Price/sqft comparables:

To put in perspective the value you’re getting in Hudayriyat:

Bloom Living’s only ready cluster is currently trading for 1,950-2,000/sqft. The villas in Hudayriyat are on par/slightly lower than Bloom Living… Yes Bloom Living. This isntje biggest indicator of appreciation potential, it’s a hugely mispriced off plan for its segment.

Yas Acres: 12M - 13M
6,800sqft -7,500sqft
Old layouts: 1,750/sqft-1,800

Upgraded unit prices 15-17M
Upgraded units: 2,250-2,400

While Yas Acres has a Golf course, it’s a 9 hole course; Hudayriyat is going to be a true 18 hole golf championship course. Yas Acres does not have 1% of the amenities & offerings Hudayriyat has. Yas Acres offers little to nothing in terms of amenities. Yas Acres is just a residential community, the scale does not even come close to Hudayriyat.

Hudayriyat has no direct comparable. There is no existing community like it in the entire middle east. The villas on Hidd Saadiyat (not beachfront villas) is a closer comparable to Hudayriyat in terms of price/sqft gap.

5 Bedroom villa:

HIDD Beachfront: 4,250
HIDD not beachfront: 3,150
HGE: 1,725
HGE is about 45% cheaper than HIDD non-beachfront.

HIDD’s overall lifestyle is outdated as iconic as it is. Other than being steps away from the beach, HGE wins in every other aspect.

If HGE reaches just 10% below HIDD non-beachfront pricing, then:
HIDD non-beachfront = AED 3,150 psf
10% below that = AED 2,835 psf
On a 5BR HGE villa:
Current:
AED 10.15M
AED 1,720 psf
At AED 2,835 psf:
~5,901 sqft × 2,835
= ~AED 16.73M

By handover only 40% is paid, then capital invested is:
10.15M × 40%
= AED 4.06M
ROI on capital invested:
6.58M ÷ 4.06M
= ~162% ROI

If these numbers sound unreasonable to you; consider these things aswell:

Naseem & Nawayef will be ready by then. The commercial side where HGE sits will be almost all completed & matured.

In Q1 2026, Hudayriyat was already the leading area for real estate transactions. Ahead of Reem, Saadiyat, and any other area.

Hudayriyat had 0 launches in 2026…. The island is no longer speculation or “risky” — capital is already flowing there at the highest level in Abu Dhabi.

Hudayriyat has no ready units, yet pulled higher transactions values than Saadiyat & HIDD. These are early signs that point to aggressive appreciation in the next 3-4 years.

More than 60% of those who bought villas in Hudayriyat were end-users; the belief in this project by HNWs… Ive never seen something like it before.

Note: These are by estimations based on comparables. These are not guranteed numbers.

For those interested in the project, feel free to contact me 0504926606

Ahmad Sholi
Senior Sales Advisor
Top 10 Agent in Top 3 Agency
Nationwide Properties LLC
0504926606

Hudayriyat Golf Estates is launching soon. The demand seems to be off the charts as expected, the project will very likely sell out on launch day (except for the big unit). Everyone is talking about the project & promoting it online. I already gave my take many times on Hudayriyat. There’s just no masterplan in UAE like it, and the price/sqft value is heavily underpriced, the Island is the next Saadiyat in terms of appreciation.

Instead I want to address why you should go with me as your broker for the launch since many brokers are doing this.

Access & priority
With Modon, the top agencies receive priority access before public launch.
Our agency is consistently among Modon’s top 3 agencies in Abu Dhabi for the last two years, which means we always get access inventory before public release. We will likely get allocations for Golf Estates (dm privately to know how many).

For projects like this, going through agencies without strong Modon relationships can genuinely affect your chances of securing the better units, or a unit at all, especially if you’re looking at the townhouses.

Actual Abu Dhabi resale capability
Buying is one thing.
Exiting profitably later is another.
Our agency already handles a huge amount of resale activity in Nawayef and Naseem.
We already have active buyers, investors, and landlord networks here.

