Hudayriyat Island · the record

Hudayriyat Island glossary

Each term as Modon's Hudayriyat documents and the ADREC registry use it — not a general UAE definition.

Impala Real Estate LLC is a licensed Abu Dhabi brokerage (CN-2820895 · CPL 202402172108) marketing Modon projects. Impala is not Modon and this is not Modon's website. Modon's own website: modon.com.

These are not general definitions. Each entry below says how the word is used in Modon's own Hudayriyat documents, or in the ADREC registered-transaction export, and nothing more. For the generic UAE meanings we link out instead: property size terms in the UAE and off-plan assignment in the UAE own those, and the entries here only record the Hudayriyat usage beside them.

How to read an entry

Each entry says what the word does in Modon's Hudayriyat documents, names the document and page it was read from, and lists the pages of this hub that use it. Where two of Modon's documents use a word differently, both uses are recorded and the difference is on the sources page rather than smoothed over here.

Area words matter most. A brochure figure, a design-code figure, a plot dimension and a registered area are four different measurements of the same home, and mixing them is the commonest way to compare two communities wrongly. The entries below keep them apart, and every table on this hub prints the basis it is using.

Where the general definitions live

Property size terms in the UAE — GSA, GFA, BUA and plot area in general.
Buying off-plan in the UAE — the process, from EOI to title deed.
Off-plan payment plans in the UAE — how instalment schedules generally work.
Assignment before handover — selling a contract on, in general.

Terms, as Modon's documents use them

GSA

The label Modon's brochures use for a home's total saleable area; on Nawayef Park Views plans it equals internal + balcony/terrace; the registry's 'Sold Area' matches it to within 1–3%.

Sources: Nawayef Park Views floor plans, p.11, undated; PDF created 2024-12-09 — “3 Bedroom Type A1 | Internal 187 sqm | Balcony 45.56 sqm | Total (GSA) 232.56 sqm”; Bashayer Residences floor plans, p.2, undated; PDF created 2025-11-19 — “1 Bedroom Type 1A: Internal 76.74 sqm | Balcony 15.73 sqm | Total (GSA) 92.47 sqm”; ADREC registered transactions export (Hudayriyat Island) — aggregates computed by Impala Real Estate, registrations to 8 September 2026.

Used on:Hudayriyat Island Compare Homes Nawayef Park Views Nawayef Village Nawayef Bashayer

GFA

This is as per agreed definition by DMT: Includes all enclosed floor area in a building or structure above the average final grade

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.5, 23 May 2025 — “This is as per agreed definition by DMT: Includes all enclosed floor area in a building or structure above the average final grade”.

Used on:Compare Homes Wadeem Building your villa Sources

FAR

The floor area ratio of a building or other structure on any lot is determined by dividing the gross floor area of such building by the area of the lot on which it is located.

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.5, 23 May 2025 — “The floor area ratio of a building or other structure on any lot is determined by dividing the gross floor area of such building by the area of the lot on which it is located.”.

Used on:Building your villa

Plot coverage

A percentage referring to that portion of a plot or site covered or permitted to be covered by principal and accessory buildings or structures.

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.6, 23 May 2025 — “A percentage referring to that portion of a plot or site covered or permitted to be covered by principal and accessory buildings or structures.”.

Used on:Building your villa

Setback

The horizontal distance measured at Right angles to the boundary of the plot, between the nearest part of any building or structure on the plot and the plot boundary.

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.7, 23 May 2025 — “The horizontal distance measured at Right angles to the boundary of the plot, between the nearest part of any building or structure on the plot and the plot boundary.”.

Used on:Wadeem Building your villa

Ancillary building

Ancillary building include uses such as parking (structured / open), driver room, driver bathroom, water tanks, MEP utilities, Garbage room, outdoor toilet, outdoor shower

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.3, 23 May 2025 — “Ancillary building include uses such as parking (structured / open), driver room, driver bathroom, water tanks, MEP utilities, Garbage room, outdoor toilet, outdoor shower”.

Used on:Building your villa

Sikka

Sikka (Alley): A public or private way permanently reserved as a secondary means of access to a property

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.7, 23 May 2025 — “Sikka (Alley): A public or private way permanently reserved as a secondary means of access to a property”.

