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Hudayriyat Island · the record

The record behind this hub

Every Modon document, dated; where Modon's documents differ; the ADREC method; what Modon has not published; every change logged.

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.

Figures marked official reproduce Modon's own sales documents (brochures, factsheets, payment plans, FAQs), edition-dated; figures marked registry are computed by Impala from ADREC registered transactions to 8 September 2026; figures marked reported are Modon's public statements or the catalogue feed and are shown only under that label.

Four kinds of source, and how each is labelled

Official
A Modon sales document: brochure, factsheet, payment plan, FAQ or floor plan. The chip names the document, the page and the edition, and the figure is reproduced as Modon printed it.
Registry
An aggregate computed by Impala from ADREC's registered-transaction export. Registrations, never a developer's announcement; medians and rates carry the basis they were computed on.
Reported
Modon's public statements or the developer catalogue feed. Shown only under that label, never beside an official or registry figure as if it were one.
Impala
Our own reading or arithmetic — a crosswalk confidence, a map position, a calculator result. Always labelled as ours.

The document register

Every document this hub is built on, grouped by community, with its edition label and the pages where its facts are rendered. Titles are as printed; file names are not published. Documents we read but do not publish are listed by kind at the end.

Nawayef Park Views

DocumentKindPagesEditionWhat it statesCited on
Nawayef Park Views brochure (with floor plans)Brochure38undated; PDF created 2024-12-09States island masterplan, amenities, floor plans and the legal lines.
Nawayef Park Views brochure (without floor plans)Brochure26undated; PDF created 2024-12-09States amenities and the legal lines.
Nawayef Park Views factsheetFactsheet1undated; PDF created 2024-12-07States prices, plan, handover, amenities, distances and positioning.
Nawayef Park Views floor plansFloor plans14undated; PDF created 2024-12-09States areas, key plans and the legal lines.
Nawayef Park Views payment planPayment plan1undated; PDF created 2024-12-07States plan.
Nawayef Park Views Arabic logoLogo artwork2undated; PDF created 2024-11-18States name forms.
Nawayef Park Views rendersRender library—undatedStates imagery.
Nawayef Park Views animation flythroughFilm—undatedStates imagery.
Modon’s Nawayef Park Views pagewebpage—www.modon.com/real-estate/nawayef-parkviews · captured 23 Sep 2026States handover, statements, prices, sizes, counts and faq.

Nawayef Village

DocumentKindPagesEditionWhat it statesCited on
Nawayef Village brochureBrochure32undated; PDF created 2025-05-08States the island map, masterplan, amenities, floor plans and the legal lines.
Nawayef Village fact sheetFactsheet1undated; PDF created 2025-05-01States sizes, plan, handover, amenities and distances.
Nawayef Village payment planPayment plan1undated; PDF created 2025-04-30States plan.
Nawayef Village rendersRender library—undatedStates imagery.
Nawayef Village filmFilm—undatedStates imagery.
Modon’s Nawayef Village pagewebpage—www.modon.com/real-estate/nawayef-village · captured 23 Sep 2026States handover, statements, prices, sizes and faq.

Al Naseem

DocumentKindPagesEditionWhat it statesCited on
Al Naseem Community payment planPayment plan1undated; PDF created 2025-02-27States plan, handover and name forms.
Modon’s Al Naseem Community pagewebpage—www.modon.com/real-estate/al-naseem-community · captured 23 Sep 2026States handover, statements, prices, sizes, counts and faq.

Nawayef

DocumentKindPagesEditionWhat it statesCited on
Nawayef Heights: East Hill Type 01 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges, the legal lines, the island map and island amenities.
Nawayef Heights: East Hill Type 02 brochureBrochure14undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: East Hill Type 03 brochureBrochure14undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: East Hill Type 05 brochureBrochure14undated; PDF created 2025-04-17States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: East Hill Type 06 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: East Hill Type 07 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: East Hill Type 08 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: West Hill Type 01 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: West Hill Type 02 brochureBrochure14undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: West Hill Type 03 brochureBrochure14undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: West Hill Type 05 brochureBrochure14undated; PDF created 2025-04-17States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: West Hill Type 06 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: West Hill Type 07 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights: West Hill Type 08 brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Homes: East Hill Type 01 brochureBrochure14undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Homes: East Hill Type 02 brochureBrochure14undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Homes: East Hill Type 03 brochureBrochure13undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Mansions Type 01 and 01 Plus brochureBrochure18undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Mansions Type 02 and 02 Plus brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Mansions Type 03 and 03 Plus brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Mansions Type 04 and 04 Plus brochureBrochure15undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Mansions Type 05 and 05 Plus brochureBrochure16undated; PDF created 2025-04-11States sizes, room schedules, plot ranges and the legal lines.
Nawayef Heights fact sheetFactsheet1undated; PDF created 2025-04-11States prices, sizes, plan, amenities and distances.
Nawayef Homes fact sheetFactsheet1undated; PDF created 2025-04-11States prices, sizes, plan, amenities and distances.
Nawayef East masterplanMasterplan1undated; PDF created 2025-04-11States plot types.
Nawayef West masterplanMasterplan1undated; PDF created 2025-04-11States plot types.
East Hill payment plan (lower tiers)Payment plan1undated; PDF created 2025-04-13States plan.
East Hill payment plan (upper tiers)Payment plan1undated; PDF created 2025-04-13States plan and the legal lines.
West Hill payment planPayment plan1undated; PDF created 2025-04-07States plan.
Nawayef Heights, Homes and Mansions rendersRender library—undatedStates imagery.
Modon’s Nawayef East pagewebpage—www.modon.com/real-estate/nawayef-east · captured 23 Sep 2026States handover, statements, prices, sizes and faq.
Modon’s Nawayef West pagewebpage—www.modon.com/real-estate/nawayef-west · captured 23 Sep 2026States handover, statements, prices, sizes and faq.

Bashayer

DocumentKindPagesEditionWhat it statesCited on
Bashayer brochureBrochure74undated; PDF created 2025-11-25States masterplan callouts, the island map, amenities, floor plans and the legal lines.
Bashayer FAQsFAQ5undated; PDF created 2025-11-24States counts, rules, statements and faq.
Bashayer Residences factsheetFactsheet1undated; PDF created 2025-11-25States prices, plan, handover, amenities and distances.
Bashayer Villas factsheetFactsheet1undated; PDF created 2025-11-24States prices, plan, handover, amenities and distances.
Bashayer Residences floor plansFloor plans42undated; PDF created 2025-11-19States areas and room schedules.
Bashayer Villas floor plansFloor plans8undated; PDF created 2025-11-24States areas, room schedules and the legal lines.
Bashayer Residences payment planPayment plan1undated; PDF created 2025-11-24States plan.
Bashayer Villas payment planPayment plan1undated; PDF created 2025-11-24States plan.
Bashayer image libraryRender library—undatedStates imagery.
Bashayer Residences brochure (final chapter)Brochure507 Jul 2026 FINStates masterplan callouts, the island map, amenities, floor plans and the legal lines.
Bashayer Residences factsheet (final chapter)Factsheet17 Jul 2026 FINStates prices, typologies, plan, handover, amenities and distances.
Bashayer Residences payment plan (final chapter)Payment plan17 Jul 2026 FINStates plan.
Bashayer Residences renders (final chapter)Render library—undatedStates imagery.
Modon’s Bashayer pagewebpage—www.modon.com/real-estate/bashayer · captured 23 Sep 2026States handover, statements, prices, sizes, counts, amenities and faq.

Wadeem

DocumentKindPagesEditionWhat it statesCited on
Wadeem brochureBrochure31undated; PDF created 2025-06-26States the island map, plot plan, design styles, the legal lines and name forms.
Wadeem fact sheetFactsheet1undated; PDF created 2025-06-30States plot types, plan, handover, amenities and distances.
Wadeem payment planPayment plan1undated; PDF created 2025-06-30States plan.
Wadeem Elements (lockup artwork)Logo artwork5undated; PDF created 2025-06-23States brand artwork.
Wadeem Elements colour codesLogo artwork1undated; PDF created 2025-06-24States brand colours.
Wadeem Arabic wordmarkLogo artwork—undatedStates name forms.
Wadeem CGIsRender library—undatedStates imagery.