We were also ranked #1 in Abu Dhabi at the Bayut Awards. Our agency has the most visibility, and the highest marketing budget.
The agencies dominating Bayut and Property Finder are the ones buyers constantly see first. More reach means stronger resale exposure, stronger tenant exposure, and usually better liquidity when you eventually want to exit.

Bayut 2025 Abu Dhabi Awards: https://www.bayut.com/agentportal/awards-2025/

Real understanding of the Abu Dhabi market. Hudayriyat is not Dubai. Hudayriyat Golf Estates is not Jumeirah Golf Estates.
You can’t analyze it properly without understanding Abu Dhabi’s market. For example, how it compares against communities like Saadiyat, Yas, or even the new Taraf launch in Masdar.

I’ve been analyzing Hudayriyat since the first launches, not just after it started trending online. I’m not a Modon ambassador as some Dubai brokers act; I’m a real estate consultant in Abu Dhabi.

Conclusion: I genuinely believe Hudayriyat has one of the strongest long term appreciation stories in the UAE.

To discuss the project/masterplan in detail, feel free to dm me or contact 0504926606

Ahmad Sholi
Senior Advisor
Nationwide Properties LLC
0504926606

Aldar:

Fahid Island
Payment plan reduced from 65/35 → 40/60
ADM waiver introduced
1BR cancellation unit available (almost impossible to secure before the conflict)
5% down payment
Only 10% paid during 2026

The major payment commitments were shifted much closer to handover, meaning buyers carry far less short-term exposure during uncertainty.

The Row Saadiyat
Payment plan reduced from 65/35 → 40/60
ADM waiver introduced

Emirates Development:
Stellar by Elie Saab – Yas Island
Payment plan reduced from 40/60 → 20/80
ADM waiver on 2BR & 3BR units
This is currently one of the lowest payment plans in Abu Dhabi off-plan.
A proper 20/80 structure has become extremely rare in the market over the past few years.

Hilton Residences – Raha Beach
Payment plan reduced from 40/60 → 20/80
ADM waiver on all units

Jumeirah Residences Maryah
Payment plan reduced from 50/50 → 41/59

Mered — Riviera Residences, Reem Island
Payment plan reduced from 60/40 → 50/50
ADM waiver on all units
Developer showing additional flexibility privately with serious buyers

Object 1 — Reem Island
Originally 50/50
2BR & 3BR units now 30/70
Duplex units now 20/80

Seamont – Reem Island
Payment plan reduced from 50/50 → 40/60
Can reportedly be pushed further to 30/70 privately for serious buyers

Dm or contact me if you’re interested in exploring any of these options. + 971 50 492 6606

Ahmad Sholi
Nationwide Properties LLC
Senior Advisor

Investment Analysis – Ahmad Sholi

Location & Supply Dynamics
Hilton is the lowest risk off plan investment in Abu Dhabi.
Supply dynamics in the location: Supply in Raha from 2025-2030 is only a total 838 units.
Raha vs Yas → ~91% lower supply
Raha vs Saadiyat → ~89% lower
Raha vs Reem → ~90% lower

Raha is the least supplied freehold area in Abu Dhabi.
Why? Because Raha is already built out and a fully matured community. There is very limited empty land there. From covid until 2024, there was 0 project launches in Raha.

The last thing the market or an investor needs during this time of uncertainty is thousands of new units launching or in the pipeline, distress deals from panic sellers. We already see some of Aldar’s projects in Yas at distressed prices (Gardenia Bay, Yas Living) because investors are competing with 1000 other units in the project and thousands of other launches in the area. Same goes for Reem Island. There are no distress deals in Raha.

Supply Tightness & Market Circulation
Raha has a total of 838 delivering in the next 5 years. Most of Raha is fully built out, supply of branded residences in the future will stay limited. Unlike Reem, where people have many branded options.

How tight is the supply in Raha? We know the numbers for upcoming off plan stock. Let’s analyze the ready properties.

For Waters Edge:
Total units: 2,258
205 for sale → ~9.1% of total stock
493 for rent → ~21.8% of total stock
Combined active circulation:
698 listings total
~30.9% of the entire community actively on the market
That’s extremely high circulation.

