Hudayriyat Island is evolving from one of Abu Dhabi’s best-known outdoor and sporting destinations into one of the capital’s most ambitious residential masterplans.

The island is no longer simply associated with cycling, beaches, camping and recreation.

Modon is developing Hudayriyat as a large-scale residential and lifestyle destination combining luxury villas, mansions, townhouses, apartments, golf, beaches, major sports infrastructure, schools, retail, hospitality, wellness and extensive green and recreational space.

The official 2026 Hudayriyat masterplan describes a 51 million square metre island, more than five residential communities, approximately 220 kilometres of cycling network, and a location around 10 minutes from Abu Dhabi city. Modon positions Hudayriyat around sport, wellness, eco-conscious living and low-density residential development. Modon Corporate

For a property buyer, however, Hudayriyat is becoming increasingly complex.

There is no single “Hudayriyat property.”

A buyer may now be choosing between:

• A large villa in Al Naseem
• A hillside estate at Nawayef East
• A townhouse in Nawayef Village
• An apartment in Nawayef Park Views
• A waterfront home at Bashayer
• A golf-front townhouse, villa or mansion at Hudayriyat Golf Estates
• A future-focused villa in Wadeem Gardens

Each product has a different scale, lifestyle, payment structure, handover horizon and likely buyer profile.

This 2026 guide explains how the main Hudayriyat Island communities differ and what buyers should consider before choosing a property.

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Why Hudayriyat Island Is Different

Abu Dhabi already has several internationally recognised residential islands.

Saadiyat is strongly associated with beaches, culture and ultra-prime living.

Yas combines entertainment, tourism and established residential communities.

Reem provides a more urban apartment-led lifestyle close to the capital’s business districts.

Hudayriyat is developing around a different idea:

active coastal living at unusually large scale.

Modon describes the island as a destination where innovation meets nature, with privacy, environmental stewardship and active pursuits built into the masterplan. A particularly unusual feature is the creation of elevated man-made terrain, producing residential areas with views not normally available on Abu Dhabi’s naturally flat coastal landscape. Modon Corporate

The island’s wider identity already includes destinations and facilities such as:

• Surf Abu Dhabi
• Marsana
• 321 Sports
• Public beaches
• Cycling infrastructure
• Adventure activities
• Heritage areas
• Outdoor recreation

Modon’s official Hudayriyat guide also highlights the island’s role as a sport, beach and outdoor-lifestyle destination rather than a purely residential masterplan. Modon Corporate

For buyers, this means the lifestyle proposition is already more tangible than in a masterplan built entirely from scratch.

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Hudayriyat Island Property Market in 2026

The residential offering has expanded rapidly.

Modon’s current Hudayriyat property portfolio includes several distinct communities and property categories, from apartments and townhouses to ultra-luxury villas and mansions. Modon Corporate

The current official portfolio includes:

Al Naseem Community
Large luxury villas

Nawayef East
Premium villas, hillside homes and mansions

Nawayef Village
Townhouses and twin villas

Nawayef Park Views
One- to four-bedroom apartments

Bashayer
Apartments, townhomes, villas and penthouses

Hudayriyat Golf Estates
Townhomes, villas and golf mansions

Wadeem Gardens
Large villas within a highly integrated future district

The breadth of this product mix is important.

Hudayriyat is no longer relevant only to buyers with AED 10 million or more to spend.

Current official project pages show entry points ranging from approximately AED 2 million for certain apartment products to substantially higher prices for large villas and mansions, although pricing changes with inventory and release. Modon Corporate

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Freehold Ownership for All Nationalities

One of the most important considerations for international buyers is ownership eligibility.

Modon currently states that its residential projects within key investment zones—including Hudayriyat Island—are offered on a freehold basis and can be fully owned by buyers of all nationalities. Modon Corporate

Individual development pages for Nawayef East, Nawayef Village, Nawayef Park Views and Bashayer similarly state that their properties can be purchased with full ownership rights by all nationalities. Modon Corporate

Foreign buyers should still verify the exact contractual ownership right for their specific unit before signing an SPA.