Wadeem Gardens

DocumentKindPagesEditionWhat it statesCited on
Wadeem Gardens factsheetFactsheet114 Sep 2026 EXTStates prices, typologies, sizes, plan, amenities, distances, the island map and the legal lines.
Wadeem Gardens payment planPayment plan114 Sep 2026 EXTStates plan.
Modon’s Wadeem Gardens pagewebpage—www.modon.com/real-estate/wadeem-gardens · captured 23 Sep 2026States handover, statements, prices, sizes, plot ranges and faq.

Hudayriyat Golf Estates

DocumentKindPagesEditionWhat it statesCited on
Hudayriyat Golf Estates factsheetFactsheet1undated; PDF created 2026-05-20States prices, typologies, sizes, plan, amenities, distances, positioning, precinct plan and the island map.
6-Bedroom Fairway Villas brochureBrochure12undated; PDF created 2026-06-07States levels, room schedules, amenities, island masterplan, the island map and positioning.
6-Bedroom Golf Mansions brochureBrochure12undated; PDF created 2026-06-08States levels, room schedules, amenities and island masterplan.
Hudayriyat Golf Estates lockup (stacked, MODON, white)Logo artwork—undatedStates brand artwork.
Hudayriyat Golf Estates bilingual logo (vertical)Logo artwork—undatedStates name forms.
Modon’s Hudayriyat Golf Estates pagewebpage—www.modon.com/real-estate/hudayriyat-golf-estates · captured 23 Sep 2026States handover, statements, prices, sizes, amenities and faq.

ADREC registry

DocumentKindPagesEditionWhat it statesCited on
ADREC registered transactions export (Hudayriyat Island)Registry export—export 12 Sep 2026; rows to 8 Sep 2026States registry and name forms.
Modon’s Hudayriyat Island pagewebpage—www.modon.com/real-estate/hudayriyat-island · captured 23 Sep 2026States positioning, island amenities, counts, handover, prices and faq.
Modon’s Hudayriyat interactive masterplanwebpage—world.modon.com/abu-dhabi/hudayriyat/ · captured 23 Sep 2026States island masterplan, the island map and positioning.

Read, not published

  • Modon broker guidance (4 decks) — read for compliance; not published or quoted
  • one payment-plan PDF — figures reproduced from the factsheet; document not hosted
  • one broker training film — process described; film not published
  • one sales presentation — facts extracted; slides not published
  • the Development Control Regulations — rules paraphrased; document not hosted

How we date an edition, and which edition wins

  1. A date code in Modon's own file naming is the edition date; a "FIN" or "EXT" suffix marks a customer-facing final. A document with no code is a launch edition and is labelled "undated; PDF created" with the date the PDF itself carries — never an inferred month.
  2. For the same fact about the same product, the latest dated edition wins; the older reading is recorded and shown here as then and now, never quietly dropped.
  3. Different phases of one community are not a conflict. Each phase keeps its own prices, plan and handover, labelled by edition.
  4. Within one pack: the factsheet governs the headline price, plan and handover; the FAQ governs counts and rules; the floor-plan PDF governs areas and room dimensions.
  5. Regulation and the registry beat marketing on what a number is — plot area is not floor area. Where Modon's design code contradicts itself, both readings are published with the disclosure that the plot sheet issued with your plot governs.
  6. The registry never overrides a product fact. It sits beside it under its own chip; where it contradicts a figure reported elsewhere, the registry wins and the conflict is listed.
  7. Modon's broker guidance is one rule-set: no deck supersedes another, and none of it is published here.

Where Modon's documents differ

Where two Modon documents — or two pages of one document — do not say the same thing, we publish both readings with their page numbers and say which one this hub follows.

One document says

Park Views apartment floor-plan pages print the disclaimer's "villa" formModon · Nawayef Park Views floor plans · p.2 · undated; PDF created 2024-12-09

The other says

the 7 Jul 2026 Bashayer Residences brochure prints the "unit" formModon · Bashayer Residences brochure (final chapter) · p.40 · 7 Jul 2026 FIN

Rule: Newest edition's wording for the product it describes; the substitution is disclosed.

What this hub does: legal.l2u ("unit") on apartment and townhome tables, legal.l2v ("villa") on villa tables; Park Views carries the one-line note that Modon's own text says "villa".

Sources: Nawayef Park Views floor plans, p.2, undated; PDF created 2024-12-09 — “to represent the typical layout of the villa and outdoor living areas”; Bashayer Residences brochure (final chapter), p.40, 7 Jul 2026 FIN — “layout of the unit and outdoor living areas. Modon makes no representation or warranty regarding”.

One document says

Bashayer FAQ: villas Q1 2029; apartment handovers in the last quarter of 2029Modon · Bashayer FAQs · p.5 · undated; PDF created 2025-11-24

The other says

7 Jul 2026 factsheet and payment plan: handover 30 April 2030 (final chapter)Modon · Bashayer Residences factsheet (final chapter) · p.1 · 7 Jul 2026 FIN

Rule: Different phases are not conflicts; the latest edition governs its own phase.

What this hub does: Handover stated per phase: villas 31 March 2029, residences (Nov 2025) 31 October 2029, final chapter 30 April 2030; never one Bashayer date.

Sources: Bashayer FAQs, p.5, undated; PDF created 2025-11-24 — “Q20 Villas will be handed over in Q1 2029.”; Bashayer Residences factsheet (final chapter), p.1, 7 Jul 2026 FIN — “Handover 50% 30 April 2030”.

One document says

Nov 2025 residences plan: 10% down paymentModon · Bashayer Residences payment plan · p.1 · undated; PDF created 2025-11-24

The other says

7 Jul 2026 final chapter: prices from 2.5M / 3.15M / 4.3M / 4.6M / 6.2M / 9M and a 5% down paymentModon · Bashayer Residences factsheet (final chapter) · p.1 · 7 Jul 2026 FIN

Rule: Latest edition governs its phase; earlier plans stay dated.

What this hub does: Final-chapter figures quoted from the 260707 edition, dated; the launch-phase plans are shown as their own dated plans (br1, bv).

Sources: Bashayer Residences payment plan, p.1, undated; PDF created 2025-11-24 — “PAYMENT PLAN RESIDENCES: DOWN PAYMENT 10% On Reservation ... 7th INSTALMENT Building Completion Certificate 5% 30 July 2029 | 8th INSTALMENT Upon Handover 50% 31 October 2029”; Bashayer Residences factsheet (final chapter), p.1, 7 Jul 2026 FIN — “Payment Plan | 50/50: Down Payment 5% Payable on the Reservation Date ... 7th Payment Instalment 5% 30 January 2030 | Handover 50% 30 April 2030”.

One document says

Park Views factsheet: Zayed International Airport 34 MinsModon · Nawayef Park Views factsheet · p.1 · undated; PDF created 2024-12-07

The other says

Village fact sheet: Zayed International Airport 25 MINSModon · Nawayef Village fact sheet · p.1 · undated; PDF created 2025-05-01

Rule: Drive times are never merged across documents (C-38).

What this hub does: Each community prints exactly one document's drive times (distances.doc), dated to that document.

Sources: Nawayef Park Views factsheet, p.1, undated; PDF created 2024-12-07 — “Zayed International Airport 34 Mins”; Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “25 MINS Zayed International Airport”.

One document says

Q1 table: 2-Bedroom 134 (total 330)Modon · Bashayer FAQs · p.1 · undated; PDF created 2025-11-24

The other says

Q4 parking table: 2-Bedroom 128 (total 330)Modon · Bashayer FAQs · p.1 · undated; PDF created 2025-11-24

Rule: Within a pack the FAQ governs counts; the printed total decides between the two tables: 108 + 134 + 6 + 74 + 8 = 330, while 108 + 128 + 6 + 74 + 8 = 324.