For Al Zeina in Raha:
Total units: ~1,200
58 for sale → ~4.8%
35 for rent → ~2.9%
Combined active circulation:
93 listings total
~7.75% of total stock actively on the market

Imagine with 1,200 units, Zeina only has 58 for sale and 35 units for rent. Hilton has a total of around 170 units; If Hilton has the same market circulation, it would have 8 units for sale, and 5 for rent. We’re expecting extremely tight supply; especially that not only is it the only true branded residence in Raha, it’s the only high end building in Raha currently.

The low circulation in Raha is an indication of the area being predominantly for end users, giving investors pricing power.
Most who who bought the 1BR in Hilton are investors; 2BRs will pretty much be nonexistent in the resale market. Owning a 2BR will be a scarce asset suitable for end users.

Rental Economy & Demand
Apartments lease values in 2025:
Al Reem Island → AED 1.52B
Al Raha Beach → AED 1.09B
Al Saadiyat Island → AED 0.45B
Yas Island → AED 0.20B
With Hilton/Raha, you’re entering an area that has one of Abu Dhabi’s strongest rental economies, mature demand, low circulation, and stable occupancy.

Raha is an area with limited investors; demand comes from tenants/end users. Raha isn’t ranked in the top 5 areas for residential sales, simply because 71% of residential sales in 2025 were off plan; and Raha has little supply of it. Raha is the least volatile market, and the safest for long term investors looking to rent out their unit.

Luxury Pricing Potential
Is there a market for a high end property in Raha? Will HNWI’s choose to live there?
According to the ADREC chart on actual sales transaction prices in 2025,
~AED 1,394/sqft = average apartment transaction price
~AED 3,159/sqft = highest apartment transaction price recorded

The current Raha ceiling was achieved by old stock, non branded, no real luxury ecosystem; likely Al Naseem in Raha. These sorts of tenants/buyers who are seeking a premium lifestyle exist in Raha, the spending power is there, but the stock for luxury isn’t. This is why Hilton is a unique offering. Hilton has no benchmark comparable; similar to SAAS projects in Reem.

2025 price growth on average: Highest area growth
Reem Island by 28%
Yas Island by 22%
Raha by 18%
Saadiyat by 15%

Protection From Current Conflict
The 20/80 payment plan allows controlling this asset in Hilton easier.
Example: 2BR mid/high floor (full sea view) at 4M
Purchase price: AED 4,000,000
20% during construction = AED 800,000
80% on handover = AED 3,200,000
That changes the risk/reward profile massively. with AED 800k, you control a AED 4M asset for 2.5 years.

Most new launches are scheduled for Q4 2029 - Q4 2030 (Aldar projects). Hilton is scheduled for Q4 2028.
At 20% during construction, there will be no distressed deals. Payments are manageable up till handover.
If your unit reaches 4.6M once the asset is tangible (600k premium) your ROI on capital invested is 75%.

Optionality & Flexibility
It also gives you optionality.
By Q4 2028:
the geopolitical situation will likely look completely different
confidence will be stronger
rates will have normalized
Abu Dhabi growth continues
tourism/business activity expands further
And only THEN do you decide:
hold long term
finance the asset
rent it
sell it
refinance it
You preserve flexibility. That’s a huge advantage during uncertain cycles.

Buyer Profile Analysis
Buyer profile by area (2025 residential sales value)
Al Raha Beach
~84% resident expat buyers
~16% Emirati buyers
~0% non-resident foreign investment (FDI)
Yas Island
~60% resident expat buyers
~24% Emirati buyers
~16% FDI buyers
Saadiyat Island
~53% resident expat buyers
~22% Emirati buyers
~25% FDI buyers

This is important because during uncertain geopolitical or economic periods, the first buyer segment that usually slows down is:
overseas speculative capital
International luxury investors
short-term buyers

84% of transactions in Raha were from expats, and none were FDI. No foreign investment means no overseas speculative buying, just an end-user market. Raha will be heavily protected by any downturn, volatility, or bubble risk.

The main segment of buyers that will soften during times of uncertainty are foreign investors. It will take time for FDI to be as high as it was. Raha is completely unaffected by this segment.
Today you’re preserving liquidity, you’re not overexposed during construction & the time of conflict. Once the conflict resolves, in 2027-2028 there will be no payment plan offerings at 20/80. Even now, Emirates is the only developer offering 20/80.