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Al Naseem Community

Al Naseem was one of the important early residential launches within Hudayriyat Island.

The community is positioned close to the island shoreline and centres on large four- to six-bedroom luxury villas.

Modon offers two architectural directions:

• South Californian
• Modern Contemporary

The official project page currently lists five-bedroom villas with an internal built-up area of approximately 587 square metres plus substantial external built-up space, while current indicative starting prices are shown from around AED 9 million for five-bedroom homes and AED 10 million for six-bedroom villas. The listed payment structure is 40/60. Modon Corporate

The community also includes or plans facilities such as:

• Community centre
• Gym
• Swimming pool
• Pedestrian paths
• Cycle routes
• Basketball court
• Schools
• Outdoor play areas. Modon Corporate

Who may prefer Al Naseem?

Al Naseem may particularly suit families looking for:

• A substantial detached villa
• Conventional residential streets
• Generous internal areas
• Private family space
• Access to Hudayriyat’s broader recreation network

Its proposition is more family-villa-oriented than apartment- or townhome-led.

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Nawayef East

Nawayef East is one of Hudayriyat’s most distinctive luxury residential offerings.

The key differentiator is elevation.

Hudayriyat’s Nawayef terrain is being constructed to create rolling hills that rise substantially above the surrounding island landscape, producing elevated views toward both the Arabian Gulf and Abu Dhabi skyline. Modon’s own island guide highlights the Nawayef terrain as one of Hudayriyat’s most visually unusual characteristics. Modon Corporate

The current Nawayef East residential offering is divided into three broad categories:

• Homes: four to five bedrooms
• Heights: five to seven bedrooms
• Mansions: six to eight bedrooms. Modon Corporate

Official information currently lists Nawayef East Homes from approximately AED 6.6 million, with a 40/60 payment plan. The current project page states a 10% down payment, 30% during construction and 60% at handover for that specific offering. Modon Corporate

Amenities include:

• Swimming pool
• Tennis
• Gym
• Clubhouse
• Play areas
• Mosque
• Jogging trails
• Landscaped parkland. Modon Corporate

Larger Nawayef properties can include terraces, pools, majlis areas and expansive gardens.

Why the plot matters at Nawayef

On an elevated community, the property's exact position can materially influence:

• Skyline view
• Gulf view
• Elevation
• Privacy
• Neighbouring sightlines
• Road relationship

Therefore, buyers should study the precise plot—not merely the villa category.

Two Nawayef homes of the same model could potentially provide different experiences depending on their location on the hill.

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Nawayef Village

Nawayef Village takes a different approach.

Rather than concentrating on very large individual estates, it introduces a more community-oriented residential format between the East and West hills.

Modon describes Nawayef Village as a gated neighbourhood with Tuscan-inspired architecture, green spaces and close access to retail, dining, a boutique cinema, schools, a health centre and the beach. Modon Corporate

The project introduces Hudayriyat Island’s first townhouse collection, including:

• Three- to five-bedroom townhouses
• Twin villas

The current official project page lists a starting price around AED 4.1 million, a 50/50 payment plan, and handover beginning from Q1 2029. Modon Corporate

Community amenities include:

• Gated access
• Community centres
• Swimming pools
• Parks
• Walking paths
• Cycling routes
• Beach proximity
• Schools and medical facilities. Modon Corporate

Who may prefer Nawayef Village?

This community may appeal to buyers who want Hudayriyat’s broader lifestyle without operating an extremely large villa.

It can potentially suit:

• Families
• Younger owner-occupiers
• Buyers moving from apartments into houses
• Investors seeking a product with a broader future buyer pool

Townhouses may also have a different maintenance profile from large standalone mansions.