What this hub does: Publish 134; the parking table 128 is treated as a typo and noted.

Sources: Bashayer FAQs, p.1, undated; PDF created 2025-11-24 — “Q1 table: 1-Bedroom 108 1 81-131 | 2-Bedroom 134 2 129-227 | 2-Bedroom + Maid room 6 2 183-184 | 3-Bedroom + Maid room 74 3 178-296 | 4-Bedroom (Penthouse) + Maid room 8 4 397-468 | Total 330”; Bashayer FAQs, p.1, undated; PDF created 2025-11-24 — “Q4 table: 1-Bedroom 108 1 | 2-Bedroom 128 1 | 2-Bedroom + Maid room 6 2 | 3-Bedroom + Maid room 74 2 | 4-Bedroom (Penthouse) + Maid room 8 3 | Total 330”.

One document says

Residence factsheet: 2 Bedroom 129 - 184 sqmModon · Bashayer Residences factsheet · p.1 · undated; PDF created 2025-11-25

The other says

FAQ Q1: 2-Bedroom 129 -227; floor plans p.18 Type 4B Total (GSA) 227.47 sqmModon · Bashayer FAQs · p.1 · undated; PDF created 2025-11-24

Rule: FAQ governs ranges and the floor-plan PDF governs areas; the factsheet upper bound 184 equals the two-bedroom-with-maid upper bound.

What this hub does: Publish 129-227 sqm for two-bedroom apartments; the factsheet 184 is noted as an error.

Sources: Bashayer Residences factsheet, p.1, undated; PDF created 2025-11-25 — “TYPOLOGY UNIT SIZE RANGE (SQM) AVERAGE PRICES: 1 Bedroom 81 - 131 AED 2.35m | 2 Bedroom 129 - 184 AED 3.6m | 3 Bedroom 178 - 296 AED 4.8m | 4 Bedroom (Penthouse) 397 - 468 AED 7.65m”; Bashayer FAQs, p.1, undated; PDF created 2025-11-24 — “Q1 table: 1-Bedroom 108 1 81-131 | 2-Bedroom 134 2 129-227 | 2-Bedroom + Maid room 6 2 183-184 | 3-Bedroom + Maid room 74 3 178-296 | 4-Bedroom (Penthouse) + Maid room 8 4 397-468 | Total 330”.

One document says

FAQ villas Q1 "(GFA (Avg": Shore 570, Select 372Modon · Bashayer FAQs · p.3 · undated; PDF created 2025-11-24

The other says

Brochure Total GSA: Select 365.99 sqm (p.37), Shore 590.51 sqm (p.40); villas factsheet GSA 365 / 590 sqmModon · Bashayer brochure · p.37 · undated; PDF created 2025-11-25

Rule: Two different measures (average gross floor area vs gross sellable area), not one disputed number; the brochure/floor-plan documents govern areas.

What this hub does: Publish 365.99 / 590.51 sqm Total GSA as the size; show the FAQ GFA averages only inside the quoted FAQ answer; never blend the two.

Sources: Bashayer FAQs, p.3, undated; PDF created 2025-11-24 — “Villas Q1 table: Shore 570 955 5 34 x 23 41.5 G+1 | Select 372 480 4 123 x 16 30 G+1 | Total 157”; 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”.

One document says

FAQ: Select plot 480 sqm, 16 x 30 m; Shore plot 955 sqm, 23 x 41.5 mModon · Bashayer FAQs · p.3 · undated; PDF created 2025-11-24

The other says

Drawing dimension lines: Select 16 m x 28 m (p.3); Shore 23 m x 40 m (p.6)Modon · Bashayer Villas floor plans · p.3 · undated; PDF created 2025-11-24

Rule: The FAQ states plot figures for the December 2025 release; the drawings carry Modon’s indicative-only disclaimer.

What this hub does: Publish the FAQ plot figures; drawing dimensions are illustrative and are not published as plot sizes.

Sources: Bashayer FAQs, p.3, undated; PDF created 2025-11-24 — “Villas Q1 table: Shore 570 955 5 34 x 23 41.5 G+1 | Select 372 480 4 123 x 16 30 G+1 | Total 157”; Bashayer Villas floor plans, p.3, undated; PDF created 2025-11-24 — “SELECT VILLAS GROUND FLOOR dimension lines 16 m | 28 m”.

One document says

Villas: factsheet "March 2029", instalment 31 March 2029; FAQ villas Q20 "Q1 2029"Modon · Bashayer Villas factsheet · p.1 · undated; PDF created 2025-11-24

The other says

Residences Nov 2025: factsheet "October 2029", instalment 31 October 2029; FAQ Q18 "end of 2029" for all water-facing apartments; community Q1 "last quarter of 2029"Modon · Bashayer Residences factsheet · p.1 · undated; PDF created 2025-11-25

Rule: Handover labels are consistent within each product; the instalment date is the anchor; quarter words only as Modon wrote them.

What this hub does: Publish one dated line per product: 31 March 2029 (villas), 31 October 2029 (residences Nov 2025), 30 April 2030 (final chapter).

Sources: Bashayer Villas factsheet, p.1, undated; PDF created 2025-11-24 — “HANDOVER: March 2029 | 8 Upon Handover 50% 31 March 2029”; Bashayer Residences factsheet, p.1, undated; PDF created 2025-11-25 — “HANDOVER: October 2029 | 9 Upon Handover 50% 31 October 2029”.

One document says

FAQ Q16: all apartments are simplex; duplex options are not offeredModon · Bashayer FAQs · p.2 · undated; PDF created 2025-11-24

The other says

Final-chapter factsheet: 2 Bedroom townhome and 4 Bedroom townhome typologies; brochure p.42 and p.44 print ground- and first-floor plansModon · Bashayer Residences factsheet (final chapter) · p.1 · 7 Jul 2026 FIN

Rule: Different phases are not conflicts; the FAQ scope is the December 2025 release.

What this hub does: Scope the FAQ statement to the Nov 2025 apartments; never generalise it to the final chapter.

Sources: Bashayer FAQs, p.2, undated; PDF created 2025-11-24 — “Q16 All apartments are simplex; duplex options are not offered.”; Bashayer Residences factsheet (final chapter), p.1, 7 Jul 2026 FIN — “1 Bedroom 81 - 94 2.5M | 2 Bedroom 129 - 226 3.15M | 2 Bedroom townhome 164 - 207 4.3M | 3 Bedroom 178 - 299 4.6M | 4 Bedroom townhome 253 - 386 6.2M | Penthouse 390 - 489 9M”.

One document says

Nov 2025 brochure p.69: Penthouse 2B Service Kitchen 3.5 x 2.8 m; p.68: Penthouse 1B Balcony 16 x 2.1 mModon · Bashayer brochure · p.69 · undated; PDF created 2025-11-25

The other says

Floor plans p.41: Service Kitchen 12.8 x 2.1 m; p.39: Balcony 16 x 2.2 m; final-chapter brochure p.45: Service Kitchen 12.8 x 2.1 mModon · Bashayer Residences floor plans · p.41 · undated; PDF created 2025-11-19

Rule: The dedicated floor-plan PDF governs room dimensions.

What this hub does: Use the floor-plan PDF dimensions in unit-type notes; the brochure figures are recorded here only.

Sources: Bashayer brochure, p.69, undated; PDF created 2025-11-25 — “PENTHOUSES UNIT TYPE - 2B 15. Service Kitchen 3.5 x 2.8 m”; Bashayer Residences floor plans, p.41, undated; PDF created 2025-11-19 — “Penthouse Type 2B 15. Service Kitchen 12.8 x 2.1 m”.

One document says

FAQ villas Q13: No, the villas are not in the first row next to the water and there is no access to a beach.Modon · Bashayer FAQs · p.4 · undated; PDF created 2025-11-24

The other says

Villas factsheet: "seamless waterfront views"; FAQ villas Q10: "panoramic sea views overlooking the Al Bateen Channel"Modon · Bashayer Villas factsheet · p.1 · undated; PDF created 2025-11-24

Rule: Official marketing lines vs the FAQ product answer; seeded FAQ-first per plan §5.7.

