Hudayriyat Island

Modon revealed the Hudayriyat masterplan on 13 June 2023: more than 51 million square metres, reported in secondary coverage as the largest island masterplan in the emirate's history. The official release commits to 53.5 kilometres of coastline including 16 kilometres of beaches, the emirate's largest urban park at more than 2.25 million square metres, two hill communities and a 220-kilometre cycle-track network. Modon's Nawayef Heights fact sheet describes the Nawayef hills as rising to up to 60 metres.

Ownership matters as much as ambition. Modon sits within Modon Holding PSC, formed when Q Holding absorbed Modon and ADNEC in a transaction valued around USD 12 billion — completed late 2023/early 2024, with the rebrand approved in 2024. ADQ and IHC Capital held 38.7% and 19.4% respectively at the time. Subsequently, IHC's subsidiary sold its 33.28% stake and Alpha Dhabi its entire 8.50% to L'imad Holding — wholly owned by the Abu Dhabi Government — for a combined consideration reported at over USD 7 billion, leaving L'imad with 84.76% of Modon Holding.

The practical read: Hudayriyat's master developer is overwhelmingly government-owned. That does not remove delivery risk, but it puts the state's balance sheet and reputation behind an island the government treats as a flagship.

Twenty-six months of launches tell the story better than any brochure:

• March 2024 — Al Naseem and Nawayef launch: the island's first residential offering (Gulf News).
• December 2024 — Nawayef Park Views: "Hudayriyat Island's First Apartments", in Modon's own social post copy; one to four bedrooms from AED 2 million (Modon factsheet, Dec 2024); freehold: reported at launch; not stated in Modon's Park Views documents.
• May 2025 — Nawayef Village: "The First Townhouses on Hudayriyat Island" (Modon fact sheet); 378 Tuscan-inspired townhouses, sold out the same day for approximately AED 2 billion, per Modon's launch press release; 372 registrations to 8 September 2026 (ADREC).
• July 2025 — Wadeem: the first residential land plots, opposite Al Bateen, sold out within 72 hours for AED 5.5 billion — 2025's highest-valued release in Abu Dhabi at the time, and the first new land this close to the city's most exclusive areas in more than 15 years.
• December 2025 — Bashayer: 157 villas and 330 apartments, the island's first waterfront community, sold out within one day for AED 3 billion.
• July 2026 — Hudayriyat Golf Estates: more than AED 13 billion across 1,700 residences sold within days — the highest publicly recorded sales value for a single residential project launch in the UAE, on Modon's own figures.
• July 2026 — Bashayer Final Phase: 300 residences, including newly introduced two- and four-bedroom townhomes, sold out in one day for approximately AED 1.25 billion.

Two demand signals stand out. At Golf Estates, 81% of buyers were new to Modon and 15% were non-UAE residents; at Bashayer Final Phase, 71% were new customers. The buyer pool is widening, not recycling.

The residential island divides broadly into elevated villa terrain (Nawayef and its sub-communities), the first-delivering villa district (Al Naseem), the waterfront (Bashayer), self-build land opposite Al Bateen (Wadeem), the golf district (Hudayriyat Golf Estates), and the sport-and-leisure coast — Surf Abu Dhabi, the velodrome and 321 Sports, and the Marsana beach district. Each is profiled in detail below.

Entry points, from the verified launch record:

• Apartments: from AED 2 million at Nawayef Park Views' December 2024 launch — also the Golden Visa threshold (not a Modon statement; Impala’s reading of UAE Golden Visa rules — see /insights/golden-visa-uae-property/).
• Townhouses: introduced at Nawayef Village (May 2025) and again in Bashayer's Final Phase (July 2026). Modon's factsheets publish townhome from-prices for the Bashayer final chapter (2-bedroom townhome from AED 4.3m, 4-bedroom townhome from AED 6.2m; factsheet, 7 July 2026 edition) and for Hudayriyat Golf Estates (3-bedroom townhomes from AED 4.25m, 4-bedroom townhomes from AED 4.95m; Modon factsheet).
• Villas: Al Naseem launched from approximately AED 8.9 million (portal-reported) on a 10/30/60 plan — effectively 40% before handover, 60% after.
• Golf and mansion tier: Hudayriyat Golf Estates, from AED 4.25m (3-bedroom townhomes) to AED 35.55m (Golf Mansions), Modon factsheet.
• Land: Wadeem's plots drew AED 5.5 billion in 72 hours; individual plot pricing was not published.

Context from the regulator: ADREC's Q1 2026 figures put Abu Dhabi transactions at AED 66 billion, up 160.7% year on year — the highest quarter on record — with Hudayriyat the top area at roughly AED 11.97 billion, ahead of Al Reem (AED 9.45 billion), Saadiyat (AED 8.8 billion) and Yas (AED 5.5 billion+). Investment by foreign individuals reached AED 8.27 billion, up 423%, across 99 nationalities emirate-wide.

On assignment: primary stock is sold out, so today's market is allocations changing hands. Brokers report paper appreciation of 40-50% on early launches — treat that as broker-claimed and speculative. There is no completed-unit resale evidence yet, and there cannot be until handovers begin.