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Nawayef Park Views

Nawayef Park Views significantly broadens Hudayriyat’s buyer base by adding apartments.

The current official development includes one- to four-bedroom apartments with Mediterranean-influenced architecture. Modon Corporate

Modon currently lists:

• Starting price: approximately AED 2 million
• Payment plan: 60/40
• Expected handover: Q1 2028. Modon Corporate

The listed payment structure currently includes:

• 10% booking
• 50% during construction
• 40% at handover. Modon Corporate

Amenities include:

• Gym
• Clubhouse
• Yoga zone
• Coworking
• Lap pool
• Children’s pool and splash area
• Games room
• Concierge and valet
• Beach access
• Park access. Modon Corporate

This is a materially different investment proposition from a Nawayef mansion.

Apartment investors should focus on:

• Floor
• View
• Layout efficiency
• Balcony
• Service charges
• Parking
• Future competing apartment supply

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Bashayer

Bashayer represents another major step in Hudayriyat’s residential diversification.

The official project currently includes a combination of:

• Apartments
• Townhomes
• Villas
• Penthouses. Modon Corporate

Current official material lists one-bedroom apartments from around AED 2.5 million, with a 50/50 payment structure involving 5% at booking, 45% during construction and 50% at handover for the currently referenced release. Modon Corporate

Amenities include:

• Gated community
• Community centre
• Children’s play area
• Waterfront location
• Swimming pool
• Parks and green spaces
• Padel courts
• Multi-sports court
• Gym
• Cycling and jogging trails. Modon Corporate

Important handover caution

Different current Modon pages reference different completion dates for different Bashayer property types and releases.

That is exactly why buyers should not take a generic “Bashayer handover date” from a blog and apply it to their unit.

Use the current reservation documents, unit schedule and SPA for the precise phase being purchased. Modon Corporate

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Hudayriyat Golf Estates

Hudayriyat Golf Estates is one of the island’s most significant recent launches.

The community is built around an 18-hole golf course and offers property categories ranging from townhomes and villas to very large golf mansions.

Current official inventory includes property types such as:

• Three- and four-bedroom townhomes
• Par 3 villas
• Par 4 villas
• Larger golf villas
• Golf mansions. Modon Corporate

The current official project page lists a 40/60 payment plan and handover around Q3 2030, although buyers should confirm the exact date for the selected unit. Modon Corporate

Current official examples include:

• Par 3 villas around 235 sqm
• Par 4 villas around 327 sqm
• Six-bedroom golf mansions around 1,150 sqm. Modon Corporate

Amenities centre around:

• 18-hole golf course
• Country clubhouse
• Dining
• Retail
• Wellness
• Gated security. Modon Corporate

Modon reported that the launch generated more than AED 13 billion in sales within days, with approximately 1,700 residences sold. The company said 15% of buyers were non-UAE residents. Modon Corporate

That is useful evidence of launch demand.

It should not be interpreted as a guarantee of future appreciation or resale performance.

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What Makes Golf Estates Different?

Golf communities often develop a distinct premium structure.

A property may derive part of its appeal from:

• Fairway frontage
• Water features
• Green views
• Clubhouse proximity
• Low-density environment

The exact plot therefore matters considerably.

Buyers should distinguish between:

golf-community address

and

actual premium golf-front plot.

The latter may behave differently in rental and resale markets.

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Wadeem Gardens

Wadeem Gardens represents a more future-focused phase of Hudayriyat’s evolution.

Modon describes Wadeem as an integrated district where homes, work, learning, hospitality, retail, sport and entertainment form part of everyday life.