What this hub does: Q13 governs the product description; the marketing lines appear only as quotations; the rock revetment is an Impala render observation.

Sources: Bashayer FAQs, p.4, undated; PDF created 2025-11-24 — “Q13 No, the villas are not in the first row next to the water and there is no access to a beach.”; Bashayer Villas factsheet, p.1, undated; PDF created 2025-11-24 — “Bashayer Villas is a serene gated community where every villa features spacious interiors, elegant finishes, and seamless waterfront views.”.

One document says

7 Jul 2026 factsheet: Sheikh Zayed Grand Mosque 15 · Zayed International Airport 25 · ADGM 25 · Louvre Museum 35 · Disney Land 30Modon · Bashayer Residences factsheet (final chapter) · p.1 · 7 Jul 2026 FIN

The other says

Nov 2025 factsheets (villas and residences): Saadiyat Island 35 · Yas Island 30 · Downtown Dubai 90 with the same first threeModon · Bashayer Villas factsheet · p.1 · undated; PDF created 2025-11-24

Rule: Distance lists differ by document; exactly one document per community is published.

What this hub does: Publish the 7 Jul 2026 factsheet list as printed ("Disney Land" as Modon’s label); footnote the variants.

Sources: Bashayer Residences factsheet (final chapter), p.1, 7 Jul 2026 FIN — “The City Within Reach: 15 MINS Sheikh Zayed Grand Mosque | 25 MINS Zayed International Airport | 25 MINS ADGM | 35 MINS Louvre Museum | 30 MINS Disney Land”; Bashayer Villas factsheet, p.1, undated; PDF created 2025-11-24 — “MINUTES AWAY. WORLDS APART. 15 MINS SZGM | 25 MINS ZIA | 25 MINS ADGM | 35 MINS Saadiyat Island | 30 MINS Yas Island | 90 MINS Downtown Dubai”.

One document says

Nov 2025 brochure p.8 masterplan: Mosque (villas area), Community Retail & Mosque, Petrol Station callouts; FAQ Q6 promises a mosque and an express petrol station on the promenadeModon · Bashayer brochure · p.8 · undated; PDF created 2025-11-25

The other says

7 Jul 2026 brochure p.8 masterplan: Community Retail only; no Mosque and no Petrol Station calloutModon · Bashayer Residences brochure (final chapter) · p.8 · 7 Jul 2026 FIN

Rule: Latest dated edition wins for the same generic fact; earlier statements are labelled by edition.

What this hub does: Publish the petrol station and the mosques as November 2025 statements only; never as final-chapter facts.

Sources: Bashayer brochure, p.8, undated; PDF created 2025-11-25 — “Mosque | Community Retail & Mosque | Petrol Station | Park”; Bashayer Residences brochure (final chapter), p.8, 7 Jul 2026 FIN — “Community Retail | Park”.

One document says

Floor plans p.13 (2 Bedroom Type 2A): Internal 106.79 + Balcony 23.03 printed with Total (GSA) 129.55Modon · Bashayer Residences floor plans · p.13 · undated; PDF created 2025-11-19

The other says

Floor plans p.28 (3 Bedroom Type 1D): Internal 175.30 + Balcony 61.82 printed with Total (GSA) 236.91Modon · Bashayer Residences floor plans · p.28 · undated; PDF created 2025-11-19

Rule: On these two pages the printed components do not add up to the printed total (the other 38 pages close exactly; audit bashayer §2.5 states that GSA = internal + balcony throughout). Nothing is corrected silently.

What this hub does: All three printed figures kept as printed; the unit-type notes say the components do not add up; Total (GSA) remains the published size; no arithmetic substitute is published.

Sources: Bashayer Residences floor plans, p.13, undated; PDF created 2025-11-19 — “2 Bedroom Type 2A: Internal 106.79 sqm | Balcony 23.03 sqm | Total (GSA) 129.55 sqm”; Bashayer Residences floor plans, p.28, undated; PDF created 2025-11-19 — “3 Bedroom Type 1D: Internal 175.30 sqm | Balcony 61.82 sqm | Total (GSA) 236.91 sqm”.

One document says

a serene water channel (singular)Modon · Hudayriyat Golf Estates factsheet · p.1 · undated; PDF created 2026-05-20

The other says

serene water channels (plural)Modon · 6-Bedroom Fairway Villas brochure · p.2 · undated; PDF created 2026-06-07

Rule: Cosmetic; neither is "fixed" into the other (golf-estates C11). A quotation must be verifiable against a text layer (validator quotation rule).

What this hub does: positioning.quote quotes the brochure wording (text layer); the factsheet singular is recorded here.

Sources: Hudayriyat Golf Estates factsheet, p.1, undated; PDF created 2026-05-20 — “set alongside sweeping fairways and a serene water channel”; 6-Bedroom Fairway Villas brochure, p.2, undated; PDF created 2026-06-07 — “set alongside sweeping fairways and serene water channels”.

One document says

10 labels; Country ClubhouseModon · Hudayriyat Golf Estates factsheet · p.1 · undated; PDF created 2026-05-20

The other says

11 labels; Country Club House; Golf AcademyModon · 6-Bedroom Fairway Villas brochure · p.4 · undated; PDF created 2026-06-07

Rule: Publish the union with the factsheet spelling; footnote Golf Academy as brochure-only (golf-estates C12).

What this hub does: amenities[] = union of eleven; amenitiesNote carries the footnote.

Sources: Hudayriyat Golf Estates factsheet, p.1, undated; PDF created 2026-05-20 — “ten amenity icons incl. Country Clubhouse”; 6-Bedroom Fairway Villas brochure, p.4, undated; PDF created 2026-06-07 — “eleven labels incl. Country Club House and Golf Academy”.

One document says

factsheet: nine amenity icons (GYM, CLUBHOUSE, YOGA ZONE, COWORKING SPACE, LAP SWIMMING POOL, GAMES ROOM, CONCIERGE AND VALET, BEACH, PARK)Modon · Nawayef Park Views factsheet · p.1 · undated; PDF created 2024-12-07

The other says

brochure: fifteen amenities, adding catering, laundry, outdoor play, children's pool, retail and fine dining; "Swimming Pool" where the factsheet says lap poolModon · Nawayef Park Views brochure (with floor plans) · p.21 · undated; PDF created 2024-12-09

Rule: PLAN 1.1 rule 2: same edition, neither supersedes; the brochure list is the superset

What this hub does: publish the brochure's 15 as the list with the footnote "the factsheet abbreviates to nine"; beach and park shown as proximity items

Sources: Nawayef Park Views factsheet, p.1, undated; PDF created 2024-12-07 — “AMENITIES icon grid, 9 items”; Nawayef Park Views brochure (with floor plans), p.21, undated; PDF created 2024-12-09 — “amenity list, 15 items”.

One document says

factsheet: "a boutique hotel" within walking distanceModon · Nawayef Park Views factsheet · p.1 · undated; PDF created 2024-12-07

The other says

brochure masterplan key: "7. Luxury 5 Star Hotel"Modon · Nawayef Park Views brochure (with floor plans) · p.10 · undated; PDF created 2024-12-09

Rule: two descriptions in one edition; never fused

What this hub does: state both with their documents; no operator is named anywhere

Sources: Nawayef Park Views factsheet, p.1, undated; PDF created 2024-12-07 — “beach and a boutique hotel are within walking distance”; Nawayef Park Views brochure (with floor plans), p.10, undated; PDF created 2024-12-09 — “7. Luxury 5 Star Hotel”.