Future Buyer Pool
Future buyer pool for Hilton:
End users upgrading from older Raha stock
Executives working around airport/business hubs
Families wanting mature waterfront living away form the noise, but good connectivity to key districts

Design & Materials
Most of Raha’s existing buildings were built between roughly 2010–2018. At the time, those projects were considered high-end. But now design trends changed massively; and Hilton reflects that.

Main high-end materials in the unit:
Stone cladding/marble-look slabs → used on the kitchen backsplash, island, bathroom walls, and vanity tops. This is the biggest luxury statement in the apartment. It just makes it feel expensive.
Wood-effect porcelain flooring → throughout the living room, bedrooms, and kitchen areas instead of the typical shiny tiles in Raha, giving a warmer European feel.

Fluted veneer wood detailing → on kitchen cabinetry, wardrobes, vanity bases, and wall panels for a more custom luxury look.
Large-format porcelain tiles → in the bathrooms for a cleaner spa-style finish

Integrated warm lighting → in ceilings, bathrooms, and behind mirrors to create a softer hotel-like atmosphere. Most of the bathrooms in Raha are heavily outdated
Off-white textured paint palette → across walls and ceilings for a hotel style feel instead of just white interiors.

In Raha, you simply don’t have these materials and interior/exterior design. Brand aside, the building & units themselves will provide a different and elevated experience to anything seen in Raha.

Amenities & Services
Amenities/services in Hilton most Raha buildings don’t have:
The gym is positioned separately by the pool rather than inside a closed podium, giving it a much more resort-style wellness atmosphere.
Standalone gym with a fitness studio & sauna
Padel tennis court
VR room
Outdoor cinema
Valet parking
Owners lounge

Conclusion
Hilton is a special product that doesn’t come around often. It still remains the most well balanced apartment investment in 2026 by a mile.

2BR - 4M (Full Sea View)
3BR TH - 5.7M (waterfront)

Ahmad Sholi
Nationwide Properties LLC
Senior Advisor
0504926606

Ramhan Island

The only community in Abu Dhabi that feels like you’re living in Seychelles or Maldives rather than a UAE community. Every villa has direct water access & a private beach feel.

It’s a natural island with mangroves, bays, and beaches — not just a man-made waterfront. You can feel it in the atmosphere.

Very low density — only 1,000 villas in a 43M sqft island.

Lifestyle is centered around beach clubs, floating bars & villas, massive marina promenade, fine dining, cafes, resorts, watersports, and more. Ritz Carlton Reserve will be opening there.

It’s Abu Dhabi’s Palm Jumeirah, but with strong privacy. Despite its privacy, it’s close in proximity to Yas, Saadiyat, and ADGM. Every aspect of this project is top notch and screams luxury.

Hudayriyat Island

Hudayriyat’s aim is to be the sports capital of the Middle East, not just UAE. Hudayriyat is on another level because the sports infrastructure is destination-grade and city-scale.

Attracting professional surfers, Olympic-level velodrome infrastructure, huge cycling network integrated into the island, running trails, mountain biking, water sports, sports hotels, and athlete-focused tourism.

Private & public beaches, 5-star resort with glamping & overwater villas, bars, restaurants, villas elevated on man-made hills up to 60m with full sea views, golf villas; the infrastructure is so unique to not just the UAE, but the Middle East.

The atmosphere speaks healthy lifestyle & outdoor culture. There’s going to be constant international sports events; in a generation where kids are growing up indoors on technology, social media, and AI, having an entire island dedicated to a vision of constant activity is special & can’t be replicated.

Reem Hills

Reem Hills isn’t as unique or special as Hudayriyat & Ramhan in terms of concept and having a whole island dedicated to a vision. However, Reem Hills’ location is rare and irreplaceable.

A gated villa community inside one of the most central locations in Abu Dhabi. The connectivity is as good as it can get to almost anywhere in Abu Dhabi.

