By Ben Crompton, Managing Partner – Crompton Partners, Abu Dhabi
Every year, as temperatures rise and schools wind down, the same assumption starts doing the rounds: that real estate activity slows to a crawl during the summer. It’s a persistent myth, and in the case of Abu Dhabi, particularly across the waterfront districts, it simply doesn’t hold up.
In fact, if you’re looking for a strategic window to enter the market – either as a buyer or seller – summer may well be your moment.
Let’s look at the data. In Reem, Saadiyat, Yas, Jubail and Raha Beach, we recorded an average of 261 secondary market transactions per month in 2025 so far. That’s below 2024’s 331 monthly average, but it’s significantly ahead of 2023’s 191 monthly average. And when you look at transfer volumes in September and October, which reflect deals typically booked in July and August, the numbers tell a clear story:
- 2024 saw 723 transfers in those two months – above the yearly monthly average
- 2023 saw 493 – also well above the norm for that year
So why does the myth of a summer lull persist?
One reason is historical perception. Abu Dhabi and the UAE used to be seen as a hardship posting for foreigners – high salaries, low living costs, and one working partner in the household. Long summer holidays made sense. But those days are largely gone. Salaries have normalised, both partners are now often pursuing careers, and families are increasingly staying put during the summer.
And that changes everything – from the shape of demand to the rhythm of transactions.
In terms of leasing, summer is actually the peak season. Families relocating for the new school year land in July and August and want to settle quickly, for instance.
In sales, the picture is less frenzied but no less active. Buyers, especially serious ones, often act during summer, hoping to get ahead of the September rush.
Interestingly, we don’t see a major shift in buyer profiles during these months. Emiratis, who typically take shorter breaks, have always been present. But now we’re seeing more expat families remain in the UAE too, which maintains a steady buyer base.
What about listings? Are sellers trying to offload properties ahead of travel plans? That’s not really something we’ve witnessed at Crompton Partners. In fact, if there’s one group that becomes more passive in summer, it’s sellers. Many prefer to wait, often mentally checked out or physically away. There’s no surge in price reductions or listing activity – it’s just that demand keeps ticking along, often quietly but consistently.
Even off-plan developers tend to sit summer out, favouring launches in June or September. But on the secondary market, built apartments and villas continue to perform well. And thanks to a consistent 45-day average from booking to transfer, there’s no room for the kind of August shutdown you might see elsewhere in the world.
For buyers, this creates a unique opportunity. If you’re active in summer, you may face less competition. That perception alone drives many serious buyers to strike while others wait.
For sellers, the strategy is clear: be ready by late August. New arrivals to the capital begin looking the moment they land, and if your property is well-presented, correctly priced, and marketed effectively, you’ll be perfectly positioned to capture that early wave of demand.
Abu Dhabi’s real estate rhythm has changed – and the market certainly doesn’t sleep through summer anymore. If anything, it stretches its legs and quietly gathers pace.
So, is the summer slowdown real?
Not in the communities we serve – and not if you’re paying attention.
