Al Forsan Village is a master-planned, low-rise residential community in Khalifa City A, Abu Dhabi, developed by Aldar Properties. It comprises 2,771 villas and townhouses designed for families, offering suburban tranquility with key amenities like Al Forsan Park and a Spinneys supermarket on-site. The trade-off is car dependency, with average rents for a 4-bedroom villa ranging from AED 130,000 to AED 165,000 annually.

Where is Al Forsan Village Abu Dhabi Located?

Al Forsan Village is situated in the Khalifa City A suburban zone, southeast of central Abu Dhabi Island. It is directly adjacent to the Al Forsan International Sports Resort.

This location offers easy access to key suburban hubs but requires a commute to the main island. Proximity to Khalifa University and Masdar City is a benefit for associated professionals.

Average Drive Times (Outside Peak Hours):

• Abu Dhabi Corniche / City Centre: 20-25 minutes
• Al Maryah Island (ADGM): 20-25 minutes
• Abu Dhabi International Airport: 15 minutes
• Masdar City: 10 minutes

What is the Community Vibe and Design?

• The community is designed as a self-contained suburban "village" with a focus on family life and outdoor space. The atmosphere is calm, orderly, and family-dominated.
• Architecture is uniform, featuring clean, modern lines. Wide, quiet streets and mature landscaping create a sense of established community. It is not a bustling urban environment but a residential retreat.

What Types of Properties are Available?

Housing is divided between spacious villas and more compact townhouses, catering to different family sizes and budgets.

Four-Bedroom Villas:

• These are the community's flagship homes, typically spread over two floors with private front and back gardens. They offer the most privacy and indoor space, ideal for established families.

Three-Bedroom Townhouses:

• These three-story homes provide a more affordable entry point. They offer efficient layouts with smaller private gardens or yards, suitable for smaller families or couples.
• Standard features across all units include built-in wardrobes, fitted kitchens, central air-conditioning, and covered parking.

Analysis by Eplog Offplan Properties shows that 4-bedroom villas in Al Forsan Village have consistently lower vacancy rates and stronger long-term rental demand compared to 3-bedroom townhouses, due to family preference for ground-floor living and larger gardens.

What Amenities and Daily Life are On-Site?

A major strength is the community’s integrated, walkable amenities, reducing the need to leave for daily essentials.

Core Community Amenities:

• Al Forsan Park: A large central park with playgrounds, sports pitches, BBQ areas, and jogging tracks.
• The Clubhouse: Features a swimming pool, gym, and sports courts (access requires a paid annual membership).
• Al Forsan Village Centre: Houses a Spinneys supermarket, pharmacies, clinics, salons, and casual cafes.

Is Al Forsan Village Good for Families and Schools?

Yes, it is considered one of Abu Dhabi's premier family-focused communities. Safe streets and extensive parkland are key attractions.

Nearby International Schools:

• Brighton College Abu Dhabi: ~5 minute drive
• Cranleigh Abu Dhabi: ~10 minute drive
• GEMS American Academy Abu Dhabi: ~10 minute drive

The concentration of families and proximity to top-tier schools makes it highly desirable for parents.

What are the Current Rental Prices and Costs?

As a mature, stable community, rental prices reflect its desirability for long-term family living.

Annual Rental Ranges:

• 3-Bedroom Townhouse: AED 95,000 - AED 120,000
• 4-Bedroom Villa: AED 130,000 - AED 165,000

Additional Monthly Costs:

DEWA Utilities: Approximately AED 1,500 - AED 2,500+ for a villa.

• Gas: Cylinder delivery.
• Community Fees: ~AED 1,050 per year.
• Clubhouse Membership: Separate annual fee.

What are the Transportation and Commute Realities?

Car dependency is absolute. Public transport is not a viable option for daily life. Every household requires at least one vehicle.

Commute times can increase significantly during morning and evening rush hours, particularly on routes to Abu Dhabi Island. The E10 highway is the primary artery.

What are the Pros and Cons of Living in Al Forsan Village?

The Advantages:

• Unmatched Family Environment: Safe, green, and designed around children's activities.
• High-Quality On-Site Amenities: Walkable access to a major supermarket, park, and clinics.
• Space and Privacy: Standalone homes with private gardens are rare in many parts of Abu Dhabi.
• Strong Community Vibe: A settled, neighborly atmosphere favored by long-term residents.

The Considerations:

• Mandatory Car Dependency: No walkable access to workplaces or diverse entertainment.
• Significant Commute: A daily drive to Abu Dhabi Island or Al Maryah Island is required for many professionals.
• Architectural Uniformity: Some may find the consistent villa designs lack character.
• Additional Membership Costs: Full access to community pools and gym requires an extra annual fee.

Who is Al Forsan Village Abu Dhabi Best For?

This community is an ideal fit for:

• Families with School-Age Children prioritizing safety, parks, and proximity to top schools.
• Professionals Working in Khalifa City, Masdar City, or near the Airport who have a short, reverse commute.
• Long-Term Residents seeking a stable, quiet suburban lifestyle over urban buzz.
• It is not suitable for young professionals seeking nightlife, individuals without a car, or those who require a short walking commute to work in central Abu Dhabi.

Frequently Asked Questions

1. Is Al Forsan Village freehold?

Yes, Al Forsan Village is a freehold area. This allows foreign nationals to purchase property, obtain full ownership, and be eligible for UAE residency visas, subject to meeting the minimum investment value threshold.

2. What is the biggest downside to living in Al Forsan Village?

The most significant drawback is absolute car dependency and the resulting commute. Residents must drive for work, most entertainment, and even minor forgotten grocery items, with commutes to central Abu Dhabi taking 25+ minutes each way.

3. Are the schools within walking distance?

No. While several top international schools are a short drive away (5-10 minutes), none are within walking distance of the community. The morning and afternoon school runs are a standard part of the daily schedule for families.

4. What are the service charges (HOA fees) like?

As a mature, master-planned community with extensive green spaces and shared facilities, service charges are structured. The annual community fee is approximately AED 1,050. Access to the clubhouse pool and gym requires a separate, additional annual membership fee.

5. Is it a good area for property investment?

Yes, particularly for long-term, buy-to-let family investments. The community has consistent demand from families seeking stability, leading to high occupancy rates and steady rental yields. Capital appreciation is generally stable rather than rapid, reflecting its mature status.