Living and Investing on Hudayriyat Island, Abu Dhabi in 2026: Prices, Projects, Lifestyle
- Published 26 Oct 2026
- Updated 26 October 2026
- 10 min read
- Data verified on 26 Oct 2026
In short
In 2026 Hudayriyat Island became Abu Dhabi’s top district by residential sales value: AED 19bn in the first half, 27% of the emirate’s total (ADREC). It is an off-plan villa and townhouse market master-developed by Modon, with entry prices around AED 7.8m for a four-bedroom villa and first handovers announced for late 2027.
ADREC, via Zawya · Modon, 7 July 2026 · Modon
AED 19bn
Hudayriyat residential sales in H1 2026, 27% of the emirate’s total
Source: ADREC, via Zawya
AED 13bn+
Hudayriyat Golf Estates sales within days, about 1,700 homes
Source: Modon, 7 July 2026
AED 7.8m
Starting price, four-bedroom villa at Al Naseem
Source: Modon
Q4 2027
Announced handover of Al Naseem phase one
Source: Modon
Hudayriyat Island, Abu Dhabi.Photo: © VALORISIMO
In this article · 12 sections
- What is Hudayriyat Island and why is everyone talking about it?
- What is it like to live on Hudayriyat, and who is it for?
- How much does a villa on Hudayriyat cost in 2026?
- Which projects and developers, and when do they hand over?
- What rental yield can you expect?
- What is there to do on Hudayriyat Island?
- How do you get to Hudayriyat Island?
- Which schools are near Hudayriyat Island?
- What infrastructure and green space is planned?
- What are the risks before buying?
- Which other Abu Dhabi neighbourhoods should you compare?
- Frequently asked questions
What is Hudayriyat Island and why is everyone talking about it?
Hudayriyat Island lies off the south-west coast of Abu Dhabi Island, facing Al Bateen, and is connected to it by Hudayriyat Bridge. Long known as a weekend sports and leisure destination, it is the subject of a Modon masterplan unveiled in June 2023: more than 51 million m² (equal to 53.8% of Abu Dhabi Island), 53.5 km of new coastline, 16 km of beaches, 220 km of cycle tracks and an urban park of more than 2.25 million m². Two high-end residential communities sit on man-made hills of 45 and 50 metres.
According to ADREC, reported by Zawya, Hudayriyat recorded AED 19bn of residential sales in H1 2026 — 27% of the emirate’s total — ahead of Saadiyat (AED 13.3bn) and Al Reem/Al Maryah (AED 10.5bn). The July 2026 launch of Hudayriyat Golf Estates passed AED 13bn within days, which Modon describes as the highest publicly recorded single-project residential launch in the UAE.
Foreigners can buy freehold. For the wider picture, see our Abu Dhabi investment guide.
What is it like to live on Hudayriyat, and who is it for?
Hudayriyat’s appeal is a coastal, sport-and-nature lifestyle about 20 minutes from downtown, according to Modon. Its main features, based on the masterplan and the projects launched so far:
- Spacious villas with large outdoor areas: a five-bed Al Naseem villa has 587 m² internal and 195 m² external space; Nawayef East and West villas range from 350 to 2,700 m².
- Residential plots, rare on Abu Dhabi Island: the Wadeem plots sold out in 72 hours in July 2025.
- Open coastal and city views: the Nawayef communities sit on 45 m and 50 m hills with 360-degree views of Abu Dhabi and the waterfront.
- A calm, low-density setting with beaches, cycle tracks and parks, away from the city bustle — today the island is still a leisure destination rather than a lived-in neighbourhood.
- A rare concentration of sport on one island: a wave pool, mountain biking, a velodrome under construction, tennis and athletics (see section 6).
Ideal for
- Affluent families wanting a large villa close to the city in a sport-and-nature setting.
- Nature lovers and active residents who value space and a slower pace over having shops on the doorstep.
- Long-horizon wealth investors willing to commit several million dirhams off-plan, betting on capital growth as the island is built out.
- Golden Visa buyers: every villa in the catalogue is well above the AED 2m threshold.
It suits less those seeking immediate rental income, a small ticket, or a family home to move into in 2026: no Modon residential community has been handed over yet, and local schools and shops are still to be built.
How much does a villa on Hudayriyat cost in 2026?