One document says

room-schedule table: "8. Balcony 2.7 x 1.7m" (same as the bathroom row)Modon · Nawayef Park Views floor plans · p.2 · undated; PDF created 2024-12-09

The other says

drawing label "BALCONY 7.3m x2.5m"; area table Balcony 20.60 sqmModon · Nawayef Park Views floor plans · p.2 · undated; PDF created 2024-12-09

Rule: drawing and area evidence beat a table typo

What this hub does: publish 20.60 sqm; the balcony dimension is kept only as drawn (7.3m x 2.5m); 2.7 x 1.7m is never published for the balcony

Sources: Nawayef Park Views floor plans, p.2, undated; PDF created 2024-12-09 — “1 Bedroom Type A1: 8. Balcony 2.7 x 1.7m”; Nawayef Park Views floor plans, p.2, undated; PDF created 2024-12-09 — “BALCONY 7.3m x2.5m”.

One document says

Total (GSA) printed 195.7 sqmModon · Nawayef Park Views floor plans · p.9 · undated; PDF created 2024-12-09

The other says

internal 169.2 + balcony 26.6 = 195.8 (Impala arithmetic)Modon · Nawayef Park Views floor plans · p.9 · undated; PDF created 2024-12-09

Rule: the official total is published as printed; never recomputed silently

What this hub does: publish 195.7 with both components; note the 0.1 sqm rounding

Sources: Nawayef Park Views floor plans, p.9, undated; PDF created 2024-12-09 — “2 Bedroom Type C | Total (GSA) 195.7 sqm”; Nawayef Park Views floor plans, p.9, undated; PDF created 2024-12-09 — “Internal 169.2 sqm | Balcony 26.6 sqm”.

One document says

page headings: 1 Bedroom "Type C1" (p.4), 3 Bedroom "Type B1" (p.12), 4 Bedroom "Type A" (p.13)Modon · Nawayef Park Views floor plans · p.4 · undated; PDF created 2024-12-09

The other says

room-schedule table headers: "Type C", "Type A2", "Type B1"Modon · Nawayef Park Views floor plans · p.12 · undated; PDF created 2024-12-09

Rule: the page heading beats the table header

What this hub does: headings are the canonical names; the table labels are stored as aliases so a buyer quoting them is still matched

Sources: Nawayef Park Views floor plans, p.4, undated; PDF created 2024-12-09 — “1 Bedroom Type C1 (heading) | Type C (table header)”; Nawayef Park Views floor plans, p.12, undated; PDF created 2024-12-09 — “3 Bedroom Type B1 (heading) | Type A2 (table header)”.

One document says

floor-plan disclaimer: "to represent the typical layout of the villa and outdoor living areas"Modon · Nawayef Park Views floor plans · p.2 · undated; PDF created 2024-12-09

The other says

the product is apartmentsModon · Nawayef Park Views factsheet · p.1 · undated; PDF created 2024-12-07

Rule: Modon's legal text is never edited

What this hub does: render l2u (unit wording) with the one-line note that Modon's own floor-plan text says "villa"

Sources: Nawayef Park Views floor plans, p.2, undated; PDF created 2024-12-09 — “to represent the typical layout of the villa and outdoor living areas”; Nawayef Park Views factsheet, p.1, undated; PDF created 2024-12-07 — “Unit types: 1 to 4-bedroom apartments”.

One document says

room-schedule table: "12. Terrace 9.8 x 2.5m" (the same figure as 2 Bedroom Type B3's balcony 12A); area table outdoor 69.16 sqmModon · Nawayef Park Views floor plans · p.9 · undated; PDF created 2024-12-09

The other says

drawing label "TERRACE 16.9m X 4.0m", consistent with 69.16 sqmModon · Nawayef Park Views floor plans · p.9 · undated; PDF created 2024-12-09

Rule: drawing and area evidence beat a table typo (npv-a4 precedent)

What this hub does: publish 69.16 sqm; keep the terrace dimension only as drawn (16.9m x 4.0m); never publish 9.8 x 2.5m for Type D1

Sources: Nawayef Park Views floor plans, p.9, undated; PDF created 2024-12-09 — “2 Bedroom Type D1: 12. Terrace 9.8 x 2.5m | Balcony 69.16 sqm”; Nawayef Park Views floor plans, p.9, undated; PDF created 2024-12-09 — “TERRACE 16.9m X 4.0m”.

One document says

brochure names the top type "5 Bedroom Twin Villa"Modon · Nawayef Village brochure · p.26 · undated; PDF created 2025-05-08

The other says

fact sheet: "3 to 5-bedroom townhouses"; row label "5-Bed"Modon · Nawayef Village fact sheet · p.1 · undated; PDF created 2025-05-01

Rule: brochure = product-naming authority (audit 1)

What this hub does: three brochure names verbatim; collective "townhouses and twin villas"; the 5-bed is never a townhouse in a heading

Sources: Nawayef Village brochure, p.26, undated; PDF created 2025-05-08 — “5 Bedroom Twin Villa”; Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “Unit types: 3 to 5-bedroom townhouses | 3-Bed 4-Bed 5-Bed”.

One document says

fact sheet numbers eight rows (down payment = 1); row 6 "Façade substantial completion for the project"Modon · Nawayef Village fact sheet · p.1 · undated; PDF created 2025-05-01

The other says

plan: "DOWN PAYMENT" then "1st–7th INSTALMENT"; "Façade substantial completion"Modon · Nawayef Village payment plan · p.1 · undated; PDF created 2025-04-30

Rule: same percentages and dates; one convention

What this hub does: "10% down payment + 7 instalments"; milestone labels quoted from the fact sheet

Sources: 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”.

One document says

fact-sheet strip "Handover: Q1, 2029"Modon · Nawayef Village fact sheet · p.1 · undated; PDF created 2025-05-01

The other says

fact-sheet row 8 "Upon completion (January 2029)"; plan tile 7 "January 2029"Modon · Nawayef Village fact sheet · p.1 · undated; PDF created 2025-05-01

Rule: compatible

What this hub does: "January 2029 (Q1 2029)" with both cited

Sources: Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “Handover: Q1, 2029”; Nawayef Village fact sheet, p.1, undated; PDF created 2025-05-01 — “Upon completion (January 2029)”.

One document says

island map legend 1–18 (Retail Avenue 3, Park Views 2, East Hill 4, West Hill 5, hotel 16)Modon · Nawayef Village brochure · p.5 · undated; PDF created 2025-05-08

The other says

masterplan legend 1–10 (Retail Avenue 2, Park Views 4, East Hill 9, West Hill 8, hotel 6)Modon · Nawayef Village brochure · p.6 · undated; PDF created 2025-05-08

Rule: two numbering systems

What this hub does: two separate HTML legends, never merged into one numbered list

Sources: Nawayef Village brochure, p.5, undated; PDF created 2025-05-08 — “Location legend 1–18: 2 Nawayef Park Views, 3 Retail Avenue, 4 Nawayef East Hill”; Nawayef Village brochure, p.6, undated; PDF created 2025-05-08 — “Masterplan legend 1–10: 2 Retail Avenue, 4 Nawayef Park Views, 9 Nawayef East Hill”.

One document says

"SF Baseline": Flexible Bedroom / Family Room, Wardrobe, BathroomModon · Nawayef Village brochure · p.29 · undated; PDF created 2025-05-08

The other says

"SF Premium Option": Gym, Plunge, Sauna, Changing RoomModon · Nawayef Village brochure · p.30 · undated; PDF created 2025-05-08

Rule: bedroom count follows the scheme (Impala reading)

What this hub does: section "Second floor: Baseline or Premium Option" states the consequence; whether the option is chargeable is not published

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”.

One document says

Select plot - 608 sqm villa* ... Signature plot - 925 sqm villa* with footnote *Average GFA (slides 12-13)Modon · Wadeem sales presentation · p.12 · undated

The other says

DCR typology sheets pp.27-30: Plot Area 608 / 704 / 800 / 925 with separate Max. Allowable GFA 450 / 550 / 600 / 700; the registry records sold area equal to plot area on every Wadeem row (script values)Modon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.30 · 23 May 2025

Rule: Regulatory (DCR) and registry beat marketing on what a number is (plan 0.2-2).

What this hub does: 608/704/800/925 are plot areas; never labelled GFA; the deck footnote is never copied (L-5).