One of its most distinctive announced features is a 2.3 km climate-controlled spine, designed as an internal connective environment for the community. Modon Corporate

The broader district is planned to accommodate approximately 35,000 residents and includes amenities such as:

• Six clubhouses
• Office park
• Healthcare centres
• Waterfront promenade
• Retail and dining
• Two international schools
• Cinemas
• Sports and entertainment facilities. Modon Corporate

Current official villa offerings include:

• Four-bedroom villas from approximately AED 8.7 million
• Five-bedroom villas from approximately AED 10.2 million
• Six-bedroom villas from approximately AED 11.6 million

with a current 25/75 payment plan and expected handover around Q2 2031. Modon Corporate

Because this is a longer-dated project, buyers should consider both the benefits and risks of an extended off-plan horizon.

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Hudayriyat’s Active-Lifestyle Advantage

A major differentiator of Hudayriyat is that sport is not being treated as a minor amenity.

It is part of the island’s identity.

Modon’s current masterplan identifies approximately 220 km of cycling network. Modon Corporate

The island already includes established leisure destinations such as Surf Abu Dhabi, Marsana and 321 Sports, while future plans include major additional sports infrastructure. Modon Corporate

For residents who genuinely participate in:

• Cycling
• Running
• Surfing
• Golf
• Fitness
• Watersports

this can be much more meaningful than a development that simply includes a small gym.

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Hudayriyat for Families

The island’s expanding residential plan is increasingly family-oriented.

Depending on the community, planned or available amenities include:

• Schools
• Medical facilities
• Playgrounds
• Pools
• Parks
• Cycling
• Walking
• Sports courts
• Community centres

Nawayef Village specifically lists schools and medical facilities nearby, while Wadeem Gardens includes two planned international schools and healthcare centres in its future district plan. Modon Corporate

However, families buying an off-plan property should always distinguish between:

planned infrastructure

and

infrastructure operational at handover.

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Apartments vs Townhouses vs Villas

Hudayriyat now accommodates several buyer profiles.

Apartments

Potential advantages:

• Lower entry point
• Easier maintenance
• Broader rental audience
• Lock-and-leave ownership

Potential considerations:

• Service charges
• Floor
• View
• Building management
• Competing supply

Townhouses

Potential advantages:

• Family space
• Private entrance
• More manageable scale than a mansion
• Potentially broader resale audience

Potential considerations:

• Plot size
• Neighbouring density
• Garden
• Parking

Villas

Potential advantages:

• Greater privacy
• Larger plots
• More bedrooms
• Pools and outdoor living
• Premium positioning

Potential considerations:

• Maintenance
• Cooling
• Landscaping
• Higher capital commitment

Mansions

Potential advantages:

• Scarcity
• Scale
• Prestige
• Ultra-luxury positioning

Potential considerations:

• Very narrow buyer and tenant pool
• Significant operating costs
• Lower liquidity than mainstream property

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Hudayriyat as an Investment

Hudayriyat’s investment case should be analysed through several factors.

Scarcity

Certain elevated, golf-front or large villa plots may be genuinely limited.

Lifestyle differentiation

Sport, beaches, cycling, golf and elevated terrain create a different identity from competing islands.

Product range

Apartments, townhouses and villas give the island broader market depth.

Developer pipeline

A growing pipeline can strengthen the overall destination while also creating future supply competition.

Long development horizon

Some projects extend into 2030 and 2031, meaning buyers need realistic holding periods.

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Future Supply Can Help—and Compete

An evolving masterplan creates a paradox.

More development can improve Hudayriyat by adding:

• Schools
• Retail
• Healthcare
• Hospitality
• Residents
• Landscaping

But new inventory can also compete with earlier buyers.

An owner wanting to resell may eventually compete with:

• New developer releases
• Different payment plans
• Fresh inventory
• Newer specifications

Therefore, buyers should focus on properties with genuine differentiation.

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What Can Make a Hudayriyat Property More Resellable?

Potential differentiators may include:

• Elevated views
• Golf frontage
• Waterfront position
• Larger plot
• Rare layout
• Corner property
• Strong apartment stack
• Better floor
• Park views
• Walking distance to key amenities

Never assume that every unit within a strong project will perform identically.