Hudayriyat is still almost entirely off-plan, and no transaction-price index is published for the island yet. The most reliable reference points are developer starting prices.
| Project | Unit | Starting price |
|---|---|---|
| Al Naseem | 4-bed villa | AED 7.8m |
| Al Naseem | 5-bed villa (587 m² internal + 195 m² external) | AED 9m |
| Al Naseem | 6-bed villa | AED 10m |
| Nawayef East / West | 3 to 8-bed villas, 350–2,700 m² | Not published |
Source: Modon, Al Naseem Community page (accessed 26 October 2026) and 19 December 2025 release (Nawayef). 40/60 payment plan at Al Naseem.
Price per sq ft. Based on the five-bed Al Naseem starting price (AED 9m for 587 m² internal), the figure is about AED 15,330 per m² internal (about AED 1,424 per sq ft) — a Valorisimo calculation on list price, not a market price. Hillside Nawayef villas and golf mansions sit well above that.
Compare with the wider emirate in villa prices in Abu Dhabi.
Which projects and developers, and when do they hand over?
Modon is the island’s master developer. Every launch since 2024 has sold out within hours or days, and supply now covers every format: apartments, townhouses, villas, golf mansions and plots.
| Project | Type | Launch / sales | Announced handover |
|---|---|---|---|
| Nawayef Park Views | First apartments on the island | Launched December 2024 | Not published |
| Nawayef Village | First townhouses on the island | Sold out in hours, AED 2bn (May 2025) | Not published |
| Wadeem | First residential plots | Sold out in 72 hours (July 2025) | Plots |
| Al Naseem | 4 to 6-bed villas | On sale | Phase 1: Q4 2027 |
| Nawayef East / West | 735 luxury hillside villas | AED 5bn construction contract awarded (Dec 2025) | Not published |
| Bashayer | Waterfront community (townhouses, penthouses) | Launched and sold out in a day (Dec 2025); final phase about AED 1.25bn in a day (July 2026) | Not published |
| Hudayriyat Golf Estates | Golf mansions, villas, townhouses around a 95-ha course | AED 13bn+, about 1,700 homes within days (July 2026) | Not published |
Source: Modon media centre and project pages, accessed 26 October 2026.
According to Modon, 15% of Golf Estates buyers are non-UAE residents and 81% are new to the developer — demand reaches well beyond the local client base.
What rental yield can you expect?
There is no established residential rental market on the island yet: the first Al Naseem villas are scheduled for late 2027, so there is no average rent or measured yield. “Projected” yields quoted by intermediaries are not market statistics.
For context, Bayut’s H1 2026 data shows gross villa yields of 5.11% at Al Raha Beach (luxury) and 4.32% on Saadiyat Island (ultra-luxury). For a multi-million-dirham villa on Hudayriyat, the expected return therefore rests mainly on capital growth, not rent.
Regulation: since 2 June 2026 ADREC has frozen rent increases emirate-wide (cap cut from 5% to 0%) until further notice.
What is there to do on Hudayriyat Island?
The island is first and foremost a sport and outdoor destination, and that is what future residents’ daily life will revolve around. Entry to the island, the public beaches, the cycling loops and the heritage trail is free; activities (surfing, Circuit X parks, watersports) are paid.
| Activity | What it offers | Status (Oct 2026) |
|---|---|---|
| Surf Abu Dhabi | Wave pool built with the Kelly Slater Wave Company, from beginner waves to barrels | Open (public opening announced for October 2024) |
| Road cycling | 5 km and 10 km coastal loops, 220 km network in the masterplan, bike hire on site | Open |
| Trail X | About 15 km of mountain-bike and off-road trail, four difficulty grades — Abu Dhabi’s first MTB trail | Open |
| Bike Park | Three loops (beginner asphalt, intermediate asphalt, advanced dirt) | Open |
| Circuit X | Adventure hub: BMX track, skate park (skateboards and scooters), high ropes with zip line, Splash Park for children | Open |
| 321 Sports | Indoor and outdoor courts, athletics track, gym, yoga, nursery; Mouratoglou Tennis Center since June 2025 | Open |
| Beaches | Marsana (beach, pool, marina, restaurants), Hudayriyat Beach (public, free), Mar Vista; Marsana East billed as Abu Dhabi’s first night beach | Open |
| Watersports | Kayaking, paddleboarding, kitesurfing, windsurfing, jet ski, eFoil, wing foil, fishing charters | Open |
| Heritage Trail | Paths and tidal boardwalks, sculptures, Gulf viewpoints, archaeological remains | Open |
| Bab Al Nojoum | Glamping: overwater villas, domes, tents, camper vans | Open |
| Velodrome Abu Dhabi | The region’s first UCI Category 1 indoor cycling track, with a rooftop track | Opening announced for December 2026 |
Sources: Visit Abu Dhabi (accessed 26 October 2026); The National, Hudayriyat guide (31 August 2024); Modon (Surf Abu Dhabi, 12 August 2024; Mouratoglou, June 2025); Wego (9 June 2026); Secret Abu Dhabi (15 June 2026). Check hours and prices with each operator.
