About Hudayriyat Island

Hudayriyat Island is a 5,100-hectare coastal island off Abu Dhabi, master-planned and developed by Modon Properties, a state-backed developer majority-owned by the Abu Dhabi government, a signal of long-term commitment and delivery certainty for investors.

Hudayriyat is being developed as one of Abu Dhabi's leading lifestyle and sporting destinations. Beaches, cycling routes and attractions such as Circuit X are already operational, while the island's residential communities are now being delivered.

Hudayriyat Island was Abu Dhabi's highest-transacting residential market in Q1 2026, with AED 11.97 billion in recorded sales - ahead of Saadiyat, Yas and Al Reem.

Connected to the mainland by a dedicated bridge off Sheikh Shakhbout bin Sultan Street, it sits 25 minutes from ADGM, Abu Dhabi's financial district and the fastest-growing international financial centre across the Middle East and Africa, putting a lifestyle-first island within easy reach of the city's core professional and investor population.

Location and connectivity

Although Hudayriyat offers a quieter island setting, it remains well connected to the rest of Abu Dhabi. A dedicated bridge links the island to the mainland, placing key business districts, neighbouring islands and Zayed International Airport within easy driving distance.

This connectivity allows residents to enjoy a more resort-style environment while remaining within commuting distance of Abu Dhabi's principal business districts, schools and leisure destinations.

Why Invest in Hudayriyat Island?

For investors, Hudayriyat Island offers the opportunity to buy into one of Abu Dhabi's newest residential destinations before the market has matured. Supported by established leisure infrastructure, a low-density masterplan and continued growth across the wider Abu Dhabi property market, it has quickly become one of the emirate's most closely watched investment locations.

1. An emerging residential development

   Unlike Yas Island, Saadiyat Island and Al Reem Island, Hudayriyat's residential communities are only just beginning to launch. Buyers are entering at an earlier stage of the island's development, before the first homes have been completed, while benefiting from infrastructure that is already attracting visitors from across Abu Dhabi.

   In Q1 2026, Hudayriyat recorded AED 11.97 billion in residential transactions, making it Abu Dhabi's highest-transacting residential market during the quarter, ahead of Saadiyat, Yas and Al Reem Islands.

2. Limited long-term supply

   Hudayriyat has been designed as a low-density island community, with a target population of around 30,000 residents despite covering approximately 549 million square feet. Its naturally formed island setting also means the amount of developable land is inherently limited compared with many master-planned communities elsewhere in the UAE.

   The island's two elevated hillsides, rising to around 50 metres above sea level, create a setting unlike any other residential island in Abu Dhabi, with panoramic views across the city and waterfront forming the backdrop to some of its most premium neighbourhoods.

3. Established infrastructure

   Many new residential communities spend years building the amenities that attract residents. Hudayriyat is different.

   Surf Abu Dhabi, the region's first wave pool, the Velodrome Abu Dhabi, Circuit X, Marsana waterfront, Blue Flag beaches, cycling routes and a marina are already operational before the island's first residential communities have been handed over. This provides an established lifestyle offering from the outset, rather than relying entirely on future development.

4. A growing Abu Dhabi property market

   As Hudayriyat's residential market begins to take shape, it does so against the backdrop of sustained growth across Abu Dhabi's property market.

   Over the last 12 months, residential demand has increased by approximately 6.6%, while supply has grown by just 2.8%. That imbalance has contributed to a 32% year-on-year increase in residential capital values across the emirate, creating a supportive backdrop for new developments coming to market.

Who is buying and renting on Hudayriyat Island?

As Hudayriyat's first residential communities begin to take shape, the island is attracting interest from a broad mix of investors, owner-occupiers and future tenants. Its combination of waterfront living, outdoor amenities and proximity to central Abu Dhabi means different developments are likely to appeal to different buyer and tenant profiles.

Long-Term Residents

Hudayriyat is expected to appeal to professionals and families looking for a lower-density island lifestyle without losing easy access to Abu Dhabi's business districts. Beaches, sporting facilities, open green space and future schools make it well suited to buyers seeking a primary residence or long-term family home.

Short-Term Visitors

The island's established leisure infrastructure, including Surf Abu Dhabi, Circuit X, the Velodrome, beaches and waterfront dining, is expected to support demand for short-term accommodation where permitted. This creates an additional rental market beyond traditional long-term residents.

Investors

Apartment developments such as Bashayer Residences and Nawayef Park Views are expected to appeal to investors seeking a lower entry point, rental income and long-term capital growth. Larger villas and townhouses across Golf Estates, Nawayef and Al Naseem are likely to attract buyers prioritising lifestyle and long-term ownership, while still benefiting from the island's wider investment potential.

Across Abu Dhabi's investment zones, apartment rents increased by 21% year-on-year during 2025, while villa rents rose 14%, highlighting continued demand across the emirate. While Hudayriyat's residential market is still emerging, the island's mix of lifestyle amenities, waterfront setting and connectivity places it in a strong position to attract both long-term residents and short-term visitors as communities complete.

Hudayriyat vs Abu Dhabi's other locations

For investors evaluating Abu Dhabi's different communities, the table below compares the five key locations.

Each island occupies a distinct position in terms of maturity, property type, entry price and tenant demand profile, as well as current availability. The right choice for you depends on your time horizon, appetite for risk and whether the priority is yield, capital growth or a blend of both.

*Indicative entry prices based on new residential developments available at the time of writing.

Ready to discuss which Abu Dhabi location fits your investment goals?

Ownership, Golden Visa & Buying Costs

Freehold Ownership

Hudayriyat Island is a designated freehold investment zone, meaning all residential properties are sold freehold - there is no leasehold restriction, even for foreign buyers. Foreign nationals of any nationality can purchase and hold full freehold title, with title deeds issued through Abu Dhabi's Department of Municipalities and Transport (DMT) via the DARI platform.

Golden Visa eligibility

Property purchases with a value of AED 2 million+ (approx. £405,000) qualify for the UAE's 10-year Golden Visa, including both completed and off-plan properties.

Mortgaged properties may also qualify, provided the buyer's equity reaches AED 2 million and the financing bank issues a No Objection Certificate (NOC). All current Hudayriyat residential launches exceed this threshold.

Buying Costs

Abu Dhabi charges a 2% property registration fee (ADM fee), compared with 4% in Dubai. For off-plan purchases made directly from a developer, this is typically payable at handover. On resale transactions, the fee is generally split equally between buyer and seller.

Buyers should also allow for an AED 1,000 title deed fee, together with any applicable developer administration charges. As a guide, total acquisition costs for a direct off-plan purchase are typically around 2.5–3% of the purchase price.

Important Note: Some developers are currently offering incentives by waiving or subsidising the ADM fee on selected off-plan launches. These promotions vary between developers and projects, so any available incentives should be confirmed before purchasing.

Sources

ADREC (Abu Dhabi Real Estate Centre), Q1 2026 transaction data press release 
ADREC Real Estate Market Report 2025, via Zawya
Modon Properties / Abu Dhabi Media Office, Hudayriyat Island masterplan announcement
Modon Holding, official press release, Bashayer sell-out
Modon Holding, official press release, Nawayef Village sell-out
UAE Ministry of Economy & Tourism, Golden Visa real estate investor conditions
UAE Ministry of Finance, VAT treatment of real estate