The Wadi

THE UNIT MIX AT E1 AND E2

The 530 apartments are weighted heavily towards studios and one-bedrooms: 412 of the 530, or 77.7%, are one of those two types. That is the single most useful fact about this scheme, and it shapes both the rental profile and the retail trade underneath it.

The arithmetic checks in three places independently: E1's own mix sums to 383, E2's to 147, 383 + 147 is 530, and the factsheet states 530 outright. The release describes E1's two duplexes as three-bedroom; the factsheet lists them only as "Duplex", so the count is published and the configuration is attributed to the release.

No unit areas have been published. Neither document gives a square footage for any apartment type, so this page carries no apartment sizes and no residential price per square foot. Ask us and we will send the area schedule the moment Cosmo issues it.

WHAT YOU ACTUALLY GET AT HANDOVER

The apartments are handed over fully finished, not furnished, and without appliances — the developer's own words. Fully finished here means the unit is complete and habitable; it does not mean white goods and it does not mean furniture.

The specification Cosmo publishes for each unit is:

• Private balconies or terraces, as per the unit plan
• Kitchen cabinets and countertops
• Fully tiled bathrooms, en-suites and guest toilets
• Double-glazed windows
• A shower in each bathroom
• Central air conditioning
• Vanity units and mirrors
• Laundry and maid's room, as per the unit plan
• Private parking

What that list does not contain is the point. There is no oven, hob, extractor, fridge, washing machine or dishwasher, and no furniture. An investor letting a studio or one-bedroom at handover should budget for a kitchen fit-out and a furniture package on top of the purchase price, and should treat the gap between handover and first rent as real rather than notional.

AMENITIES AND SERVICES

The factsheet publishes thirteen amenities across the community, and a marina for yachts is the one that distinguishes it. In full, as the factsheet lists them: 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.

The factsheet describes the community as following the flow of water, with meandering pathways, a central green valley and native planting — Ghaf trees, date palms, mangroves and sculptural succulents — and says the journey "culminates at the marina, where yachts, shimmering water and uninterrupted views toward the Gulf" give the community its waterfront character. That is the developer's own characterisation of the setting, published as such.

No service charge has been published, and the amenity load here is not light: a marina, a promenade, a tennis club, a spa, a lounge, per-building gyms, jogging and cycling provision. Service charges come straight off net yield. Ask for the rate early, and treat any yield calculated for this project as gross until Cosmo publishes one.

LOCATION — YAS, AND WHY THIS IS NOT YAS ISLAND

The Wadi is in Abu Dhabi, in the area now commonly called Yas, and it is not on Yas Island. The developer's own 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 brief does not choose between them by picking — it publishes the factsheet's drive times, which are the honest geography, and states the position plainly. A project on Yas Island does not quote an 11-minute drive to Yas Island.

Everyone in the market is calling this area Yas, so Yas is the label used here. What is not used, anywhere on this page, is an island address.

These are the factsheet's location features, verbatim and in its own order:

Read as a set, those times place the plot between the airport and the Yas/Al Raha corridor rather than inside it. Five minutes to Zayed International Airport is the strongest single line in the list and it is the one an investor should weigh: airport-adjacent residential has a different tenant profile — crew, aviation and logistics staff, short-stay corporate — from island resort residential, and it is a more durable one. We state no walking time, no distance and no interchange of our own, and we publish no drive time the factsheet does not give.

PAYMENT PLANS — RESIDENTIAL

Cosmo has published one investor route and six instalment plans on the residential side. The investor route is full payment within three months, and the discount rises with unit size.

The instalment plans, as circulated:

Two observations, both of them arithmetic rather than opinion. First, the discount is the price of capital: the difference between the 5% plan and the 40% investor discount on a two-bedroom is the whole return on paying early, and it is unusually wide. Second, the two handover-weighted plans — 30/70 and 20 + 10 + 70 — carry the smallest discounts of the six, at 5% and 2%, which is the developer telling you precisely what deferral costs.

These are the terms as circulated on 15 September 2026, not a signed schedule. Confirm in writing which plan attaches to your unit before you reserve.

PAYMENT PLANS — RETAIL, AND THEY ARE DELIBERATELY NARROWER

The retail payment terms are not the residential ones, and the restriction is a real commercial fact rather than an oversight.

• Investor route: 25% discount on full payment within 12 months — a twelve-month window, not the three months the residential investor route allows.
• 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 a year + 70%-on-handover plan;
• any plan with a down payment below 30%.

So a retail buyer here has exactly two routes: pay in full inside a year for 25% off, or put 30% down for 15% off and pay 1% a month. There is no low-deposit entry to the retail units at The Wadi and no handover-weighted structure. That is a materially different capital commitment from the apartments above, and it should be modelled as one.

THE RETAIL UNITS AND THEIR PRICE PER SQUARE FOOT

Three retail units are priced on the schedule supplied to us on 15 September 2026, from AED 7,361,539 to AED 10,516,276. All three are in building E2, and the unit references and areas below are the schedule's own.

The schedule does not say whether these prices are before or after the investor discount, and the developer's release offers retail buyers 25% off for full payment within twelve months. This page assumes neither. Establish in writing which price you are being quoted before you reserve.

