Apartment | AED 2,100 per sqft |
Retail Overview
- Property Type: Shell & core retail units for sale, positioned directly along the Canal Promenade — the community's primary pedestrian and social spine
- Level: Ground floor with mezzanine, giving each unit a two-level commercial footprint
- Frontage: Canal-facing, with direct pedestrian access from the promenade and full visibility to the community's primary circulation route
- Completion: Q3 2029
Three distinct unit formats are available within the masterplan, suited to different operator scales and brand profiles:
- Street Retail Units — smaller-scale units suited to cafés, boutiques, and lifestyle operators serving daily resident footfall
- Mid-Size Commercial Units — corner and irregular units offering more prominent frontage and increased floor area, suited to F&B, wellness, or experiential concepts
- Flagship Anchor Units — the largest units within the masterplan, designed for anchor tenants requiring significant ground floor presence and mezzanine capacity
- Total units, pricing, payment plan, and specific unit availability: Available upon request
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Project Amenities
Manchester City Training Academy
- Football Fields, Tactical Room, City Lounge, City Experience
- Gym & Fitness Training
- Wellness & Recovery: Oxygen Therapy Room, Cryotherapy & Infrared Suites, Hydrotherapy Circuit, Altitude/Heat Training Room, Mind Studio
- Trophy Gallery and Heritage Centre
- Spa & Sauna, Changing Rooms, Medical Centre & Clinics
- City Social Club, City Café, Retail Store, Grand Lobby
Waterfront & Outdoor Amenities
- Crystal Lagoon
- Canal Promenade with retail and cafés
- Canal Sports Lounge overlooking the marina
- Rooftop pools and Roof Garden Terraces
- Outdoor gym and Kids' Play Area
- Landscaped green areas and walking tracks
Social, Dining & Community
- Organic Fine Dining Restaurant
- City Café and Match Day Terrace
- 4-Star Hotel and 5-Star Hotel within the masterplan
- Private School, Clinic & Nursery, Mosque
- Grand lobby with immersive architecture
Island-Wide Connectivity
- Yas Express Shuttle — complimentary island-wide network connecting all attractions, Yas Beach, and Zayed International Airport, with daily routes to Dubai, Sharjah, Ras Al Khaimah, and Ajman
- Blue Highway Marine Transit — water taxi linking Yas Bay, Yas Marina, and Al Raha Beach
- Future Tram Line 4 (2026–2030) — direct planned connection to the airport
- Part of the Abu Dhabi Green Loop — Abu Dhabi is the first city in Asia to receive the UCI Bike City designation, with Yas Island integrated as a central node in its 1,000+ km cycling network
Design & Finishes
- Architecture defined by deep overhangs, vertical screens and layered façades that mediate light, shade and privacy without enclosure
- Double-height volumes in villa living areas connecting interior to garden
- Carefully selected material palettes that interact with light — harmonious textures, finishes, and tones designed to create sensory balance
- Interiors proportioned with what the developer describes as a sartorial approach — every corner considered, nothing left to chance
- All apartments positioned along the canal with direct views toward the water and promenade
- Maisonettes delivered across three to four levels with private pools and generous terraces
Views
- Retail frontage directly onto the Canal Promenade — the primary pedestrian corridor of the community, lined with cafés, dining, and waterfront activation
- Canal-facing sightlines toward the Manchester City Training Academy and the wider Yas Island entertainment cluster
- Surrounding context includes the Yas Marina Circuit, Ferrari World, SeaWorld, Warner Bros. World, and the forthcoming Wizarding World of Harry Potter and Disneyland Abu Dhabi
Location
Yas Canal, Yas Island: A Destination at the Intersection of Culture, Sport, and Capital
Yas Canal sits within Yas Island — and Yas Island is not comparable to any other investment address in the UAE. It is a government-backed, centrally planned island economy where supply is controlled, quality is assured, and the infrastructure has been built with long-term intent. The island recorded over 38 million visits in 2024 — a 10% year-on-year increase — and is forecast to account for more than half of all attraction visits across Abu Dhabi as the emirate scales toward 39.3 million visitors by 2030.
