Burtville Developments is putting up a new tower called Bab Al Qasr Residence 31, right on the Yas Bay waterfront on Yas Island in Abu Dhabi. Construction is underway now, with handover pencilled in for Q1 2029. To their credit, Burtville has been posting updates as the build moves along instead of going quiet until launch day. Once construction finishes, the building will feature 15 floors and 266 units. But the part we care about here is the larger end of that mix: 4-bedroom duplexes starting around AED 4.39 million, and 5-bedroom homes from AED 4.88 million.
What’s the pitch, basically? Location plus size. That’s it. The developer is delivering the units fully furnished, and a decent number of them offer sea or park views. In addition, residents get access to pools, a three-level health club, kids’ amenities, parking, and Yas Beach. Overall, the project feels more geared toward comfortable living than landlords looking to flip a studio. This is more suited to a family that actually needs four or five bedrooms. It could also work well for a household with parents, kids, and perhaps an in-law living together. Plus, being on Yas Island puts you close to most of the entertainment spots. However, if you commute into the city daily, drive the route yourself during rush hour first. Don’t rely only on the travel times shown in the brochure.
- Yas Bay waterfront.
- Q1 2029 handover.
- 4BR duplexes and 5BR apartments.
- Prices from AED 4.39M.
- The developer is Burtville Developments.
Facilities and amenities
- Infinity
- Outdoor
- shaded
- Health club
- Basketball
- Cinema
- Café
- Barbecue
- play
- Parking
- Shuttle
- elevators
Bigger homes usually mean families spend more of their week in and around the building. Because of that, the facilities here carry more weight than they would in a smaller block. There’s an infinity pool, a regular outdoor pool, and a shaded pool. There’s also a separate shaded pool just for kids.
Beyond the pools, residents get a three-level health club, basketball court, play area, rooftop café, outdoor cinema, and a couple of BBQ spots. In addition, a resident shuttle provides another way to get around. According to Burtville, residents also get free access to Yas Beach.
For everyday life, covered parking should make school and work routines easier. Several elevators serve the 15 floors, so waiting times should stay reasonable during busy periods. Ultimately, most families will probably get the most use out of the kids’ facilities and beach access.
Bab Al Qasr Residence 31 Location
Being tucked into Yas Bay puts you close to nearly everything on the island. Yas Mall and Etihad Arena are about 5 minutes out. Yas Beach and Ferrari World are closer to 10 minutes. The airport is roughly 15 minutes away. Meanwhile, reaching Abu Dhabi city usually takes around 25 to 30 minutes, depending on traffic. If school runs matter to you, don’t take these figures at face value. Instead, drive the route yourself on a normal weekday morning. Traffic around Yas Island can shift quite a bit during peak hours.
On weekends, things feel different. Yas Mall gives you plenty of options for food and shopping. Plus, the beach is right there. As a result, you may not have much reason to leave the area unless you actually want to.
nearby location
- 5 min to Yas Mall.
- 5 min to the Etihad Arena.
- 10 min to Yas Beach.
- 10 min to Ferrari World.
- 15 min to the airport.
- 25 min to Abu Dhabi.
- 30 min to the Corniche.
Bab Al Qasr Residence 31 Payment Plan
Prices on the units are locked in, but the payment structure isn’t fully finalised across every unit just yet. As things stand, it’s 10% at booking followed by an even 50/50 split, though this can move around depending on the unit, so pull the actual sales documents before you commit to anything based on what’s listed here. Given how much these larger units cost, it’s worth sitting down and mapping the whole cash flow out properly: booking payment, the installments due during construction, the balance at handover, and any extra costs tacked on. This is usually where buyers realise the headline price and what they’ll actually need in hand aren’t quite the same thing.
- 10% at booking.
- 50% during construction.
- 50% at handover.
Type of Units
studio:
- 4 bedroom apartment for sale in dubai
- 5 bedroom apartment for sale in dubai
The wider development isn’t limited to what’s covered here; it runs from 1 bedroom units all the way up to 5 bedroom duplexes and sky villas. This listing is specifically about the 4 bedroom duplex, from AED 4.39 million, aimed at families wanting separate bedrooms, room for guests, and a bit of breathing space between everyone’s daily routine. Because it’s split across two floors, living space and bedrooms naturally separate in a way a single-level unit just can’t match. Anyone comparing this to other options in Abu Dhabi should look past the bedroom count and actually check the layout of the maid’s room, how much storage there is, and whether the balcony connects properly to the living space.
Then there’s the 5-bedroom apartment, from AED 4.88 million, which tends to suit families with more people to house, regular visiting relatives, or someone wanting a dedicated home office. These come fully furnished too, and a few layouts even include a private elevator. If you’re buying to invest, keep in mind the tenant pool for something this large is a lot smaller than for a 1 or 2 bedroom unit, so check rents against similarly sized places on Yas Island rather than assuming the building average applies.
- studio apartment for sale in dubai
- 4 bedroom apartment for sale in dubai
- 5 bedroom apartment for sale in dubai
Master Plan
The whole project sits on roughly 6,136 sq m of land in Sector YS2, Yas Bay. It’s laid out as 2 basement levels, a ground floor, 15 residential floors above that, and a rooftop, adding up to 266 units across around 48,615 sq m of built-up area. What actually matters day to day is how well people move through the place. Parking’s kept below ground so cars stay separate from anyone walking around outside, and the ground floor deals with residents, visitors, and deliveries all in one spot. Having pools, open areas, and a rooftop gives people somewhere to go besides the lobby, which makes a real difference once the building’s full of families.
Floor Plan
Given what these units cost, the floor plan deserves more than a quick scroll through the brochure. Burtville describes semi-open kitchens, generously sized living areas, built-in storage, large windows, and ceilings a bit higher than the norm, all fully furnished. A decent way to actually judge a layout is to walk through it mentally front door first, then the living space, the kitchen, and finally the bedrooms. While you’re doing that, think about where guests would sit, where the kids would end up running around, and whether the bedrooms sit far enough apart to actually feel private. Storage’s worth a proper check too, especially with a bigger family. Full height windows bring in more natural light, and where the balcony faces, or whether you’re catching a sea view, will shape both how the place feels day to day and how it holds up over time.
Why Invest in Bab Al Qasr Residence 31
Since this sits toward the upper end of the Abu Dhabi market, any decision to invest here should come down to real numbers: comparable rents on Yas Island, the purchase price, service charges, and genuine tenant demand, not a hunch. In its favour: the Yas Bay address, a confirmed Q1 2029 handover, and a developer that’s actually been sharing construction progress along the way rather than staying quiet. Yas Island already has an established leisure and retail scene, which keeps demand steady from families and professionals after bigger homes. Whatever ROI number you land on should be based on the specific unit and a realistic rent, not a guess. And if you’re eligible, it’s worth checking the current UAE Golden Visa property rules at the time of purchase, since those terms do shift from time to time.
