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The Wadi Retail

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Property

The Wadi — Retail Units

Location: Yas, Abu Dhabi

Three retail units at The Wadi, a Cosmo residential community in Abu Dhabi, are priced on the developer's retail schedule from AED 7,361,539 to AED 10,516,276. All three sit in building E2, they run from 1,635.90 to 2,336.95 sq ft, and together they are 5,942.21 sq ft for AED 26,739,949.

The Wadi is not on Yas Island. The project is marketed under the name Yas, which is what this new area across the water is now commonly called, and Yas is the label used here. The developer's own factsheet gives Yas Island as an 11-minute drive, alongside 5 minutes to Zayed International Airport and 10 minutes to Masdar City. Nothing on this page asserts island frontage or an island address.

The Units and Their Prices

These three units are the whole of the retail schedule we hold for The Wadi. The unit references and the areas are the schedule's own; the rate column is ours.

Unit	Area (sq ft)	Price (AED)	Derived AED per sq ft
Retail E2-01	1,635.90	7,361,539	4,499.99
Retail E2-02	2,336.95	10,516,276	4,500.00
Retail E2-03	1,969.36	8,862,134	4,500.01
Total	5,942.21	26,739,949	4,500.00 blended

This is a flat rate card, and that is an observation of the arithmetic rather than a comment on the level: each price divided by its own stated area lands within two fils of AED 4,500 per square foot, and so does the total. We have not been given a rate card and we do not publish one — AED 4,500 is simply what the stated prices and areas produce.

We are not told whether these are pre- or post-discount prices. The schedule carries no wording either way, and the developer's release offers retail buyers a 25% discount for full payment within twelve months. Twenty-five per cent is too large a difference to assume in either direction, so establish in writing which you are being quoted before you reserve.

The Area Basis, and Why These Rates Are Ours

Every rate in the last column is our own arithmetic — the price divided by the schedule's own stated area. Cosmo has published no price per square foot for these units, and none is quoted here as though it had.

What the schedule does not state is whether its areas are built-up or net internal. Establish which it is, in writing, before you set these rates against any other unit — the basis is the single largest swing factor in a commercial price per square foot, and this page makes no claim about which one applies.

What This Schedule Covers, and What It Does Not

These are building E2's retail units. The developer's release states that E1 contains 2 retail units and E2 contains 3; the three priced units above are labelled E2 in the schedule itself, so the counts agree and there is nothing here to reconcile.

E1's two retail units are not priced in anything we hold. No area, no price and no unit reference for them appears in the factsheet, in the release or in this schedule. If E1 is the building you want, ask — we will put the question to the developer rather than infer a figure for E1 from E2's rate.

The Retail Payment Terms Are Narrower Than the Residential Ones

This is a real commercial fact about the units on this page, not an omission. Cosmo publishes two routes for retail and no others:

Investor route: 25% discount on full payment within 12 months — a twelve-month window, where the residential investor route allows three months.
The only applicable instalment plan: 30% down, 15% discount, 1% monthly.

Explicitly not applicable to retail, per the developer:

the 30% / 70%-on-handover plan;
the 20% + 10% after one year + 70%-on-handover plan;
any plan with a down payment below 30%.

So there is no low-deposit entry to the retail units at The Wadi and no handover-weighted structure. A buyer here pays in full inside a year for 25% off, or puts 30% down for 15% off and pays 1% a month. That is a materially heavier capital commitment than the apartments carry, and it should be modelled as one. These are the terms as circulated on 15 September 2026, not a signed schedule.

The Trade Above the Shopfront

The resident base is the most useful thing available about this retail, and it is published. The Wadi's first two buildings hold 530 apartments, and 412 of them — 77.7% — are studios or one-bedrooms.

Unit type	E1 (G+10)	E2 (G+8)	Total
Studio	128	60	188
1 bedroom	165	45	210
1 bedroom + 1	14	—	14
2 bedroom	63	32	95
3 bedroom	9	10	19
4 bedroom	2	—	2
Duplex	2	—	2
Total apartments	383	147	530

That is a dense, high-turnover, single-and-couple resident base rather than a family one — convenience grocery, coffee, laundry, pharmacy and quick-service food on a seven-day clock with no office-hours trough. It is the single most important input into a concept for a unit here, and at 1,636 to 2,337 sq ft these three units are sized for that trade rather than for an anchor box.