The retail opportunity here is structural. The question is not whether footfall will come — it is which operator is in position when it does.
What is Operational on Yas Island Today
- Ferrari World Abu Dhabi — the world's first Ferrari-branded theme park, home to the fastest indoor rollercoaster globally
- Warner Bros. World Abu Dhabi — one of the world's largest indoor theme parks, across six immersive lands
- SeaWorld Abu Dhabi — a marine life theme park with conservation-focused experiences
- Yas Waterworld Abu Dhabi — an expansive water park
- Yas Mall — the largest mall in Abu Dhabi, with over 400 retail outlets across 2.5 million sq. ft.
- Etihad Arena — an 18,000-seat multi-purpose indoor venue for global concerts and events
- Yas Marina Circuit — home of the Formula 1 Abu Dhabi Grand Prix
- Yas Links Abu Dhabi — ranked #1 golf course in the Middle East for 13 consecutive years, in the World's Top 100 Courses
- Yas Creative Hub — a 270,000 sq m media and gaming district, home to Ubisoft, CNN, and Unity Technologies, targeting 600+ companies and 16,000 professionals by 2031
- Yas Bay — a waterfront lifestyle destination with open-air dining promenade, entertainment venues, and marina views
- 200+ restaurants, 4,000 hotel rooms, and 19,500+ sq m of business space on-island
- 25,000 current residents with strong employment-led residential demand
What is Coming (2025–2030)
- The Wizarding World of Harry Potter at Warner Bros. World (2027–2028)
- Disneyland Abu Dhabi — announced May 2025
- Sphere Abu Dhabi — a 20,000-seat immersive entertainment venue
- E-Sports Island at Al Raha — the world's first dedicated gaming district
- Yas Creative Hub expansion: +16,000 jobs by 2031
- Future Tram Line 4 — direct Yas Island to Zayed International Airport connection (2026–2030)
Connectivity
- Sheikh Zayed Road (E11) — direct island access
- E12 — northern link to Abu Dhabi Island and Saadiyat Island
- E10 — southern connector toward Al Raha Creek and the mainland
- 30 minutes reach across the Abu Dhabi greater area
- 1-hour drive to Dubai
Proximity to Landmarks
- 5 minutes (walking distance) — Yas Island attractions
- 10–15 minutes — Abu Dhabi International Airport (Zayed International Airport)
- 15–20 minutes — Louvre Abu Dhabi, Saadiyat Island
- 15–20 minutes — Sheikh Zayed Grand Mosque
- 25–30 minutes — Al Reem Island, Corniche Abu Dhabi, Al Jurf
- 45–50 minutes — Al Maktoum International Airport
- 50–60 minutes — Dubai
Few retail addresses in the UAE can claim this range of proximity — an international airport under 15 minutes away, the cultural institutions of Saadiyat within 20, and Dubai within the hour. For a retail operator, this means the catchment is not confined to the resident population of Yas Island. It extends to every visitor arriving through Abu Dhabi, every tourist doing a day on the island, every corporate traveller staying at one of the on-island hotels, and every family driving in from the capital or down from Dubai for the weekend.
The Manchester City Yas Residences community adds a permanent, high-income residential base to that footfall — one that does not leave on Sunday evening.
Illustrative model
Scenario modeller
Set your own assumptions and see how Manchester City Yas Residences By Ohana Retail behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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How each figure is calculated
- Handover
- The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
- Gross yield
- Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
- Net yield
- (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
- Rent growth
- Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
- ROI
- Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
- ROE
- Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
- Cash-on-cash return
- Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
- IRR
- The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell’s Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.
Location
Manchester City Yas Residences by Ohana — Abu Dhabi