There is such limited space for villa communities in Reem Island, which makes the concept itself rare. The show villa looks incredible as well. Convenience & rarity makes it my third option.

This is based off location, overall masterplan, and lifestyle. I’m not including Four Seasons Saadiyat as it’s a different segment. Let me know your thoughts & opinions!

Ramhan Island
The only community in Abu Dhabi that feels like you’re living in Seychelles or Maldives rather than a UAE community. Every villa has direct water access & a private beach feel.

It’s a natural island with mangroves, bays, and beaches — not just a man-made waterfront. You can feel it in the atmosphere.
Very low density — only 1,000 villas in a 43M sqft island.

Lifestyle is centered around beach clubs, floating bars & villas, massive marina promenade, fine dining, cafes, resorts, watersports, and more. Ritz Carlton Reserve will be opening there.

It’s Abu Dhabi’s Palm Jumeirah, but with strong privacy. Despite its privacy, it’s close in proximity to Yas, Saadiyat, and ADGM. Every aspect of this project is top notch and screams luxury.

Hudayriyat Island
Hudayriyat’s aim is to be the sports capital of the Middle East, not just UAE. Hudayriyat is on another level because the sports infrastructure is destination-grade and city-scale.

Attracting professional surfers, Olympic-level velodrome infrastructure, huge cycling network integrated into the island, running trails, mountain biking, water sports, sports hotels, and athlete-focused tourism.

Private & public beaches, 5-star resort with glamping & overwater villas, bars, restaurants, villas elevated on man-made hills up to 60m with full sea views, golf villas; the infrastructure is so unique to not just the UAE, but the Middle East.

The atmosphere speaks healthy lifestyle & outdoor culture. There’s going to be constant international sports events; in a generation where kids are growing up indoors on technology, social media, and AI, having an entire island dedicated to a vision of constant activity is special & can’t be replicated.

Reem Hills
Reem Hills isn’t as unique or special as Hudayriyat & Ramhan in terms of concept and having a whole island dedicated to a vision. However, Reem Hills’ location is rare and irreplaceable.

A gated villa community inside one
of the most central locations in Abu Dhabi. The connectivity is as good as it can get to almost anywhere in Abu Dhabi.

There is such limited space for villa communities in Reem Island, which makes the concept itself rare. The show villa looks incredible as well. Convenience & rarity makes it my third option.

This is based off location, overall masterplan, and lifestyle. I’m not including Four Seasons Saadiyat as it’s a different segment. Let me know your thoughts & opinions!

Ahmad Sholi
Nationwide Properties LLC
Senior Sales Advisor
0504926606

Feel free to get in touch for more details & launch process

0504926606
Ahmad Sholi
Nationwide Properties LLC

Unit Types & Prices:

🔹 Townhouses:
• 2BR + Guest – AED 3.1M to 3.6M
• 3BR + Guest – AED 3.7M to 4.5M

🔹 Villas:
• 4BR Villa – AED 4.7M to 5M
• 5BR Villa – starting from AED 6.4M
• 6BR Villa – starting from AED 7.6M

Sizes (Approx.):
• From 2,300 sqft up to 3,600+ sqft

Payment Plan (40/60):
• 5% Down Payment
• 5% after 6 months
• 5% every 4 months
• Total 40% during construction
• 60% on handover

💰 EOI: AED 250,000
📅 Handover: Q1 2029
💸 Service Charge: Approx. AED 8 per sqft

Townhouses at only 1,450/sqft. Direct comparable is Bloom Living (Cordoba) which is currently trading at 1,950-2,000 per sqft.

EOI’s opening this week, first come first serv. Feel free to dm me or contact me on WhatsApp for more details.

0504926606
Ahmad Sholi
Nationwide Properties LLC
Senior Advisor

Unit Types & Prices:

🔹 Townhouses:
• 2BR + Guest – AED 3.1M to 3.6M
• 3BR + Guest – AED 3.7M to 4.5M

🔹 Villas:
• 4BR Villa – AED 4.7M to 5M
• 5BR Villa – starting from AED 6.4M
• 6BR Villa – starting from AED 7.6M

Sizes (Approx.):
• From 2,300 sqft up to 3,600+ sqft

Payment Plan (40/60):
• 5% Down Payment
• 5% after 6 months
• 5% every 4 months
• Total 40% during construction
• 60% on handover

💰 EOI: AED 250,000
📅 Handover: Q1 2029
💸 Service Charge: Approx. AED 8 per sqft

Townhouses at only 1,450/sqft. Direct comparable is Bloom Living (Cordoba) which is currently trading at 1,950-2,000 per sqft.

