Hudayriyat Island Investment Report
Man-made hills, 16 km of beaches and the best sports infrastructure in the UAE, built by a government developer 20 minutes from ADGM. What it costs, what it compares to, and what the numbers suggest.
Hudayriyat Island is a purpose-built coastal community on the last plot in central Abu Dhabi with the scale to carry one, developed by Modon Properties, 84.76% owned by a sovereign entity wholly owned by the Abu Dhabi Government. This report sets out why the community cannot be replicated, what its villas sit against in the registry, and what the numbers suggest on resale. It carries eight registered ADREC transactions from December 2025 to July 2026 for villas between AED 15M and 21M, establishing a benchmark of AED 3,317 per sqft built-up and AED 2,338 per sqft plot from the Hidd Al Saadiyat comparables. It explains the Wadeem Gardens payment structure, Modon’s first-of-its-kind financial solution with ADIB: booking at 5%, 20% paid by month 20, then the bank funds the rest, Sharia-compliant and subject to eligibility, against the 10% and 30 to 40% during construction that past Hudayriyat launches asked for. It closes with modelled resale projections on Hudayriyat Golf Estates launch pricing, valued against those registered comparables discounted 20%, and with the open items a buyer should hold in view at the same time: unpriced pipeline, amenities announced rather than open, and an off-plan timeline that commits capital across a build.
Reading alongside: the live numbers on our Insights hub and the off-plan project finder, which matches your brief against every live launch.
The numbers
- Of beaches, mangrove-cleaned water16 km
- Height of the highest villa above ground50 m+
- To ADGM and Zayed International20 min
- Of Modon owned by a sovereign entity84.76%
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Questions this report answers
What is the Wadeem payment plan?
Wadeem Gardens books at 5%, with 5% more at months 8, 14 and 20. From there ADIB funds 20% during construction, the buyer pays a final 5% at month 48, and ADIB funds the remaining 55% at month 54: 25% from the buyer, 75% from the bank. It is Modon’s first-of-its-kind financial solution with ADIB, shown at the launch on 17 September 2026, Sharia-compliant and subject to eligibility. Past Hudayriyat launches asked 10% on booking, 30 to 40% during construction and 50 to 60% on handover.
What have comparable villas actually sold for near Hudayriyat?
The report carries eight registered ADREC transactions from December 2025 to July 2026, filtered to villas between AED 15M and 21M. Hidd Al Saadiyat Al Suhoul is the tightest comparable on size at 4,500 to 6,000 sqft built-up, averaging AED 17.19M, AED 3,317 per sqft built-up and AED 2,338 per sqft plot. Jubail Island appears too, carrying much larger plots, which lowers the blended plot rate but not the built-up rate.
Who develops Hudayriyat Island?
Modon Properties, 84.76% held by L’imad Holding Company, a sovereign investment entity wholly owned by the Abu Dhabi Government. L’imad’s board was formed by resolution of the Supreme Council for Financial and Economic Affairs and is chaired by H.H. Sheikh Khaled bin Mohamed bin Zayed Al Nahyan.
Why can Hudayriyat not be replicated?
It is the only plot in central Abu Dhabi with the scale to deliver a master community of this kind, and the villas sit on man-made hills with a 15-metre elevation difference per row, the highest standing over 50 metres above ground. Two hills have sold out and one remains, with no set date or price. Surf Abu Dhabi is the world’s most advanced wave pool and Velodrome Abu Dhabi is an Olympic-grade cycling arena, neither of which has an equivalent elsewhere in the UAE.
What should a buyer weigh before committing?
Parts of the pipeline are unpriced: the third hill has no set date or price, and Wadeem designs and pricing were still to be confirmed at the time of writing. Several amenities, the championship golf course, equestrian centre, racing track, further hotels and boat moorings, are announced rather than open, and the tunnel connection to the financial district is verbally indicated pending approval. It remains an off-plan timeline, and the projections in the report are Equity Edge modelling against discounted registered comparables, not a valuation and not a developer forecast.
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