Wadeem Gardens, Hudayriyat Island: Beyond the Brochure

Written by: Josh Bullen, Head of Investment

A closer look at Modon’s latest villa launch - the pricing, comparisons and investment considerations beyond the brochure.

Modon is preparing to launch Wadeem Gardens, a new gated villa community on Hudayriyat Island, with 4, 5 and 6-bedroom homes starting from AED 8.7m.

It comes during a busy period for Abu Dhabi’s villa market. Aldar is preparing to launch Talay, the first villa community at Marsa Al Saadiyat, while it has also recently announced Yas Riva Reserve, a new 4–6 bedroom villa development on Yas Island.

In this post, we’ll be digging into the wider Hudayriyat story, how Wadeem Gardens compares with other villa launches, the new financing available and what this all means for investors.

Wadeem Gardens at a glance

Before looking at the investment case in more detail, these are the key details of the launch.

• Developer: Modon
• Location: Hudayriyat Island, Abu Dhabi
• Unit types: 4, 5 and 6-bedroom villas
• Payment plan: 25/75 (with financing) or 45/55, 5% deposit
• Prices: 4-beds from AED 8.7m, 5-beds from AED 10.2m, 6-beds from AED 11.6m
• Completion: Q2 2030

Launching: 29th September (EOIs now open)

View the Wadeem Gardens factsheet →

Understanding the Hudayriyat story

To understand Wadeem Gardens, it helps to first look at how Hudayriyat has developed over the past few years.

Modon is developing Hudayriyat into a major new residential destination, with new neighbourhoods alongside schools, workplaces, healthcare, retail, leisure and waterfront amenities. For a deeper look at the location and wider masterplan, read our Hudayriyat Investment Guide.

Wadeem first launched in 2025 as residential plots, allowing buyers to purchase the land and build their own villa. The release sold out within 72 hours, generating AED 5.5bn in sales.

Since then, Hudayriyat’s residential offering has continued to expand. Most recently, Hudayriyat Golf Estates saw 1,700 residences sell within days, generating more than AED 13bn in sales. We saw that demand first-hand, with brokers queuing overnight at Modon's Hudayriyat sales centre.

Wadeem Gardens is the next stage of that story, bringing completed 4, 5 and 6-bedroom villas to the wider Wadeem district.

The community will include two international schools, an office park, healthcare, retail and dining, a waterfront promenade, six clubhouses, an arena and cinemas, connected by a 2.3km climate-controlled walkway.

With handover scheduled for 2031, the delivery of this wider infrastructure will be an important part of how Hudayriyat develops as a place to live.

What is actually launching?

Wadeem Gardens comprises three gated villa clusters, with 4, 5 and 6-bedroom homes.

Buyers can choose between Contemporary, Arabic and Modern architectural styles, with different layouts available across the villa types. This retains some of the personalisation of the original Wadeem plot model, but with Modon responsible for delivering the completed home.

The villas range from approximately 4,628 sq ft for a 4-bedroom to 6,361 sq ft for a 6-bedroom, with plot sizes ranging from approximately 5,726 to 7,750 sq ft.

With homes of this size and value, we would look beyond bedroom count when assessing individual units. Plot position, outlook, privacy, layout and proximity to key amenities can all influence how a villa compares with others in the same development, as can the premium being paid for those characteristics at launch.

Visit the Interactive →

How does Wadeem Gardens compare?

There are two particularly useful comparisons when looking at Wadeem Gardens.

Hudayriyat Golf Estates gives us a recent benchmark for another Modon villa product on the same island. Talay at Marsa Al Saadiyat gives buyers an alternative launching at a similar time at the upper end of Abu Dhabi’s villa market.

Compared with Golf Estates

A 4-bedroom villa at Golf Estates was approximately 4,000 sq ft, compared with around 4,628 sq ft at Wadeem Gardens - roughly 15% more internal space.

Despite the larger villa, the price per sq ft has remained broadly similar based on the launch pricing we’ve reviewed. Wadeem also gives buyers greater choice over the finished home and a more flexible payment structure.