EOI’s opening this week, first come first serv. Feel free to dm me or contact me on WhatsApp for more details.

0504926606
Ahmad Sholi
Nationwide Properties LLC
Senior Advisor

Design & Materials
Most of Raha’s existing buildings were built between roughly 2008–2015. At the time, those projects were considered high-end. But now design trends changed massively; and Hilton reflects that.

Main high-end materials in the unit:
Stone cladding/marble-look slabs → used on the kitchen backsplash, island, bathroom walls, and vanity tops. This is the biggest luxury statement in the apartment. It just makes it feel expensive.

Wood-effect porcelain flooring → throughout the living room, bedrooms, and kitchen areas instead of the typical shiny tiles in Raha, giving a warmer European feel.

Fluted veneer wood detailing → on kitchen cabinetry, wardrobes, vanity bases, and wall panels for a more custom luxury look.

Large-format porcelain tiles → in the bathrooms for a cleaner spa-style finish

Integrated warm lighting → in ceilings, bathrooms, and behind mirrors to create a softer hotel-like atmosphere. Most of the bathrooms in Raha are heavily outdated

Off-white textured paint palette → across walls and ceilings for a hotel style feel instead of just white interiors.

In Raha, you simply don’t have these materials and interior/exterior design. Brand aside, the building & units themselves will provide a different and elevated experience to anything seen in Raha.
The full material board is available with me.

Amenities & Services
Amenities/services in Hilton most Raha buildings don’t have:
The gym is positioned separately by the pool rather than inside a closed podium, giving it a much more resort-style wellness atmosphere. It’s a standalone gym with a fitness studio & sauna.
Padel tennis court
VR room
Outdoor cinema
Valet parking
Owners lounge

Hilton vs Al Zeina
Compared to Al Zeina: Most High End building in Raha
The Raha area is in itself the most end user area. Al Zeina has a total of around 1,200 units, with only 35-45 listings on the biggest platforms. There’s very low turnover, tenant stability, and resale stability.

Hilton on the other hand, features only 170 units in total. It’s much lower density, private, and less crowded. A pool or gym shared by 170 units feels completely different from a few shared by over 1,000 residents.

Branded residences are niche and usually don’t have much resale listings (eg W Residences, St Regis, Waldorf etc). Hilton didn’t even have a public launch, it was introduced without any marketing. The resale market in 4-5 years for Hilton will be scarce, giving owner strong pricing power. This sort of scarcity was seen with Reem 9; lack of listings was one of the main reasons prices increased quickly.

Supply & Market Dynamics
Supply in Raha from 2025-2030 is only a total 838 units.
Raha vs Yas → ~91% lower supply
Raha vs Saadiyat → ~89% lower
Raha vs Reem → ~90% lower

Why?
Because Raha is already built out and a fully matured community. There is very limited empty land there. From covid until 2024, there was 0 project launches in Raha.

84% of transactions in Raha were from expats, and none were FDI. No foreign investment means no overseas speculative buying, just an end-user market. Raha will be heavily protected by any downturn, volatility, or bubble risk.

The main segment of buyers that will soften during times of uncertainty are foreign investors. It will take time for FDI to be as high as it was. Raha is completely unaffected by this segment.

Payment Plan & Investment Angle
Hilton has a 20/80 payment plan. Low capital at risk until your unit is ready. This is not just a perfect end users product; but it’s a smart long term investment for those seeking a more premium asset than the average in Raha.

Best Units to Pick
2BR
3.7M-3.9M
119sqm
Mid-high floor
Full sea view

3BR Waterfront Townhouse
5.47M-5.7M
178sqm
Full sea view

The new lowered payment plans being offered by developers in Abu Dhabi shouldn’t be an invitation to flip.