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Payment Plans Vary Significantly

One of the most important lessons across Hudayriyat is that there is no universal Modon payment plan.

Current official examples include:

• Al Naseem: 40/60
• Nawayef East: 40/60
• Nawayef Village: 50/50
• Nawayef Park Views: 60/40
• Bashayer: 50/50 for the referenced current release
• Hudayriyat Golf Estates: 40/60
• Wadeem Gardens: 25/75. Modon Corporate

These terms can change by release and inventory.

Always use the unit-specific payment schedule rather than an old advertisement.

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Handover Dates Also Vary

Current official development pages span handover periods from 2027 through 2031.

This affects:

• Financing
• Rental-income timing
• Personal relocation
• Capital exposure
• Resale strategy

There are also some differing handover references across various Modon pages for certain multi-phase developments, particularly where a project has multiple property types or phases.

That makes contractual documentation more important than a general online summary.

The SPA for the specific unit should be the controlling reference.

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Golden Visa Eligibility

Modon currently states that property buyers meeting the applicable AED 2 million property threshold can apply for the UAE’s 10-year Golden Visa, subject to government regulations. Modon Corporate

Several current Hudayriyat project pages explicitly state that their property values qualify buyers to apply.

The immigration application remains a separate government process.

Do not treat residency approval as an automatic contractual feature of the property.

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Hudayriyat vs Yas Island

Yas is more mature and has a much larger established entertainment, hospitality and residential ecosystem.

Hudayriyat’s identity is more strongly shaped by:

• Sport
• Wellness
• Cycling
• Surf
• Beach
• Golf
• Lower-density premium housing

Buyers who want immediate tourism and entertainment infrastructure may evaluate Yas differently.

Buyers who want a more active, residential and recreation-led environment may find Hudayriyat compelling.

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Hudayriyat vs Saadiyat Island

Saadiyat remains Abu Dhabi’s strongest culture-and-beach destination.

Hudayriyat instead emphasises:

• Active lifestyle
• Sport
• New premium communities
• Elevated terrain
• Cycling
• Golf
• Adventure and outdoor recreation

Both can attract premium buyers, but their lifestyle identities are substantially different.

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Hudayriyat vs Ramhan Island

This is likely to become an increasingly relevant buyer comparison.

Both are premium Abu Dhabi island developments.

However:

Ramhan

is centred around:

• Natural bays
• Marina lifestyle
• Waterfront villas
• Mangroves
• Private-island atmosphere

Hudayriyat

is centred more around:

• Sport
• Wellness
• Golf
• Cycling
• Surf
• Beaches
• Elevated residential terrain

A buyer should decide whether the lifestyle priority is primarily marine tranquillity or active island living.

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Service Charges and Ownership Costs

Buyers should not judge affordability solely from purchase price.

An apartment buyer may face:

• Service charges
• Cooling
• Insurance
• Internal maintenance
• Property management

A villa owner may additionally face:

• Landscaping
• Pool maintenance
• Large-scale cooling
• Exterior maintenance
• Irrigation
• Smart-home systems

Large golf or hillside mansions can have substantial ongoing operating costs.

A buyer who can afford the acquisition price should still confirm they are comfortable with the long-term carrying cost.

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Off-Plan Due Diligence

Before reserving a Hudayriyat property, review:

Project

• Exact community
• Phase
• Unit number
• Developer entity

Property

• Plot or stack
• Floor plan
• Area
• View
• Parking
• Outdoor space

Commercial terms

• Price
• Payment plan
• Booking amount
• Handover balance
• Fees

Contract

• SPA
• Completion
• Delay provisions
• Assignment
• Default
• Specification

Community

• Operational amenities
• Future amenities
• Schools
• Healthcare
• Retail
• Construction phases

Never buy only from a masterplan render.

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Do Not Apply One Hudayriyat Fact to Every Community

This is perhaps the most important rule in the entire guide.