Used on:Building your villa

NOC

No Objection Certificates (NOCs) issued by concerned authorities/master developer

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.6, 23 May 2025 — “No Objection Certificates (NOCs) issued by concerned authorities/master developer”.

Used on:Wadeem Building your villa

Estidama Pearl

The plot development shall comply with the Estidama Pearl Building Rating System as set out by Estidama.

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.66, 23 May 2025 — “The plot development shall comply with the Estidama Pearl Building Rating System as set out by Estidama.”.

Used on:Building your villa

NADD

All levels provided are in NADD.

Source: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.24, 23 May 2025 — “All levels provided are in NADD.”.

Used on:Building your villa

Affection plan

Figure 9.2 illustrates the approved Affection Plan provided by Abu Dhabi Real Estate Centre showing Hudayriyat East where Phase 1 sits within.

Sources: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.15, 23 May 2025 — “Figure 9.2 illustrates the approved Affection Plan provided by Abu Dhabi Real Estate Centre showing Hudayriyat East where Phase 1 sits within.”; Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.66, 23 May 2025 — “3. Should there be any discrepancies of plot coordinates and/or plot dimensions between the DCRs and the affection plan, refer to the DMT/ADM issued affection plan.”.

Used on:Building your villa

Plot area vs GFA (Wadeem)

On Wadeem, the size Modon gives for each plot type (Signature, Prestige, Elite, Select) is the plot's land area. The DCR's typology sheets print that Plot Area beside a separate, smaller Max. Allowable GFA: the floor area that may be built on the plot.

Used on:Compare Homes Wadeem Building your villa Sources

Registrations, not sales

ADREC's export records registrations, not sales: each row is a transaction registered with ADREC and dated by its Registration column. Every row in this export has the Sale Type 'Off-plan'.

Source: ADREC registered transactions export (Hudayriyat Island) — aggregates computed by Impala Real Estate, registrations to 8 September 2026.

Used on:Transactions

"Total GSA" vs "villa GSA"

Modon prints a home's size as 'Total GSA' on the Bashayer villa, Nawayef Village and Golf Estates pages, where it is the sum of the floor areas listed above it, and as 'Villa GSA' on the Nawayef Heights and Homes pages; the Heights and Homes extended-plot pages add an 'Overall GSA' for the same type with the extended plot and multi-purpose pod.

Sources: Bashayer brochure, p.37, undated; PDF created 2025-11-25 — “BASHAYER SELECT VILLAS 4 BEDROOMS Ground Floor: 171.90 sqm First Floor: 194.09 sqm Total GSA: 365.99 sqm”; Nawayef Village brochure, p.20, undated; PDF created 2025-05-08 — “3 Bedroom Townhouse | Ground Floor: 127 sqm | First Floor: 121 sqm | Total GSA: 248 sqm”; 6-Bedroom Golf Mansions brochure, p.7, undated; PDF created 2026-06-08 — “Basement Floor 238 sqm · Ground 372 sqm · First 420 sqm · Penthouse 120 sqm · Total GSA 1,150 sqm”; Nawayef Heights: East Hill Type 05 brochure, p.6, undated; PDF created 2025-04-17 — “Plots range from 1,004 - 1,824 sqm | TYPE 05 | 5 BEDROOMS | Villa GSA: 1,219 sqm”; Nawayef Heights: East Hill Type 05 brochure, p.9, undated; PDF created 2025-04-17 — “Plots range from 1,469 - 1,824 sqm | Overall GSA: 1,265 sqm”.

Used on:Compare Homes Nawayef Village Nawayef Bashayer Hudayriyat Golf Estates

Registered saleable area

Impala's name for the 'Sold Area (sqm)' column in ADREC's export: the area registered for the home. It sits close to, but is not always equal to, the GSA in Modon's brochures, so it is never labelled GSA.

Source: ADREC registered transactions export (Hudayriyat Island) — aggregates computed by Impala Real Estate, registrations to 8 September 2026.

Used on:Compare Homes Al Naseem Hudayriyat Golf Estates Transactions

Primary / secondary (assignment) registration

ADREC's Sequence column: a Primary registration is the first sale from the developer; a Secondary registration is a later transfer of the same off-plan contract, which this hub calls an assignment.