Two things sharpen it further. The apartments are handed over fully finished but not furnished and with no appliances, so a wave of residents will be fitting out kitchens and furnishing units around handover — a real, dated demand spike for white goods, furniture and fit-out trades. And the wider community is described by the developer as approximately 3,950 units launching in phases, so the catchment these three units serve is intended to be several times the 530 above.

Location and Connectivity

The Wadi is in Abu Dhabi, in the area now commonly called Yas, and it is not on Yas Island. The developer's blurb describes the project as Yas Island; the developer's own factsheet lists an 11-minute drive to Yas Island. Both cannot be true, and this page does not choose between them by picking — it publishes the factsheet's own drive times, which are the honest geography.

Drive time	Destination
05 min	Zayed International Airport
07 min	Etihad Arena, Yas Island
08 min	Al Raha Beach Resort
09 min	Ferrari World, Yas Island
09 min	Al Raha Beach
10 min	Masdar City
11 min	Yas Island
12 min	Sheikh Zayed Grand Mosque
14 min	Khalifa City
23 min	Abu Dhabi Downtown

Five minutes to Zayed International Airport is the strongest line in that list for a retail buyer. Airport-adjacent residential draws crew, aviation and logistics staff and short-stay corporate tenants — shift patterns that trade at hours a resort catchment does not. We state no walking time, no distance and no interchange of our own, and we publish no drive time the factsheet does not give.

The Community Above

The Wadi is described by the developer as a residential landscape following the flow of water, with meandering pathways, a central green valley and native planting, and a journey that culminates at a marina. Its published amenity schedule is: private parking; a marina for yachts; a gym for each building; children's play areas; shaded seating areas; retail and restaurants; a green avenue and gardens; a jogging track; a cycling path; a waterfront promenade; a tennis club; a lounge; and a spa. E1 and E2 sit on a 9,165 sq m plot and hand over in Q4 2030.

No service charge has been published for the retail units or for the community. Service charges come straight off net yield, so treat any yield you calculate for a unit here as gross until Cosmo issues a rate, and ask for it early — on an amenity schedule with a marina and a promenade in it, that is a material number rather than a rounding.

The Developer

The developer is Cosmo. The factsheet itself names no developer anywhere in its text; the attribution is Stephen Mitchell's own, given on 15 September 2026.

Cosmo and Reportage are the same group, on Stephen Mitchell's account of that date: the developer is Reportage, Cosmo is part of it, and Cosmo is the name the group brands under in Abu Dhabi — so a unit you have seen attributed to Reportage is a unit in this scheme. That is his account rather than a corporate structure we have verified against a commercial register; ask for the developing entity's name in writing before you commit.

There Is No Registered Transaction Evidence on This Page

The Dubai Land Department register — the source behind every transaction figure on this site — covers Dubai, and The Wadi is in Abu Dhabi. Abu Dhabi transactions register with the Abu Dhabi Real Estate Centre and we hold no ADREC dataset, so there is no median, no sale count, no comparable and no completion percentage here. At The Wadi you are pricing off the developer's own schedule and your own judgement, not off registered evidence.

Dubai's 4% DLD transfer fee, Dubai's Oqood interim registration and Dubai's registration trustee charge are not part of an Abu Dhabi purchase, and the buying-costs calculator elsewhere on this site is built on the Dubai schedule and must not be used to cost this one.

Availability and Next Step

The retail schedule above was supplied to Mitchell's on 15 September 2026 and carries no date of its own, so treat it as the position on that day and not after. Ask us and we will confirm the current availability, the floor and unit reference, whether E1's two retail units have been released, whether the price you are quoted is before or after the investor discount, and the area basis the schedule is measured on.

The full project release, and the register-your-interest form, is at The Wadi — project brief.

Areas and prices are the developer's own as at the stated dates and are subject to change. The Sale and Purchase Agreement governs the actual unit size.

Illustrative model

Scenario modeller

Set your own assumptions and see how The Wadi Retail behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Maintenance & management

Your figure — we publish none. Letting fees and routine repairs.

Service charge

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

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 Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.

Location

The Wadi — Yas, Abu Dhabi

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