Hudayriyat is now too large and varied to treat as one uniform residential project.

A payment plan from Nawayef Park Views does not apply to Golf Estates.

A handover date from Al Naseem does not apply to Bashayer.

A townhouse price in Nawayef Village says little about the value of a Nawayef mansion.

A golf-front villa should not be compared to a park-facing apartment purely through price per square foot.

Use the correct project documentation.

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Who Might Prefer Hudayriyat Island?

Hudayriyat may appeal particularly to buyers who prioritise:

• Active outdoor lifestyle
• Large villas
• Golf
• Cycling
• Beaches
• Sports infrastructure
• New premium communities
• Family living
• Modern Abu Dhabi waterfront development

It may also appeal to international investors looking for freehold ownership in a rapidly expanding Abu Dhabi masterplan.

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Who Should Evaluate More Carefully?

Buyers should conduct additional analysis if:

• They need immediate handover
• Their investment relies on immediate rental income
• They are uncomfortable with long off-plan timelines
• They need fully mature retail and educational infrastructure immediately
• They are buying primarily for a short-term resale
• Their budget leaves little liquidity after instalments

An attractive development can still be inappropriate for a specific buyer.

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Hudayriyat Island Buyer Checklist

Before purchasing, answer:

Which community?

Al Naseem?
Nawayef East?
Nawayef Village?
Nawayef Park Views?
Bashayer?
Golf Estates?
Wadeem?

Which property?

Apartment?
Townhouse?
Villa?
Mansion?

Why this particular unit?

View?
Plot?
Golf?
Park?
Water?
Elevation?

Financially

Purchase price?
Payment plan?
Handover?
Annual ownership cost?
Mortgage strategy?

Investment

Target tenant?
Holding period?
Future supply?
Resale audience?

If those questions cannot be answered clearly, the buyer is probably not ready to reserve.

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Buying Hudayriyat Island Property Through Pro Property Investments

Pro Property Investments (PPI) is an Abu Dhabi real-estate brokerage working across off-plan and secondary-market opportunities.

Hudayriyat’s rapidly expanding product range makes professional comparison especially useful.

A buyer may need to compare:

• Nawayef vs Al Naseem
• Apartments vs townhouses
• Golf Estates vs hillside villas
• Shorter vs longer handover schedules
• 40/60 vs 50/50 vs 25/75 payment plans
• Family use vs investment
• Hudayriyat vs Yas, Saadiyat or Ramhan

PPI can help buyers evaluate available inventory around factors such as:

• Plot
• View
• Floor plan
• Community position
• Payment schedule
• Handover
• Ownership objective
• Alternative Abu Dhabi opportunities

The goal should be to identify the property that fits the buyer rather than simply the newest launch.

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Final Thoughts

Hudayriyat Island is becoming one of Abu Dhabi’s most significant new residential destinations.

Its scale alone is remarkable: Modon’s current masterplan describes a 51 million sqm island, more than five communities and around 220 km of cycling infrastructure, while maintaining a location approximately 10 minutes from Abu Dhabi city. Modon Corporate

But its real distinction is the combination of residential property with a deeply embedded active-lifestyle identity.

Nawayef introduces elevated terrain and premium estates.

Al Naseem delivers large family villas.

Nawayef Village introduces townhouses.

Park Views provides apartments.

Bashayer broadens the waterfront residential mix.

Golf Estates creates a dedicated golf-led community.

Wadeem Gardens points toward a much more integrated long-term district.

That diversity creates opportunity—but it also makes buyer due diligence more important.

Do not simply decide that you want to buy on Hudayriyat Island.

Decide:

which community, which product, which plot or stack, which payment plan and which investment horizon.

That is what ultimately determines whether a Hudayriyat property makes sense.

For current Hudayriyat Island opportunities, project comparisons and Abu Dhabi off-plan or secondary-market guidance:

Contact Pro Property Investments (PPI) at +971 54 417 5657.