Sources: Wadeem sales presentation, p.12, undated — “Select plot - 608 sqm villa*”; Wadeem sales presentation, p.12, undated — “Signature plot - 925 sqm villa*”; Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.30, 23 May 2025 — “SMALL VILLA - 4 BED: Side Setbacks: 3m | Rear Setback: 6m | 19m x 32m nominal | buildable 13m x 18m | Plot Area 608 | G+1+R (3) | Max. Allowable GFA 450 | FAR 0.74 | Bedrooms 4”.

One document says

Typology sheets pp.27-30: max GFA 450 / 550 / 600 / 700 (FAR 0.74 / 0.78 / 0.75 / 0.76) for a typical nominal plotModon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.27 · 23 May 2025

The other says

Table 9.1 pp.62-65 (crops of pp.62-64): GFA 444 (VS, 608 sqm, FAR 0.73) / 500 (VM, 704 sqm, FAR 0.71) / 560 (VL, 800 sqm, FAR 0.70) / 560 (VP, 4 floors); the p.66 sample sheet shows 600 sqm GFA on an 800 sqm Large plotModon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.64 · 23 May 2025

Rule: Where the DCR contradicts itself both are published with the disclosure; the plot sheet governs (plan 1.1-5).

What this hub does: Sheet figures shown as typical nominal; Table 9.1 figures disclosed beside them; ask Modon which governs before relying on a GFA.

Sources: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.27, 23 May 2025 — “PREMIUM VILLA - 6 BED: Side Setbacks: 4m | Rear Setback: 11m | 25m x 37m nominal | buildable 17m x 18m | Plot Area 925 | B+G+1+R (4) | Max. Allowable GFA 700 | FAR 0.76 | Basements are permitted”; Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.64, 23 May 2025 — “HE-4A-VS-001-090 | 1111 - Residential Villas | 608 | 0.73 | 444 | 13.5 | 3 | 5.4 | 4 Bed”.

One document says

three clubhouses (brochure p.9; also pptx slide 9 text)Modon · Wadeem brochure · p.9 · undated; PDF created 2025-06-26

The other says

6 x Community Parks with Pool Hub (brochure p.22); 6 x Community Recreational & Sporting Hubs (factsheet p.1); Table 9.1 p.62 lists three 4500 - Community Center plotsModon · Wadeem brochure · p.22 · undated; PDF created 2025-06-26

Rule: Different things, not a conflict of one fact.

What this hub does: Published as two separate facts; never six clubhouses for Wadeem.

Sources: Wadeem brochure, p.9, undated; PDF created 2025-06-26 — “including three clubhouses and extensive open space”; Wadeem brochure, p.22, undated; PDF created 2025-06-26 — “6 x Community Parks with Pool Hub”.

One document says

2 x Community Retail Centre (factsheet p.1); Two community retail centres (pptx slide 10)Modon · Wadeem fact sheet · p.1 · undated; PDF created 2025-06-30

The other says

Table 9.1 p.62: one 2000 - Commercial plot (16,600 sqm)Modon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.62 · 23 May 2025

Rule: Later sales document for the community count; DCR table is the earlier regulatory plan.

What this hub does: two community retail centres cited to the factsheet (visual). The plan cites the brochure; this lane did not visually verify the brochure p.21 parcels, so the factsheet is the cite.

Sources: Wadeem fact sheet, p.1, undated; PDF created 2025-06-30 — “2 x Community Retail Centre”; Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.62, 23 May 2025 — “HE-4A-CM-002-001 | 2000 - Commercial | 16,600 | 0.40 | 6610”.

One document says

Wadeem factsheet (undated; PDF created 2025-06-30): airport 33, ADGM 30, Louvre 30 minutesModon · Wadeem fact sheet · p.1 · undated; PDF created 2025-06-30

The other says

Wadeem Gardens factsheet (14 Sep 2026 EXT): airport 15, ADGM 20, Louvre 23, Disneyland 25 minutesModon · Wadeem Gardens factsheet · p.1 · 14 Sep 2026 EXT

Rule: Different products and editions; one document per community (C-38).

What this hub does: Each sheet prints only its own document's minutes; never merged or averaged; tunnel assumption stated as inference only.

Sources: Wadeem fact sheet, p.1, undated; PDF created 2025-06-30 — “33 mins Zayed International Airport | 30 mins Abu Dhabi Global Market Financial Centre | 30 mins Louvre Abu Dhabi”; Wadeem Gardens factsheet, p.1, 14 Sep 2026 EXT — “15 minutes Zayed International Airport | 20 minutes Abu Dhabi Global Market (ADGM) | 23 minutes Louvre Museum”.

One document says

Payment-plan graphic: the 30 Sep 2027 / 30 Jan 2028 / 30 May 2028 tiles are labelled 3rd / 4th / 5th INSTALMENT a second timeModon · Wadeem payment plan · p.1 · undated; PDF created 2025-06-30

The other says

Factsheet: 6th / 7th / 8th Instalment on those datesModon · Wadeem fact sheet · p.1 · undated; PDF created 2025-06-30

Rule: Within a pack, cite the factsheet where it and its payment-plan PDF disagree cosmetically (plan 1.1-4).

What this hub does: Plan wd cites the factsheet; the graphic is citeAlt only and never displayed or OCR-ed.

Sources: Wadeem payment plan, p.1, undated; PDF created 2025-06-30 — “FINAL PAYMENT 50% Completion (November 2028) | 3rd INSTALMENT 5% 30 September 2027 | 4th INSTALMENT 5% 30 January 2028 | 5th INSTALMENT 5% 30 May 2028”; Wadeem fact sheet, p.1, undated; PDF created 2025-06-30 — “Down payment 10% Payable on reservation date or before | 1st Instalment 5% 30 January 2026 | 8th Instalment 5% 30 May 2028 | Final Instalment 50% At completion November 2028”.

One document says

compliance X-9: average villa GFA per plot tier (deck label "*Average GFA")Modon · Wadeem sales presentation · p.12 · undated

The other says

wadeem C1: plot area per DCR pp.27-30 + registry (nominal-size row count depends on rounding; see wadeem-x-nominal-count)Modon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.30 · 23 May 2025

Rule: Audit override recorded per plan §5.7.

What this hub does: X-9 superseded; 608/704/800/925 are plot areas.

Sources: Wadeem sales presentation, p.12, undated — “Select plot - 608 sqm villa*”; Wadeem sales presentation, p.12, undated — “Signature plot - 925 sqm villa*”; Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.30, 23 May 2025 — “SMALL VILLA - 4 BED: Side Setbacks: 3m | Rear Setback: 6m | 19m x 32m nominal | buildable 13m x 18m | Plot Area 608 | G+1+R (3) | Max. Allowable GFA 450 | FAR 0.74 | Bedrooms 4”.

One document says

MH-PE-10 (p.40): villa signage lighting limited to a max. width of 0.5 mModon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.40 · 23 May 2025

The other says

MH-LI-02 (p.46): max. width 0.4 m and height 0.2 m, not exceeding 1.6 m above FGLModon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.46 · 23 May 2025

Rule: Where the DCR contradicts itself both are published with the disclosure (plan 1.1-5).

What this hub does: Both rules carried with cites and cross-references; the stricter 0.4 m x 0.2 m is the conservative reading; ask Modon.

Sources: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.40, 23 May 2025 — “MH-PE-10 ... limited to a max. width of 0.5m, and on the inside of the boundary wall.”; Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.46, 23 May 2025 — “MH-LI-02 ... limited to a max. width of 0.4m and height of 0.2m (not exceeding 1.6m above FGL)”.

One document says

Figure 9.14 (p.36): ground- and first-floor projections up to 1.5 m front, 1.5 m back, 0.5 m sideModon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.36 · 23 May 2025

The other says

MH-PR-03 (p.48): first-floor projections up to 1.5 m front, 3 m back, 1.5 m sideModon · Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9) · p.48 · 23 May 2025

Rule: Where the DCR contradicts itself both are published with the disclosure (plan 1.1-5).

What this hub does: Both carried with cites; the smaller figure is the conservative reading for first floors; ask Modon.

