DEAL BREAKDOWN
OVERVIEW OF THE DEAL
This opportunity represents a highly strategic allocation within Al Naseem, the signature villa community by Modon on Abu Dhabi’s premier island destination, Hudayriyat Island. While the project was originally launched in October 2024, this specific unit (SH3-VP033) is part of a restricted block that has not been repriced to current market levels. As a result, investors are able to secure a luxury asset at original 2024 launch pricing, despite the rapid appreciation seen across Abu Dhabi’s luxury island sector over the past 20 months.
At AED 9,211,982 for an expansive 8,411 sq. ft. villa, the entry point sits at approximately AED 1,095 per sq. ft.. This positioning offers a significant arbitrage opportunity when compared to the latest primary market releases on the island, such as the Bashayer project, where similar villas are commanding higher premiums for significantly less built-up area.
WHY HUDAYRIYAT ISLAND STANDS OUT
Hudayriyat Island is evolving into Abu Dhabi's primary regional hub for sports, leisure, and coastal living, offering a lifestyle that cannot be replicated elsewhere in the UAE.
Exceptional Connectivity: The island is just moments from Abu Dhabi International Airport via a landmark suspension bridge. Future infrastructure, including tunnels linking directly to Abu Dhabi Downtown and the Financial Center (Al Maryah Island), will place the city’s core just minutes away.
World-Class Sports & Recreation: Residents live adjacent to the region’s most ambitious leisure projects, including Surf Abu Dhabi (the world's most advanced man-made wave facility), the Velodrome Abu Dhabi, and a 220km network of cycle tracks.
Coastal Seclusion: The community features kilometers of coastline with private beach access reserved exclusively for residents.
Self-Sustained Education: The master plan uniquely integrates two top-tier international schools within the community itself, ensuring long-term convenience for families.
Signature Amenities: Beyond the private beaches, the island features a luxury marina, the Marsana beach promenade, a Heritage Trail, and the emirate's largest urban park.
PRIMARY MARKET COMPARISON: LUXURY ISLAND VILLAS
The following table contrasts this Al Naseem allocation against current primary market releases in Abu Dhabi.
Project | Developer | Location | Avg. Price Per Sq. Ft. | 5-Bed BUA (Sq. Ft.) | 5-Bed Entry Price |
Bashayer (Shore) | Modon | Hudayriyat | AED 1,130 – 1,200 | ~6,351 sq. ft. | AED 7.2M+ |
Hidd Al Saadiyat | SDIC | Saadiyat Island | AED 3,000+ | ~7,000 sq. ft. | AED 22M+ |
Saadiyat Lagoons | Aldar | Saadiyat Island | AED 1,600 – 1,900 | ~5,855 sq. ft. | AED 9.8M – 12M |
Ramhan Island | Eagle Hills | Ramhan Island | AED 2,200 – 2,800 | ~4,886 sq. ft. | AED 14.5M – 16M |
Al Naseem (Deal) | Modon | Hudayriyat | AED 1,100 | 8,411 sq. ft. | AED 9.21M |
Comparison Summary:
Size Density: While the new Bashayer project offers a lower entry point, it does so with ~25% less living space. This Al Naseem deal provides a massive 8,411 sq. ft. of BUA, nearly double the space of equivalent villas on Ramhan Island.
Launch Price Protection: By buying at the October 2024 price point, you are effectively bypassing the 15-20% appreciation curve recently applied to the island’s newer releases.
SAMPLE PAYMENT SCHEDULE
The payment plan is developer-linked and milestone-based, providing clear financial visibility through to the March 2028 handover.
Installment | Milestone | Percentage | Date | Amount (AED) |
1 | Payable on Reservation | 10.00% | On Booking | 921,198.20 |
2 | 50% Structural Completion | 5.00% | 01-Mar-2026 | 460,599.10 |
3 | 100% Structural Completion | 10.00% | 30-Sep-2026 | 921,198.20 |
4 | Façade Substantial Completion | 10.00% | 30-Jul-2027 | 921,198.20 |
5 | Completion / BCC | 5.00% | 30-Dec-2027 | 460,599.10 |
6 | Handover | 60.00% | 30-Mar-2028 | 5,527,189.20 |
RENTAL YIELD ANALYSIS
Current luxury villa rentals on Saadiyat and Yas Island provide a strong benchmark for Hudayriyat. Currently, 5-bedroom luxury villas (smaller in size) in prime communities range from AED 650,000 to AED 850,000 per annum.
To maintain a conservative outlook, we have modeled a 5% annual rental increase leading up to the 2028 handover. It should be noted that Abu Dhabi’s luxury rental market has historically increased by 10–15% year-on-year in recent cycles; therefore, a 5% projection is considered an extremely cautious baseline.