Source: ADREC registered transactions export (Hudayriyat Island) — aggregates computed by Impala Real Estate, registrations to 8 September 2026.

Used on:Compare Nawayef Park Views Nawayef Village Al Naseem Nawayef Bashayer Wadeem Hudayriyat Golf Estates Transactions

List price as registered

The price in the Price() column of ADREC's export on a primary registration, the first sale from Modon. The hub shows it under the registry label, beside and never instead of the from-prices in Modon's own documents.

Source: ADREC registered transactions export (Hudayriyat Island) — aggregates computed by Impala Real Estate, registrations to 8 September 2026.

Used on:Compare Wadeem Hudayriyat Golf Estates Transactions

EOI

In Modon's broker guidance for Hudayriyat Golf Estates Phase 1 (May 2026), an EOI is made for one unit; payment must be completed within 24 hours or the EOI is automatically voided.

Sources: Expression of interest guide (broker portal film), at 0:51, 20 May 2026 FIN — “Phase 1 · Number Of Units 1”; Expression of interest guide (broker portal film), at 1:04, 20 May 2026 FIN — “complete your payment within 24 hours … your EOI will be automatically voided”.

Used on:Hudayriyat Golf Estates How to buy

Tier (East Hill plans)

Modon's Nawayef East Hill payment plan comes in two versions: one that 'Applies to lower two tiers' and one that 'Applies to upper four tiers'. The plans do not say which plots sit on which tier.

Sources: East Hill payment plan (lower tiers), p.1, undated; PDF created 2025-04-13 — “Applies to lower two tiers”; East Hill payment plan (upper tiers), p.1, undated; PDF created 2025-04-13 — “Applies to upper four tiers”.

Used on:Nawayef Payment plans Handovers

Extended plot and pod

On Nawayef Heights and Nawayef Homes, Modon's brochures offer extended plots with 'the option to add a multi-purpose pod to the garden'; the Heights page shows the pod as a guest bedroom, majlis, home office or multi-purpose space with a bathroom.

Sources: Nawayef Heights: East Hill Type 05 brochure, p.9, undated; PDF created 2025-04-17 — “Nawayef Heights now feature extended plots that offer an exciting new possibility for homeowners: the option to add a multi-purpose pod to the garden.”; Nawayef Heights: East Hill Type 05 brochure, p.9, undated; PDF created 2025-04-17 — “MULTI-PURPOSE POD 4m x 8m | Guest Bedroom | Majlis | Home Office | Multi-Purpose Space | 3.5m x 5.15m | BATHROOM 2.25m x 1.6m”; Nawayef Homes: East Hill Type 01 brochure, p.8, undated; PDF created 2025-04-11 — “Nawayef Homes now feature extended plots that offer an exciting new possibility for homeowners: the option to add a multi-purpose pod to the garden.”.

Used on:Nawayef

Plus (Mansions)

Each Nawayef Mansions type also comes as a Plus version ('TYPE 01 PLUS', for example); on Modon's brochure pages each Plus type lists one more bedroom and a larger GSA than its base type.

Used on:Compare Homes Nawayef

Baseline / Premium Option

The two second-floor schemes in Modon's Nawayef Village brochure for the 5-bedroom twin villa: 'SF Baseline' (a flexible bedroom or family room with wardrobe and bathroom) and 'SF Premium Option' (gym, plunge, sauna and changing room).

Sources: Nawayef Village brochure, p.29, undated; PDF created 2025-05-08 — “SF Baseline”; Nawayef Village brochure, p.30, undated; PDF created 2025-05-08 — “SF Premium Option”.

Used on:Nawayef Village

BCC / Building Completion Certificate

A payment milestone in Modon's 2025 Bashayer plans and the Nawayef Village plan, printed as 'Completion/BCC' on the Bashayer villas and Nawayef Village factsheets and as 'Building Completion Certificate' on the Bashayer residences factsheet and both Bashayer payment-plan PDFs. It is the instalment immediately before the handover payment.

Used on:Payment plans

Commencement of enabling works

The first milestone after the down payment in Modon's Nawayef Village payment plan, followed by 'Commencement of construction'. The plan dates it but does not describe the works.