Sources: Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.36, 23 May 2025 — “Ground floor and first floor horizontal roof/slab projection is permitted upto 1.5m in the front, 1.5m in the back and 0.5m on the side”; Development Control Regulations, Hudayriyat Island East Phase 1 (chapter D9), p.48, 23 May 2025 — “MH-PR-03 First floor horizontal roof/slab projection is permitted upto 1.5m in the front, 3m in the back, and 1.5m on the side”.

Corrections we have made

Before this record existed, our own pages carried figures gathered from public reporting. Where Modon's documents say otherwise, the document wins and the page was changed.

What this site said before the record, and what Modon's documents say
What the site saidWhat the record saysWhat changed
guide: first handover "December 2026" at Al Naseem (quick facts, sub-district, FAQ, risks, lifestyle); lib HANDOVERS "Q4 2027"Modon press / developer feedAl Naseem final payment "Upon Completion 1st Mar 2028"Modon · Al Naseem Community payment plan · p.1 · undated; PDF created 2025-02-27Completion scheduled 1 March 2028 (Modon payment plan) everywhere.
guide: Golf Estates "from AED 26.55 million" as the entry priceModon press / developer feed3-bedroom Townhomes from AED 4.25m to 6-bedroom Golf Mansions AED 35.55m; 26.55m is the 6-bed Fairway VillaModon · Hudayriyat Golf Estates factsheet · p.1 · undated; PDF created 2026-05-20From AED 4.25m (3-bedroom townhomes) to AED 35.55m (Golf Mansions), Modon factsheet; the feed override is a separate step (§5.10).
guide: hills "rising 45 and 50 metres"Modon press / developer feed"rolling hills rise to impressive heights of up to 60 metres"Modon · Nawayef Heights fact sheet · p.1 · undated; PDF created 2025-04-11Up to 60 metres.
guide: "378 townhouses and twin villas", "Tuscan-inspired"Modon press / developer feed"3 to 5-bedroom townhouses"; no unit count; no "Tuscan"Modon · Nawayef Village fact sheet · p.1 · undated; PDF created 2025-05-01Kept only as a labelled Modon-press quote with the registry count rendered from the JSON.
lib/guide: "Bashayer Q1 2029" as one handoverModon press / developer feedvillas 31 March 2029; residences (Nov 2025) 31 October 2029; final chapter 30 April 2030Modon · Bashayer Villas factsheet · p.1 · undated; PDF created 2025-11-24Three dated Bashayer rows.
guide: "Townhouses … per-unit launch pricing was not published"Modon press / developer feedtownhome from-prices published for the Bashayer final chapter (and Golf Estates)Modon · Bashayer Residences factsheet (final chapter) · p.1 · 7 Jul 2026 FINTownhome from-prices shown from the 260707 factsheet and the Golf Estates factsheet.
guide: "one Hudayriyat project is currently active"; "five sold-out Modon launches"Modon press / developer feedcatalogue: two Hudayriyat projects on sale (Al Naseem re-opened with two villas; Golf Estates)Modon press / developer feedProject names and states computed from the catalogue at build.
guide: Park Views handover "portal-reported"Modon press / developer feedPark Views handover Q1 2028 is Modon's own factsheet figureModon · Nawayef Park Views factsheet · p.1 · undated; PDF created 2024-12-07Attributed to Modon's factsheet.
lib: "earliest scheduled handover is Q4 2027"Modon press / developer feedearliest dated completions: Park Views Q1 2028; Al Naseem 1 March 2028Modon · Nawayef Park Views factsheet · p.1 · undated; PDF created 2024-12-07Earliest dated completion Q1 2028 / 1 March 2028.
guide sub-district names "Nawayef West / East / Mansions"Modon press / developer feedproducts Nawayef Heights, Nawayef Homes, Nawayef Mansions on East Hill / West HillModon · Nawayef Heights: East Hill Type 01 brochure · p.1 · undated; PDF created 2025-04-11Sub-district renamed "Nawayef — Heights, Homes and Mansions on East Hill and West Hill"; the crosswalk sits on the hub.
lib LAUNCHES note: Park Views "the earliest launch on the island"Modon press / developer feedAl Naseem and Nawayef West B registered from October 2024, before Park Views' December 2024 launch; Park Views first registered June 2025ADREC registry · to 8 September 2026 · computed by Impala"Earliest launch" note deleted; Park Views described as the island's first apartment launch.
guide: Al Naseem "launched from approximately AED 8.9 million (portal-reported)"Modon press / developer feedAl Naseem primary registrations: 4-, 5- and 6-bed list prices registered below the portal figure (floors and medians from the JSON, n ≥ 20)ADREC registry · to 8 September 2026 · computed by ImpalaReplace with the registry band rendered from the JSON (pending in the guide; the Al Naseem sheet renders the registry figures).
lib/guide: "157 villas and 330 apartments … sold out within a day" and a "final phase 300 residences"Modon press / developer feedthe registry carries Bashayer villa and apartment registrations across five registry names, including "Phases 3 and 4" that no release describesADREC registry · to 8 September 2026 · computed by ImpalaRegistry figures from the JSON beside the labelled press figures.
lib/guide: Bashayer launched 8 December 2025Modon press / developer feed"Bashayer Villas - Phase 1" registered from September 2025, before the December launchADREC registry · to 8 September 2026 · computed by ImpalaLaunch record notes that villa registrations began ahead of the public launch (lag[] from the JSON).
lib/guide: Golf Estates "1,700 residences … AED 13bn+"Modon press / developer feedGolf Estates registrations all fall in Aug–Sep 2026, to the export cut-offADREC registry · to 8 September 2026 · computed by ImpalaBoth shown; the lag explains part of the gap.
lib/guide: Wadeem "1,700+ plots … AED 5.5bn"Modon press / developer feedWadeem registrations exceed the launch claim in count and valueADREC registry · to 8 September 2026 · computed by ImpalaBoth shown, labelled.
lib/guide: Village "378 townhouses … AED 2bn"Modon press / developer feedNawayef Village registrations and registered value below the launch claimADREC registry · to 8 September 2026 · computed by ImpalaPress figure labelled with the registry twin (repo-x4).
lib RESALE_GAP: "no resale evidence"Modon press / developer feedevery row is Off-plan; the secondary rows are assignmentsADREC registry · to 8 September 2026 · computed by ImpalaRESALE_GAP cites the assignment count and cut-off from REGISTRY (the JSON).
lib MARKET.q1 "AED 11.97bn, total transactions including mortgages"Modon press / developer feedexport Q1 2026 registered value (validation.q1_2026)ADREC registry · to 8 September 2026 · computed by ImpalaMARKET.q1 keeps its label; the export figure is a separate labelled line read from validation.q1_2026.
guide: Golf Estates "from AED 26.55 million"Modon press / developer feedGolf Estates 3-bed townhomes registered from about the factsheet price (floor from the JSON)ADREC registry · to 8 September 2026 · computed by ImpalaAs repo-x2.
guide: "individual plot pricing was not published"Modon press / developer feedregistered Wadeem plot prices by nominal size (priceLists[] in the JSON)ADREC registry · to 8 September 2026 · computed by ImpalaReworded on the cluster: "Modon published no plot prices; the registry shows…" with priceLists[] from the JSON.
lib HANDOVERS Al Naseem "Q4 2027" / guide "December 2026"Modon press / developer feedofficial completion 1 March 2028; the registry adds nothing on handover but shows Al Naseem still registering primary salesModon · Al Naseem Community payment plan · p.1 · undated; PDF created 2025-02-27Completion 1 March 2028.
lib ISLAND.adrecSpelling "Al Hudayriat"Modon press / developer feedthis ADREC export spells the district "Al Hidayriyyat"ADREC registry · to 8 September 2026 · computed by ImpalaISLAND.variants gains "Al Hidayriyyat"; names.json lists all forms.
Site: src/lib/hudayriyat.js HANDOVERS "Bashayer: Q1 2029" (existing); catalogue feed hand "Q4 2029", handSource "programme"Modon press / developer feedOfficial: villas 31 March 2029; residences Nov 2025 31 October 2029; final chapter 30 April 2030Modon · Bashayer Villas factsheet · p.1 · undated; PDF created 2025-11-24Three dated lines per phase; the feed value is shown only under the reported chip.
Guide / launch record: "157 villas plus 330 apartments ... sold out within a day for AED 3 billion" (Dec 2025); final phase "300 residences ... approximately AED 1.25 billion" (Jul 2026)Modon press / developer feedPack: 330 apartments (FAQ p.1) and 157 villas (FAQ p.3); no sell-out claim, no sale value and no final-chapter unit count anywhere in the packModon · Bashayer FAQs · p.1 · undated; PDF created 2025-11-24Press figures stay in the reported tier, labelled; the 300 count is flagged as stated in no Modon document.
Launch record claim "the first waterfront residential community on Hudayriyat Island"; guide "Modon’s first waterfront community on the island, described by the developer as ultra-premium"Modon press / developer feedThe pack never calls Bashayer a "first" community; the brochure speaks of "a new chapter of refined coastal living"Modon · Bashayer Residences brochure (final chapter) · p.25 · 7 Jul 2026 FINKeep as a quoted developer claim under the reported chip; never an official statement.
Q3 2030 (catalogue feed, programme inference)Modon press / developer feedHandover 60%, no date, month, quarter or year printed; last dated instalment March 2030Modon · Hudayriyat Golf Estates factsheet · p.1 · undated; PDF created 2026-05-20Handover status not-stated; the feed quarter appears only in the reported column of /handovers/ and in the guide labelled "(feed)".
from AED 26.55M; 6 bedrooms onlyModon press / developer feedSix lines from AED 4.25m (3-bedroom Townhomes) to AED 35.55m (6-bedroom Golf Mansions)Modon · Hudayriyat Golf Estates factsheet · p.1 · undated; PDF created 2026-05-20Cluster and guide print from AED 4.25m to AED 35.55m; the feed is corrected by the D1 override (plan §5.10 X2).
championship course by Lobb + Partners; High Performance Centre; mangroves; basement, ground, first and penthouse levels for mansions and villasModon press / developer feedFairway Villas have no basement; the pack names no golf-course designer or performance centreModon · 6-Bedroom Fairway Villas brochure · p.7 · undated; PDF created 2026-06-07Cluster states the basement is Golf Mansion only and repeats none of the feed claims; the guide sentence is rewritten (plan §5.10 X2).
Anchored by a 95-hectare golf courseModon press / developer feed18-hole is the only golf-course fact in the packModon · Hudayriyat Golf Estates factsheet · p.1 · undated; PDF created 2026-05-20The cluster prints no course size; the guide note is listed for correction (press-tier at best).
Golf and mansion tier … available through Impala from AED 26.55 million; mansions and villas with basementsModon press / developer feedBasement is Golf Mansion only; six distinct linesModon · 6-Bedroom Golf Mansions brochure · p.7 · undated; PDF created 2026-06-08Guide sentence rewritten in C1 (plan §5.10 X2).
Guide: 'two hill communities rising 45 and 50 metres'Modon press / developer feedup to 60 metresModon · Nawayef Heights fact sheet · p.1 · undated; PDF created 2025-04-11Guide corrected to 'up to 60 metres' (X3); cluster quotes each document's own wording.
Guide: 'First handover December 2026 at Al Naseem (portal-reported)'Modon press / developer feedFinal payment upon completion, 1 March 2028Modon · Al Naseem Community payment plan · p.1 · undated; PDF created 2025-02-27Guide corrected to 'completion scheduled 1 March 2028 (Modon payment plan)' (X1); recorded only in the /sources/ changelog, never as a sheet FAQ (B8).
Guide: 'from approximately AED 8.9 million (portal-reported)'; catalogue asking AED 9,260,009Modon press / developer feedRegistry: lowest primary 4-bed price AED 7,824,194 shared by 231 rows (the pack has no price)ADREC registry · to 8 September 2026 · computed by ImpalaGuide portal figure replaced by the registry floor from the JSON; catalogue price shown as asking.
Guide: 'March 2024 - Al Naseem and Nawayef launch' (Gulf News)Modon press / developer feedFirst registrations: West B 3 Oct 2024; Al Naseem 21 Oct 2024; East B 20 May 2025ADREC registry · to 8 September 2026 · computed by ImpalaLaunch kept as a labelled press claim; registry lines say 'registrations from October 2024', never 'since launch'.
guide l.207 "portal-reported Q1 2028" (also l.275, l.317)Modon press / developer feedModon factsheet "Handover: Q1 2028"Modon · Nawayef Park Views factsheet · p.1 · undated; PDF created 2024-12-07attribute to "Modon factsheet, Dec 2024"; drop "portal-reported" (PLAN 5.10 X8)
guide l.333 FAQ "that release sold in December 2024"Modon press / developer feedno sell-out in the pack; ADREC registrations continued into 2026ADREC registry · to 8 September 2026 · computed by Impalareword to "launched December 2024; Modon has not published a sell-out; ADREC registrations continued into 2026"; never "sold out" for Park Views
guide l.241 and l.275 "sold out the same day"; hudayriyat.js:73 soldOut true, speed "Same day"Modon press / developer feednothing in the folder says sold out; ADREC primary registrations run August 2025 to August 2026ADREC registry · to 8 September 2026 · computed by Impalareported line "Modon reported 378 homes sold out on launch day (May 2025)" beside the registry line from byProject tokens (PLAN 4.5)
guide l.241 and l.275 "378"; hudayriyat.js:72 units 378Modon press / developer feedno unit total in the folder; registry 356 primary registrations (372 rows) to the cut-offADREC registry · to 8 September 2026 · computed by Impala378 kept only as a labelled Modon-press quote; the registry twin reads from the JSON
guide l.241 and l.275 "approximately AED 2 billion"; hudayriyat.js:73 valueAed 2e9Modon press / developer feedregistry value about AED 1.74bn (all rows), 1.66bn (primary)ADREC registry · to 8 September 2026 · computed by Impalathe reported value stays in reported lines; the registry value renders from the JSON
guide l.241, l.275 "Tuscan-inspired"; hudayriyat.js:74 claimModon press / developer feedthe word "Tuscan" appears in no Village documentModon · Nawayef Village brochure · p.20 · undated; PDF created 2025-05-08kept only as a labelled Modon-press quote; renders described plainly
Wadeem 2028Modon press / developer feedHANDOVER Q4 2028; Final Instalment 50% At completion November 2028Modon · Wadeem fact sheet · p.1 · undated; PDF created 2025-06-30Q4 2028 (plot completion, November 2028); completion is of the plot, not a house.