Current Market Comp (2025): AED 650,000 (Baseline)
Projected Rent at Handover (2028): AED 752,450
Service Charges (AED 5.5 PSF): AED 46,260 (Estimated)
Net Projected Annual Rent: AED 706,190
Projected Net Yield: ~7.6% (Based on AED 9.2M acquisition)
Financing Note: The final 60% handover payment (AED 5,527,189) can be easily financed with a standard mortgage upon completion, allowing investors to leverage the asset while benefiting from the capital growth achieved during the construction phase.
NEXT STEPS: HOW TO SECURE THE UNIT
This unit is part of an un-repriced investor block originally launched in October 2024. Because it remains at the original launch pricing despite the island's rapid development and the higher price floor set by more recent releases, we expect this very limited supply of villas to be committed shortly.
Request Virtual Tour & Overview: Connect to schedule a Zoom meeting for an in-depth community overview and a 3D VR tour of the specific villa types.
Shortlist & Sales Offer: Select from the limited remaining availability and request a formal Sales Offer from the developer to review the full property purchase overview.
Secure Allocation: A formal reservation with a 10% deposit is required to lock in the October 2024 pricing before the unit is returned to general inventory.
Message me now to book your Zoom overview and receive the interactive virtual tour link.
FINANCIAL PROJECTIONS
The following projections are based on current luxury market data for Abu Dhabi's prime island communities and the specific allocation secured within the Al Naseem development.
To provide a realistic outlook, we have modeled these numbers using a conservative baseline. While current primary market releases for similar villa products on Hudayriyat Island (such as Bashayer) have set a higher price-per-square-foot floor, our calculations utilize the original October 2024 launch price of AED 9,211,982 to demonstrate the minimum expected value gain.
RENTAL YIELD PROJECTION
Rental Projection (5 Bedroom Villa)
Metric | Conservative Baseline (2025) | Projected at Handover (2028) |
Gross Annual Rent | AED 650,000 | AED 752,450 |
Service Charges (AED 5.5 PSF) | (AED 46,260) | (AED 46,260) |
Net Annual Income | AED 603,740 | AED 706,190 |
Projected Net Yield | 6.5% | 7.6% |
With a projected net yield of 7.6%, this deal significantly outperforms standard luxury villa benchmarks in Abu Dhabi, which typically average 4–5%. By securing the asset at the un-repriced 2024 rate, you are insulated against current market inflation while maintaining a high yield on cost relative to the island's maturing infrastructure.]
PROJECTED RETURN ON EQUITY INVESTED (ROE)
This table calculates the Return on Equity (ROE) and Internal Rate of Return (IRR) based on the asset reaching a market value of AED 1,700 per sq. ft. at handover, with only the 40% equity (plus 2% ADM) invested.
Investment Component | Value (AED) |
Purchase Price | AED 9,211,982 |
Total Equity Invested (40% + 2% ADM) | AED 3,869,032 |
Projected Value at Handover (AED 1,700 PSF) | AED 14,298,700 |
Total Capital Appreciation | AED 5,086,718 |
Return on Equity (ROE) | 131.5% |
Estimated IRR (Construction Period) | ~28.4% |
TOTAL RETURN ON INVESTMENT (ROI) (5-YEAR HOLDING PERIOD)
5-Year ROI Projection (100% Equity Invested)
Metric | Value |
Total Equity Invested (100% Price + 2% ADM) | AED 9,396,222 |
Projected Value at Handover (AED 1,700 PSF) | AED 14,298,700 |
Return on Equity (Capital Growth) | AED 5,086,718 |
Projected Rental Income (Years 4–5) | AED 1,412,380 |
Total 5-Year Return | AED 15,711,080 |
Total ROI % | 67.2% |
IRR | 11.2% |
The 5-year outlook highlights the "Double-Compounding" effect of this deal: you benefit from a significant entry-point arbitrage (buying at 2024 prices in a 2026 market), followed by compounding capital growth as Hudayriyat Island's major landmarks—such as Surf Abu Dhabi and the urban park—reach full operation.
INVESTMENT ASSUMPTIONS
The financial projections for this villa are based on a purchase price of AED 9,211,982, representing a unique opportunity to acquire inventory at the October 2024 launch price. To maintain a conservative outlook, we have modeled an annual capital appreciation of 5%, despite recent trends in Abu Dhabi's luxury island sector showing much higher growth. Rental income is projected at a baseline of AED 650,000 per annum, reflecting current listings for comparable 5-bedroom villas on Saadiyat and Yas Island.
Furthermore, all net yield calculations are shown inclusive of acquisition and ongoing costs, having already deducted the 2% ADM registration fee (AED 184,240) and annual service charges (calculated at AED 5.5 per sq. ft.).
Financing Note: The 60% handover payment (AED 5,527,189) is eligible for mortgage financing upon completion in March 2028, allowing for an optimized exit or leveraged hold strategy.