Used on:Payment plans

Sub-structure / Superstructure 100% completion

Two milestones in Modon's Nawayef Village payment plan: an instalment falls due at 'Sub-structure 100% completion' and a later one at 'Superstructure 100% completion'. Bashayer's 2025 plans use 50% stages instead ('50% Completion of Sub-structure', 'Sub-structure 50% Completion').

Used on:Payment plans

Façade substantial completion

The Nawayef Village payment-plan milestone printed as 'Façade substantial completion for the project' on the factsheet and 'Façade substantial completion' on the payment-plan PDF; it comes before 'Completion/BCC'.

Sources: Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “Façade substantial completion for the project”; Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “Completion/BCC”; Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “Upon handover”; Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “Instalment 1 Down payment ... 6 Façade substantial completion for the project ... 8 Upon handover”; Nawayef Village payment plan, p.1, undated; PDF created 2025-04-30 — “DOWN PAYMENT | 1st–7th INSTALMENT | 5th Façade substantial completion”.

Used on:Payment plans

Upon Handover / Upon Completion

How Modon's schedules name the final payment. Bashayer's 2025 plans print 'Upon Handover'; the Nawayef Village documents print both 'Upon handover' and 'Upon completion'; the Al Naseem plan and the Nawayef East Hill and West Hill plans print 'Upon Completion', and the East Hill and West Hill plans give no date for it.

Used on:Nawayef Payment plans Handovers

Master Community Declaration

The rules Modon's Bashayer FAQ refers to when it says an owner can lease a unit 'subject to the Master Community Declaration rules and regulations'. The declaration itself is not in Modon's pack.

Source: Bashayer FAQs, p.2, undated; PDF created 2025-11-24 — “Q10 Yes, you can lease your unit, subject to the Master Community Declaration rules and regulations.”.

Used on:Bashayer How to buy

Modon Communities

The company Modon's Bashayer FAQ names as 'the community management company' for Bashayer, responsible for arranging community events.

Source: Bashayer FAQs, p.3, undated; PDF created 2025-11-24 — “Modon Communities will be the community management company and will be responsible for arranging community events.”.

Used on:Hudayriyat Island Bashayer How to buy

Hudayriyat West / Central / East

The three area labels on Modon's island maps: HUDAYRIYAT WEST, HUDAYRIYAT CENTRAL and HUDAYRIYAT EAST. Wadeem's factsheet gives its location as 'HUDAYRIYAT ISLAND, EAST'.

Sources: 6-Bedroom Fairway Villas brochure, p.3, undated; PDF created 2026-06-07 — “HUDAYRIYAT WEST”; 6-Bedroom Fairway Villas brochure, p.3, undated; PDF created 2026-06-07 — “HUDAYRIYAT CENTRAL”; 6-Bedroom Fairway Villas brochure, p.3, undated; PDF created 2026-06-07 — “HUDAYRIYAT EAST”; Wadeem fact sheet, p.1, undated; PDF created 2025-06-30 — “LOCATION: HUDAYRIYAT ISLAND, EAST”.

Used on:Hudayriyat Island Hudayriyat Golf Estates Wadeem

Ask about the island

If a term in Modon's pack is not here, or is used differently in a document you have been sent, tell us and we will check it against the record.

Built from 27 Modon documents and one ADREC export → the record behind this hub

Modon's brochure disclaimer, [Bashayer Residences brochure (final chapter) p.49], adapted for this page by Impala Real Estate

The plans, drawings, and illustrations contained in this page are intended solely for illustrative purposes and should not be construed as a representation or warranty of the final details or exact specifications of the properties described. While every effort has been made to accurately represent the features and layout of the proposed development, based on preliminary development plans, variations may occur and the plans, drawings and illustrations are subject to change, without notice. No guarantees or representations whatsoever are made that existing or future views and surrounding areas depicted in the plans, drawings and illustrations will be provided or, if provided, will be as depicted, or described herein. Modon reserves the right to modify, revise, or withdraw any or all the same in its sole discretion and without prior notice. This page does not constitute an offer to sell or a solicitation of an offer to buy any property.

Record reviewed 24 September 2026Modon documents dated to 14 September 2026ADREC registry to 8 September 2026edition labels: dated code or PDF creation date

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Hudayriyat Island glossary

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