One&Only on Al Maryah Island: What the 230 m Tower Means for You

Key takeaways

• One&Only on Al Maryah Island: Mubadala and TARAF (Yas Holding) are teaming up with Kerzner International to develop a branded-residence tower in Abu Dhabi, unveiled at LIVEX 2026.
• A 44-storey tower, about 230 m: the offer spans 1 to 3 bedrooms, duplexes and a penthouse, with direct access to The Galleria.
• No price, no date: neither the price list nor the sales timeline has been published so far. Any estimates in circulation remain unconfirmed.
• A strong signal for Abu Dhabi: a brand of this calibre validates the branded-residence segment in the capital. Dubai, however, remains the deepest and most liquid market, with 0% tax on rental income and capital gains, and a Golden Visa available from AED 2 million invested.

What exactly did the LIVEX 2026 announcement include?

A 44-storey One&Only residential tower, about 230 m tall, will rise on Al Maryah Island in Abu Dhabi. The project was unveiled at LIVEX 2026. Three players share distinct roles. Mubadala, Abu Dhabi's sovereign wealth fund, is the island's master developer. TARAF, a subsidiary of Yas Holding, acts as the developer. Kerzner International brings the One&Only hospitality brand, already established in ultra-luxury residential.

The announced offer covers 1- to 3-bedroom apartments, duplexes and a single penthouse. The tower will connect directly to The Galleria Al Maryah Island, the island's shopping mall. That pedestrian link matters. It puts shops, restaurants and services at the foot of the building, a strong argument for both renting and resale.

Some unknowns remain, and they weigh heavily on a purchase decision. The price list, the payment plan and the commercial launch date have not been published. No price per square foot can therefore be put forward at this stage, and we do not estimate one.

To gauge the order of magnitude, compare against the existing Emirati market. Transaction data from the Dubai Land Department is the price and liquidity reference in Dubai. It is the yardstick for measuring any Abu Dhabi launch. A ticket of AED 2 million or more also unlocks the 10-year Golden Visa, as detailed on the official u.ae portal.

We have already analysed a major Abu Dhabi launch: THE WADI on Yas Island. It offers a useful benchmark for comparing the capital's gross yields with Dubai's 5 to 8%.

Why a sovereign fund changes the game

On a launch of this size, an investor's first question is whether the backer can deliver. Here, Mubadala has been developing Al Maryah Island for more than ten years. Execution risk is therefore lower than on an island still under development, where access, services and retail have yet to be built. The whole scheme is assembled by Mubadala and TARAF (Yas Holding), together with Kerzner International, according to information published in October 2026.

The island already has its fundamentals. It offers offices through ADGM, retail at The Galleria and a healthcare hub with Cleveland Clinic Abu Dhabi. Residents of the future tower won't have to wait for the neighbourhood to come alive. That is an argument for rental and resale alike, because demand goes where services already exist.

The tower will offer 1- to 3-bedroom units, duplexes and a penthouse, with a direct connection to The Galleria.

Ultra-luxury brand and sovereign capital: the effect on value

An ultra-luxury brand backed by sovereign capital supports resale value. The first branded residences in Dubai have shown this. The operator's name and the backer's strength reassure the next buyer. The same logic is visible in our Dubai programmes, such as Cheval Residences on Dubai Islands, where the brand shapes the positioning.

The limit to keep in mind

The flip side is scarcity. Branded supply is still thin in Abu Dhabi, so there are few comparable transactions to set a price. In Dubai, the Dubai Land Department publishes transaction data that serves as the price and liquidity reference. Abu Dhabi still lacks that depth of history. One&Only's prices are not published at this stage either. They will need careful comparison, and this is precisely the kind of trade-off we frame for our clients.

Abu Dhabi or Dubai: where to place your branded ticket?

For an equal budget, Dubai is the soundest choice for an international investor. Today it offers published prices, documented resale and a choice of comparable developers. Al Maryah Island keeps one real asset: a compact, finished island run by a single player, with fewer competing launches than Dubai. For One&Only, no price or launch timeline has been published yet. Any numerical comparison is therefore impossible.

The tax framework is identical in both emirates: 0% on rent, 0% on capital gains, and a dirham pegged to the dollar. The Golden Visa is available in both from AED 2M invested.

The difference therefore comes down to market depth. Dubai concentrates most branded-residence transactions in the UAE. The Dubai Land Department publishes transaction data, which gives a price and liquidity reference for resale and rental alike. Abu Dhabi doesn't yet offer that track record for signature towers.

Reading the yield

A branded ticket is judged on three numbers: entry price, potential rent and ease of exit. On Al Maryah, none of the three is known for One&Only. In Dubai, signature developers such as BEYOND (OMNIYAT group) already publish prices and payment plans. You are comparing real tickets, at the developer's price, with no extra agency fees.

We have also analysed a comparable Abu Dhabi launch, THE WADI on Yas Island. Off-plan entry there is attractive, but gross yields stay below the 5-8% seen in Dubai. The conclusion is the same. The neighbouring emirate appeals through its controlled masterplans, but Dubai wins on yield and liquidity.

Our recommendation: follow the One&Only announcement for its upcoming prices, but deploy your capital now where the numbers are readable. Browse our projects and our partner developers to compare Dubai's signature programmes. Then model your net yield with our calculator.

How to prepare before sales open?

At this stage, no price or launch timeline has been published for the One&Only tower on Al Maryah Island. Preparing therefore means settling in advance what depends on you: budget, structure and comparison. Investors who wait for the official announcement before getting started often arrive after the best floor allocations.