Golf Estates is also a useful reference for demand. Its launch was one of the busiest we have seen on Hudayriyat, with allocations moving quickly and 1,700 residences sold within days.

That doesn't mean Wadeem Gardens will follow the same pattern, but it gives us a relevant benchmark for recent demand for large residential properties on the island.

Compared with Marsa Al Saadiyat

Talay, the first villa release at Marsa Al Saadiyat, is launching at a similar time. Both developments offer large 4–6 bedroom villas, but at notably different entry points.

Talay’s villas are larger internally, with buyers also paying a premium for Saadiyat Island and an earlier handover.

Hudayriyat is earlier in its residential development. Wadeem offers a lower entry point and more flexible financing, but more of the wider destination is still to be delivered between now and completion.

	Wadeem Gardens	Talay, Marsa
4-bed villa	AED 8.7m	AED 13.5m
5-bed villa	AED 10.2m	AED 15.5m
6-bed villa	AED 11.6m	AED 17.2m
Payment Plan	25/75 (financed) or 45/55	50/50
Completion	Q2 2031	Q4 2029

For investors considering both, this is the main distinction: a higher entry point into an established Saadiyat market, versus a lower entry point into Hudayriyat while the island continues to develop.

Want to learn more about Talay, Marsa Al Saadiyat? Message me on WhatsApp →

A deeper look at the payment plan

Wadeem Gardens is available with either a 45/55 standard payment plan or a 25/75 structure using off-plan financing, subject to mortgage approval.

Under the financed route, buyers initially make four 5% payments:

• 5% on reservation
• 5% in June 2027
• 5% in December 2027
• 5% in June 2028

ADIB financing is then introduced later in the construction period, reducing the amount of the buyer’s own capital required during construction compared with the standard 45/55 plan.

Financing is subject to mortgage approval, so eligibility and borrowing costs will need to be considered.

Wadeem Gardens can also be resold before completion once 20% has been paid, subject to Modon’s requirements. We see this as added flexibility rather than something investors should plan around, with the decision to sell or hold depending on market conditions at the time.

Have a question about the financing? Get in touch with our team. If we can’t answer it, we’ll speak directly with our Modon representative for you.

Who is the buyer?

Wadeem Gardens starts at AED 8.7m, with the smallest property providing more than 4,600 sq ft of internal space. The likely end-user market is therefore more specific than it would be for a smaller apartment or townhouse development.

The community is clearly geared towards families intending to live there. Two international schools, healthcare, office space, retail, leisure and the climate-controlled walkway are all planned within Wadeem, with ADGM around 23 minutes away and Saadiyat Island around 25 minutes away.

For an investor buying off-plan, this puts more weight on the characteristics an eventual owner-occupier is likely to value: plot position, privacy, outlook, internal layout, access to schools and amenities, and the maturity of the wider community.

The investment case is therefore less focused on headline rental yield and more closely linked to the depth of end-user demand for large family villas as Hudayriyat develops.

By the 2031 handover, earlier Hudayriyat communities will also be further established and more of the island’s infrastructure should be complete, giving investors a clearer secondary market against which to assess values.

Our view on Wadeem Gardens

Wadeem Gardens offers a larger villa product than Hudayriyat Golf Estates at a broadly similar price per sq ft, alongside more choice over the finished home and a more flexible payment structure.

Starting from AED 8.7m, we expect the 4-bedroom villas to attract the most demand at launch. They offer the lowest entry point into the development, but still include both a majlis and maid’s room alongside the four bedrooms, giving buyers a significant amount of usable space.

We also like their position within the masterplan. The 4-bedroom villas are more internalised within the community, placing them further away from some of the busier roads around its perimeter.

For us, that combination of entry price, space and positioning gives the 4-bedroom villas the broadest potential market, both during the launch and when considering future resale.

Considering Wadeem Gardens?

Our team can talk you through the latest pricing and availability, compare individual plots and layouts, and explain the different payment options ahead of launch.