What Modon has not published

A gap is a fact too: these are the things Modon's packs do not state for each community. Ask us for any of them and we will put the question to Modon.

Modon has not published for Nawayef Park Views:

Modon has not published for Nawayef Village:

Modon has not published for Al Naseem:

Modon has not published for Nawayef:

Modon has not published for Bashayer:

Modon has not published for Wadeem:

Modon has not published for Wadeem Gardens:

Modon has not published for Hudayriyat Golf Estates:

The ADREC method, in short

Every registry figure on this hub is computed by Impala from one export of ADREC's registered transactions for the island, covering registrations to 8 September 2026. We publish aggregates only: counts, registered value, medians and rates by community, project label and layout. No registration row, no address, no name and no date-and-price pair is published. Two nominal registrations — a total of 2 rows priced far below the list price for their layout — are excluded from rate statistics and stated as excluded. Medians are published only where enough registrations share a layout to make one meaningful.

The full method, the thresholds and the aggregates are on the transactions page.

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

Change log

Instructions from Modon, and corrections

Modon may instruct changes to, or removal of, any material here; we act on the same day and log it. To report an error, use the form below.

No instruction has been recorded to date. Any that we receive will appear here, dated, with the action we took.

Ask about the island

Spotted an error, or holding a Modon document this record does not carry? Tell us and we will check it and log the change.

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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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