1. Set your budget and holding structure

Decide now whether you will buy personally or through a company. The choice depends on your tax residence (France, Belgium, Switzerland, Canada, the US or Israel) and the treaty that applies with the UAE. An amount of at least AED 2 million qualifies for the 10-year Golden Visa. Keep that threshold in mind when sizing your envelope.

Also allow a margin for registration and transaction fees, which come on top of the price. The process runs far more smoothly when funds are already in place and the structure is settled with your tax adviser, before the first reservation.

2. Watch the payment plan and service charges

Two documents will make the difference: the payment plan and the service charge schedule. On a branded residence, these charges weigh heavily on net yield. As a reference point, at Burj Khalifa Residences they run around AED 65 to 85/sqft/year. That brings a gross yield of 4.5-5.5% down to roughly 3.2-4% net (our analysis). This figure is a point of comparison, not an estimate for One&Only. Ask for the estimated schedule before signing, not after.

3. Weigh the deal against Dubai

The programme will be marketed in Abu Dhabi, where gross yields stay below Dubai's 5-8% (see the THE WADI case). It should therefore be compared with branded programmes already on sale in Dubai, with known prices, payment plans and handover dates. For example, Cheval Residences at Dubai Islands or Passo on Palm Jumeirah offer concrete data where One&Only has none yet.

Liquidity also favours Dubai. The Dubai Land Department publishes transaction data that serves as a price reference, a track record not yet available for this segment on Al Maryah. This trade-off between brands, locations and net yields is precisely what we frame for our clients through our advisory services. You can also test your assumptions with the net yield calculator.

4. Free up funds if you are a seller

If you already own property in the UAE and want to release capital to position in time, a confidential cash buy-back is an option. Our Sell in 48h offer provides a firm answer within 48 hours, off-market, with no agency fee and no viewings.

Our verdict: a signal, but Dubai keeps the upper hand

The announcement of a 44-storey One&Only tower on Al Maryah Island confirms an underlying trend. The UAE has become the world capital of branded residences. Mubadala and TARAF, together with Kerzner, are targeting a clientele that Dubai has been winning over for years.

The tower will offer 1- to 3-bedroom units, duplexes and a penthouse, with a direct connection to The Galleria.

But a signal is not a quantified opportunity. Until prices and the launch date are published, nothing can be weighed in Abu Dhabi: no entry ticket, no payment plan, no net yield. Investing without that data amounts to betting on a press release.

Dubai already offers what is missing here. Prices are published, transaction history can be checked with the Dubai Land Department, and resale liquidity is proven. Taxation stays the same: 0% tax on rent and capital gains. From AED 2 million invested, you also qualify for the 10-year Golden Visa.

For a prestige brand with verifiable numbers, look at Cheval Residences on Dubai Islands or The Residences by DIFC. Price and yield gaps between areas are far easier to read in Dubai, as our analysis of entry at Arjan shows.

Our recommendation: position in Dubai now, where every dirham invested rests on published data. Follow Al Maryah as a diversification option, and reassess the deal the day One&Only reveals its prices. Until then, our advisers can help you compare available programmes and frame your budget.

Read further

Three complementary reads in the Level8 journal:

• Burj Khalifa Residences: which floor to buy in 2026? — Burj Khalifa apartments trade between AED 2,900 and 4,800/sqft depending on the floor in 2026. The gross yield of 4.5 to 5.5% drops to 3.2-4% net once service charges (about AED 65-85/sqft/year) are deducted.
• Villa for sale in Jumeirah, Dubai: 2026 prices in Jumeirah 1, 2 and 3 — A villa in Jumeirah trades in 2026 between AED 1,200 and 2,400/sqft depending on the sub-area, versus 3,000 to 5,500 on Palm Jumeirah. Only certain plots in Jumeirah 1, 2 and 3 are freehold.
• Investing in Arjan: what price per square foot by tower? — In Arjan, the entry ticket sits around AED 1,100-1,500/sqft depending on the tower, for gross yields of 7 to 8.5%. The price gap between clusters exceeds 30%, and that is where profitability is decided.

FAQ

When will the One&Only Al Maryah Island residence prices be published?

No price list or commercial launch date has been communicated to date. Figures in circulation are unconfirmed estimates. It is better to wait for the official publication before comparing with Dubai Land Department transactions.

What unit types does the One&Only tower in Abu Dhabi include?

The offer announced at LIVEX 2026 covers 1- to 3-bedroom apartments, duplexes and a single penthouse. The tower has 44 storeys and stands about 230 m tall. It will connect directly to The Galleria Al Maryah Island.

How do you get the Golden Visa by investing in Abu Dhabi or Dubai?

A real-estate investment from AED 2 million qualifies for the 10-year Golden Visa, in both emirates. Conditions and procedure are detailed on the official u.ae portal. The off-plan payment plan may apply depending on the project's rules.

What taxation applies to rental income and property capital gains in the UAE?

The UAE applies 0% tax on rental income and on property capital gains, in Abu Dhabi as in Dubai. A French tax resident remains subject to the France-UAE tax treaty and to reporting obligations in France. Prior tax planning is recommended.

What gross rental yield can you target in Dubai versus Abu Dhabi?

Dubai shows gross yields of about 5 to 8%, backed by transaction data published by the Dubai Land Department. In Abu Dhabi, branded residences are still rare, so there are fewer comparables to estimate rent reliably.

Why does a sovereign fund like Mubadala reduce the risk of an off-plan purchase?

Mubadala has been developing Al Maryah Island for more than ten years, with ADGM offices, The Galleria and Cleveland Clinic Abu Dhabi already in place. This delivery capacity limits execution risk compared with an island still under development. It does not replace checking the escrow safeguards.

Sources

The figures and rules quoted in this article come from the following sources :

• Arabian Business, octobre 2026
• Portail officiel u.ae
• Dubai Land Department