On the events side, the island hosts the World Triathlon Multisport Championships from 13 to 22 November 2026, with all races starting and finishing at 321 Sports. For families it adds up to beach picnics and barbecues, bike rides, nature walks along the heritage trail and a night under the stars at the glamping site.
How do you get to Hudayriyat Island?
By car. The island connects to Abu Dhabi Island via Hudayriyat Bridge, an extension of Sheikh Shakhbout bin Sultan Street near Al Bateen. The bridge is 1.3 km long with six traffic lanes and two walkways. Visit Abu Dhabi gives a 15–20 minute drive from most central locations; Modon quotes about 20 minutes to downtown and 30 minutes to Zayed International Airport from Golf Estates. From Dubai, allow about 1 hour 15 minutes via the E11. Parking on the island is free.
By bus. Abu Dhabi Mobility’s Service 73 runs between Al Reem Island and Hudayriyat, stopping at city landmarks and on the island (321 Sports, Marsana Beach, Bab Al Nojoum). It is the first bus in the region with dedicated space for bicycles. Timetables are on the Darbi app.
By bike. Cycle lanes cross the bridge and join the island’s network.
Sources: Visit Abu Dhabi; Gulf News (bridge, 2018); Modon (7 July 2026); Abu Dhabi Mobility, Service 73; Wego (9 June 2026).
There is no tram or metro service, and no such project has been officially announced for the island in the sources reviewed.
Which schools are near Hudayriyat Island?
There is no operating school on the island yet. Schools are planned: Modon includes a school in Hudayriyat Golf Estates and lists schools among the Al Naseem community amenities, without a named operator or opening date. Until then, families look to schools on Abu Dhabi Island across the bridge (Al Bateen, Al Mushrif, Al Manhal):
| School | Curriculum | Location | ADEK rating |
|---|---|---|---|
| Lycée Louis Massignon | French (AEFE network), nursery to final year | Rabdan Street, Abu Dhabi | Check on EdCare (ADEK) |
| Lycée Français International Théodore Monod | French (AEFE network); primary campus in Al Bateen, secondary on Saadiyat | Al Bateen / Saadiyat | Check on EdCare (ADEK) |
| The British School Al Khubairat | British | Al Mushrif | Outstanding |
| Bateen World Academy (Aldar Academies) | International Baccalaureate (IB) | Al Manhal | Outstanding (per the school) |
Sources: EdCare (ADEK admissions platform), BSAK listing; Bateen World Academy website; Property Finder, French schools in Abu Dhabi (15 June 2026). Accessed 26 October 2026.
The two French lycées share a single admissions process and waiting lists can be long, so plan well ahead of any villa handover. Whether the Al Bateen primary campus is operating for 2026–27 should be confirmed directly with Lycée Théodore Monod.
What infrastructure and green space is planned?
Modon’s masterplan and public announcements since 2023 outline what is coming:
- Roads and bridges. Abu Dhabi's Department of Municipalities and Transport (DMT) issued a design-and-build tender in November 2025 for two new bridges serving Hudayriyat — one linking 32nd Street to Sheikh Shakhbout bin Sultan Street, the other on 8th Street — plus junction upgrades. No completion date is published.
- Green space. The emirate's largest urban park (more than 2.25 million m²) is planned, with an elevated cycle track, Mangrove Walk, an eco-tourism platform, eco-farming, playgrounds and an events valley. Golf Estates is built around a 95-hectare course and a 2.3 km green spine.