Through Impala Real Estate, the Hudayriyat projects on sale in the live catalogue are Bashayer, Hudayriyat Golf Estates and Al Naseem Villas; current availability and pricing are in the catalogue section below.

• Hudayriyat Golf Estates — from AED 4.25m (3-bedroom townhomes) to AED 35.55m (Golf Mansions), Modon factsheet.

Modon launches recorded as sold out in our catalogue: Nawayef West, Nawayef East and Nawayef Mansions.

Sold out does not mean unbuyable. Allocations change hands by assignment, later phases follow, and access to new releases increasingly depends on being registered before launch day. If the 2024-2026 pattern holds — every release gone within days — the practical route is to register your requirements with us ahead of the next launch and to brief us on the secondary opportunities you would consider. Contact Impala for current Golf Estates availability and assignment interest across the sold-out communities.

Hudayriyat is unusual among Abu Dhabi masterplans in that the lifestyle arrived before the homes. The island's leisure district has operated since November 2020, and Bab Al Nojoum's ocean-view and overwater villas opened in January 2024 — weekends here already have substance.

Surf Abu Dhabi is the headline act: built with Kelly Slater Wave Co technology, reported open to the public since October 2024, and host of the WSL Championship Tour's first Middle East event in February 2025. The National described it as the longest human-made wave of its kind; the operator's further record claims should be read as marketing until independently sourced.

The sports positioning is genuine rather than decorative: 321 Sports anchors training and racing on the island, and the 2026 World Triathlon Multisport Championships (13-22 November 2026) base their Championship Village here, with more than 4,000 competitors expected.

The daily-reality check: this will be a construction island for years. Schools, most retail and community facilities are planned or announced rather than open — Wadeem's school, mosque, shops and central park are commitments, not buildings — and the first residents arrive no earlier than 2028: Nawayef Park Views is scheduled for Q1 2028 (Modon factsheet, Dec 2024), and Al Naseem has completion scheduled 1 March 2028 (Modon payment plan).

Built and operating: road access from the mainland; the leisure district (since November 2020); Marsana's public beach frontage; Surf Abu Dhabi (reported open October 2024); Bab Al Nojoum (January 2024); 321 Sports.

Under construction: Velodrome Abu Dhabi — the region's first UCI Category 1 indoor track, with 3,500 seats and a 600-metre rooftop cycling ramp. It was originally expected by late 2025; as of September 2026 it has no confirmed opening date and does not yet appear on the island's official attractions list. On the residential side, Modon awarded an AED 5 billion main construction contract in December 2025 for 735 villas across Nawayef East and West — the largest residential construction contract in Abu Dhabi that year.

Announced or masterplan-stage: the 2.25-million square metre urban park, the two hill communities, the full 220-kilometre cycle network, and Wadeem's school, mosque, retail and central park.

The velodrome slip is worth registering: a modest delay on a single building, but a reminder that dates on this island are targets, not promises.

The case rests on five verifiable points. Demand depth: roughly AED 24.75 billion of launches absorbed within days across 2024-2026. Regulatory confirmation: the emirate's top-transacted area in Q1 2026, per ADREC. Ownership: a master developer 84.76% held by a wholly government-owned entity. Scarcity: Wadeem was the first new land this close to the city's most exclusive districts in more than 15 years. Breadth: 81% of Golf Estates buyers were new to Modon and 15% were non-UAE residents — demand is broadening beyond the developer's existing base.

Who it suits: end-users planning to occupy from 2028 onwards who want coastal villa product 15-20 minutes from the city; capital-growth investors with a five-to-ten-year horizon; and buyers for whom the AED 2 million Golden Visa threshold matters (not a Modon statement; Impala’s reading of UAE Golden Visa rules — see /insights/golden-visa-uae-property/).

Who it suits less: income-focused investors. Nothing can be rented out until handovers begin, and there is no rental evidence on which to underwrite a yield.

Be clear-eyed about six things.

1. No delivery track record on the island yet. No handover has happened as of this writing; the earliest scheduled are Nawayef Park Views in Q1 2028 (Modon factsheet, Dec 2024) and Al Naseem, with completion scheduled 1 March 2028 (Modon payment plan). Every valuation above launch price is paper.
2. Speculative appreciation claims. The 40-50% gains circulating are broker-claimed, not registry evidence. Until resales complete after handover, nobody knows the real number.
3. Timeline drift. The velodrome missed its late-2025 target. A multi-decade masterplan will produce more of this; weight committed contracts (such as the AED 5 billion Nawayef villas award) over renders.
4. Single-developer concentration. One owner controls supply, pricing and phasing. That discipline supports values, but your future exit also competes with Modon's next launch.
5. Golden Visa wording. AED 2 million-plus purchases are widely marketed as qualifying for a 10-year renewable Golden Visa, and emirate-level practice supports that — but the federal u.ae portal lists the real-estate category at five years. Verify the current position before it drives your decision. (not a Modon statement; Impala’s reading of UAE Golden Visa rules — see /insights/golden-visa-uae-property/)
6. Back-loaded payment plans. Al Naseem's 10/30/60 structure left 60% due at and after handover. If later phases follow similar structures, plan for that liquidity and confirm each project's terms in the SPA.