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Hudayriyat Island is Modon's large-scale leisure and residential island southwest of Abu Dhabi. 3BR villas from AED 3.2M at 4.1% gross, 4BR from AED 5.2M at 3.8%. Service charges AED 9.40/sqft. Capital appreciation play underpinned by Mubadala delivery track record. Not an income investment.
Hudayriyat Island is a 6.4 square kilometre natural island southwest of Abu Dhabi city, master-planned by Modon Properties — a Mubadala entity with a strong government-backed delivery track record. The island houses Hudayriyat Beach, one of the UAE's largest public beach facilities, alongside adventure sports infrastructure.
Based on DRE market tracking through Q1-Q2 2026, 3BR villas trade at AED 3.2M to AED 5.2M (avg AED 4.0M) and 4BRs at AED 5.2M to AED 8.5M (avg AED 6.5M). Annual rents run at AED 165,000 and AED 250,000 respectively. Gross yields are 4.1% and 3.8%. Service charges average AED 9.40 per sqft annually — low for a waterfront island community.
The investment case is long-term capital appreciation as Abu Dhabi's southwest leisure corridor continues to develop. Modon's Mubadala ownership provides strong delivery confidence — the same group behind Yas Island infrastructure. The modest yield means this is not an income investment. It suits buyers seeking capital growth and an Abu Dhabi mainland waterfront lifestyle asset. All purchases above AED 2M qualify for the UAE Golden Visa. District Real Estate covers Hudayriyat Island with current project inventory.
Location and lifestyle
Hudayriyat Island connects to Abu Dhabi by bridge and sits roughly 15 minutes from the Corniche, making it one of the rare island-lifestyle options with genuine mainland access. It is anchored by Hudayriyat Beach, the Bab Al Nojoum resort, the Marsana waterfront, and an extensive adventure and cycling network (including Circuit X), giving it an active, outdoor character distinct from Abu Dhabi's other islands.
Who should consider this area?
Hudayriyat suits capital-growth buyers who want an island-lifestyle home with quick city access, and active families drawn to the beach, sports, and leisure infrastructure. Purchases above AED 2M qualify for the Golden Visa.
What to watch out for
Gross yields of 3.8 to 4.1% are modest, so this is a growth and lifestyle play rather than income. Parts of the island are still being delivered, so some amenities remain pending — confirm handover timelines on any off-plan phase and the developer's milestone record. Budget for villa upkeep and the AED 9.40/sqft service charge.
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