THE BASIS, AND WHY THIS RATE IS OURS AND NOT THE DEVELOPER'S

Every rate in that last column is our own arithmetic — price divided by the schedule's own stated area — and not a developer-published figure. Cosmo has published no price per square foot for these units.

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

What the schedule does not state is whether its areas are built-up or net internal. This site's standing rule is that a price per square foot is quoted on built-up area and the basis is labelled; here the basis is unstated, so no claim is made about it. Establish which it is, in writing, before you set this rate against anything else.

THIS IS E2's RETAIL, AND E1's IS NOT PRICED IN ANYTHING WE HOLD

The developer's release says 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 to reconcile.

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

The three units are listed in full, with the retail payment terms, at The Wadi — retail units.

THE INVESTMENT CASE

THERE IS NO REGISTERED TRANSACTION EVIDENCE ON THIS PAGE, AND THAT IS DELIBERATE

The Dubai Land Department register — the source behind every transaction figure on this site — covers Dubai. It does not cover Abu Dhabi. Abu Dhabi transactions register with the Abu Dhabi Real Estate Centre, and we hold no ADREC dataset.

There is therefore no median, no sale count, no completion percentage and no area benchmark for this project anywhere on this page, and there will not be one until we hold Abu Dhabi data. What that means for a buyer is worth stating plainly: at The Wadi you are pricing off the developer's own schedule and your own judgement, not off registered evidence. On a Dubai launch you can at least hold an asking price against what the surrounding district actually trades at. Here you cannot, and nobody publishing a Wadi page today can, whatever they imply.

APPLICABLE STRATEGIES

• Airport-adjacent letting. Five minutes to Zayed International Airport, against a stock that is 77.7% studios and one-bedrooms, is a coherent product: crew, aviation and logistics staff, and short-stay corporate demand. That is a different and generally steadier tenant base than resort-adjacent island stock, and it is the strongest case this scheme has.
• Paying early for the discount. A 40% discount for full payment within three months on a two-bedroom and above is a large, arithmetically clean return on deploying capital now rather than over five years. Whether it beats the alternative use of that capital over a Q4 2030 horizon is a question about your own cost of money, not about this project — but the number is unusually big and it is the developer's own.
• Retail at a fixed 30% entry. The retail terms allow no low-deposit entry at all, so these units are a capital-committing purchase rather than a leveraged one. Three units of 1,636 to 2,337 sq ft under 530 apartments weighted to studios and one-bedrooms is a convenience trade on a seven-day clock; that is the asset to model, not a speculative shell.
• Pre-handover resale is possible in principle on the instalment plans, and untestable here in practice. There is no registered resale evidence for this location because we hold no Abu Dhabi register, and a Q4 2030 handover is more than four years out.

RISKS AND WATCHPOINTS

• No registered evidence of any kind. Structural, not temporary. No transaction record, no comparable, no benchmark and no completion percentage for this project or its surroundings appears on this page, because the DLD register does not reach Abu Dhabi.
• The location is described two ways by the developer's own material. The blurb says Yas Island; the factsheet says 11 minutes to Yas Island. This page publishes the factsheet's geography. Anyone selling you this project as an island address is contradicting the developer's own factsheet.
• Fully finished is not furnished, and there are no appliances. Budget a kitchen fit-out and a furniture package on top of the price, and treat the gap between handover and first rent as real.
• No residential price exists. The discount percentages above are percentages of a number nobody has published. Until Cosmo issues a price list, no yield, no entry cost and no rate per square foot can be calculated for an apartment here, and any such figure you are shown by anyone should be traced to its source before you rely on it.
• No unit areas exist either. No apartment size has been published for any of the seven configurations, so nothing on this page states one.
• Only E2's retail is priced. The release gives E1 two retail units and E2 three; the schedule we hold prices E2's three and says nothing at all about E1's two. No area, price or unit reference exists for E1 on this page, and none is inferred from E2's rate.
• We are not told whether the retail prices are pre- or post-discount, against a release that offers retail buyers 25% off for full payment within twelve months. Confirm which you are quoted, in writing.
• The area basis on the commercial sheet is not stated. Internal equals total because external is zero, but whether that total is built-up or net internal is unknown, and it moves a price per square foot materially.
• No service charge has been published, against an amenity schedule that includes a marina, a promenade, a tennis club and a spa. Treat every yield as gross until a rate exists.
• Handover is Q4 2030 — more than four years out, in a phased community of around 3,950 units. Off-plan dates move, the SPA governs, and whenever you sell or let, the most likely competition is another unit inside The Wadi.
• Abu Dhabi's regime is not Dubai's. Registration, escrow, tenure and fees are ADREC's, and this page publishes no figure for any of them. Confirm them before you commit.

AVAILABILITY AND NEXT STEP

Cosmo circulated The Wadi's E1 and E2 material on 15 September 2026 and availability follows. The retail schedule above reached us the same day and carries no date of its own, so treat the three E2 units as available at 15 September 2026 and not after.

To register interest in The Wadi, get in touch and a Mitchell's adviser will follow up with the current availability, the plan attaching to your unit, the area schedule and the full price list the moment each is released.