- Beaches and coastline. 53.5 km of new coastline and 16 km of beaches in the masterplan.
- Retail and services. No shopping mall has been announced; at Golf Estates Modon plans a clubhouse, wellness and fitness facilities, retail, co-working space and a school. Marsana remains the island's dining and retail hub today.
- Sport and tourism. Velodrome Abu Dhabi is due to open in December 2026; Modon Hospitality launched Olympia Resort Abu Dhabi on the island in October 2025.
What are the risks before buying?
- No price history: without a published transaction index, it is hard to judge whether an off-plan resale premium is justified. Always ask for the original purchase price and instalments already paid.
- Supply volume: several thousand homes sold in 2025–2026 will complete over a few years, increasing resale and rental competition at handover.
- Construction delays: Knight Frank flags delay risk from material and shipping costs across Abu Dhabi's pipeline.
- Access: while the island relies on a single road bridge, peak-hour traffic may grow as residents move in; the new bridges are still at tender stage.
- Everyday amenities: schools, shops and healthcare are announced but not yet open, so early residents will depend on the mainland.
- Single-developer concentration: Modon is large and well capitalised, but the whole island depends on its delivery schedule.
Which other Abu Dhabi neighbourhoods should you compare?
Before committing to Hudayriyat, compare it with the other markets we track:
- Saadiyat Island area guide — ultra-prime villas, beaches, museums and established schools.
- Investing in Al Reem Island — the capital's most liquid apartment market, and the other end of bus Service 73.
- Yas Island rents and rental yields — leisure, theme parks and family villas that are already lived in.
- Masdar City price per sq ft — lower entry tickets in a sustainable district near the airport.
See all our area guides.
Watch out
Prices on this page are developer starting prices, not market prices; no official transaction-price index is published for the island. Handover dates and amenity openings (schools, velodrome, bridges) are announcements that may change. This is information, not tax or legal advice.
Frequently asked questions
*How much does a villa on Hudayriyat Island cost in 2026?
Modon’s published starting prices at Al Naseem are AED 7.8m for a four-bed villa, AED 9m for a five-bed and AED 10m for a six-bed, on a 40/60 payment plan. Hillside villas at Nawayef and homes at Golf Estates are priced above that.
*Why is Hudayriyat Island selling so much?
Since 2024 Modon has launched projects that sold out in hours or days. In H1 2026 the island accounted for AED 19bn of residential sales — 27% of the emirate’s total, per ADREC — driven in particular by Hudayriyat Golf Estates, which passed AED 13bn within days.
*When will the first villas be handed over?
Modon has announced handover of Al Naseem phase one in Q4 2027. The other projects (Nawayef, Bashayer, Golf Estates) have no official date in the sources reviewed. Check the contractual handover date in your reservation agreement.
*What rental yield can you expect on Hudayriyat Island?
No yield can be measured yet, as no homes have been delivered and let. For comparison, Bayut measured 5.11% gross for luxury villas at Al Raha Beach and 4.32% on Saadiyat in H1 2026. On Hudayriyat, the investment case rests mainly on capital growth.
*Are there schools on Hudayriyat Island?
Not yet. Modon plans a school at Hudayriyat Golf Estates and schools at Al Naseem, with no published opening date. Families use schools near the bridge on Abu Dhabi Island: the Louis Massignon and Théodore Monod French lycées, The British School Al Khubairat in Al Mushrif and Bateen World Academy, both rated Outstanding.
*How do you get to Hudayriyat Island?
By car over Hudayriyat Bridge near Al Bateen: 15–20 minutes from central Abu Dhabi and about 30 minutes from Zayed International Airport. Bus Service 73 links Al Reem Island to the island and carries bicycles on board. Entry to the island and parking are free.
*Can foreigners buy on Hudayriyat Island?
Yes. Modon’s Hudayriyat projects are freehold for all nationalities. A purchase of at least AED 2m may qualify for the 10-year Golden Visa, subject to conditions set by the authorities; every villa in the catalogue is above that threshold.
Figures are indicative as of the date shown: check them with official sources before any decision.
- For information only; this is not tax, legal or financial advice.
An off-plan villa on Hudayriyat: what resale price, and when?
A Valorisimo analyst checks the original price, payment schedule and handover date with you — on WhatsApp at +971 54 236 4178.