They should be an invitation to lower your risk during uncertainty, not heighten it.

I’m getting a few of investors seeing 20/80 plans, lower down payments, ADM waivers, and flexible schedules and immediately think that this is an easy flip opportunity.

That is not what developers are trying to create. The point isn’t to attract over leveraged investors.

No developer in Abu Dhabi has lowered prices despite regional uncertainty. Instead, they are protecting headline pricing to protect market prices and previous buyers from the last year or so; while also making entry into the market at this moment less risky through payment flexibility and lower capital invested.

Why is it less risk & not a flip?
Long-term confidence matters more than short-term transaction volume. If you’re buying off plan, ask yourself where you believe UAE will be in the next 3-4 years when your property is ready, not now.

Destroying pricing damages future launches, bank valuations, and existing buyers. Reducing payment plans should be the only incentive to protect the market, and it’s working. It’s been 2.5 months and there’s still no sign on prices dropping. Developers are doing their best the shield the market. How?

Abu Dhabi has such low supply already. Developers cut this supply even further… and heavily. Every developer in the market pushed back many of their projects. Before the conflict, Emirates had 3 launches scheduled by May, Object 1 had 2, Aldar had 5. Supply has been cut by a minimum of 50%. Even if transactions/demand fell by 30-40%, supply dropped even lower to balance the ratio (hence the market resilience).

Previous buyers have the benefit of closer handovers (faster rental income) while the ones buying an off plan now will have less new competing stock in the market by handover, and a less capital at risk throughout construction.

For Investors considering buying now, this isn’t an invitation to buy now and flip in 6 months. That mentality can create temporary resale pressure near handover, especially in projects dominated by short-term investors rather than end users.

Some projects offering low payments plans are at an inflated price in comparison to the initial launch price, and only has the unwanted leftover stock. This doesn’t apply for every project, so make sure you’re aware of initial prices and make sure you have a good deal. Even at a slightly higher price, you’re paying less. This should be okay if you’re holding until handover or even after; not a flip. When facing uncertain times, it’s good to should take advantage of payment plans, and not have them take advantage of you.

The new payment plans should mainly be used to:
lower capital risk
improve cash flow efficiency
hold stronger assets longer
gain exposure to projects with genuine pricing gaps

A good payment plan does not automatically make a good investment.

The real questions are:
Is the launch price actually attractive relative to future comparables?
Is supply constrained in that location?
Is the product unique or special?
Will end users genuinely want to live there?
Is there something difficult to replicate about the asset?

Because ultimately, flips happen naturally when the fundamentals are strong enough.

The investors who usually perform best in Abu Dhabi are not the ones chasing the fastest flip.

They’re the ones buying quality assets at the right entry point while everyone else is distracted by short-term sentiment.

Ahmad Sholi

Nationwide Properties LLC

Senior Advisor

0504926606

🏌️** Hudayriyat Golf Estates by Modo**n

⚠️ Expected launch details only — nothing officially confirmed yet.

📍 Hudayriyat Island

Expected Prices:

• 3BR Townhouse → AED 4.2M – 4.5M

• 4BR Townhouse → AED 4.5M – 4.8M

• 5BR Townhouse → AED 5.2M – 5.5M

• Golf View Villas → Starting AED 10M+

Payment Plan:

• 50/50 PP

• 10% Down Payment

Launch Timeline:

• Project Reveal → 15 or 16 May 2026

• EOI → Expected to open the following day

• Official Launch → Expected first week of June

This is the first time Modon will be launching a paid EOI system. No headache launches, you submit your EOI early, you’re guaranteed a unit.

⸻

🌿 Fay Hills by Taraf

📍 Masdar City

Townhouses:

• 2BR from AED 2.5M

• 3BR from AED 3M

• 4BR from AED 3.9M

Standalone Villas:

• 4–6BR starting from AED 5M

📍 Location: https://maps.app.goo.gl/eSCBwcP1kzBXZnzS9?g\_st=ic

⸻

🌳 Al Ghadeer Gardens by Aldar

⚠️ Expected pricing only

Expected Starting Prices:

• 2BR Townhouse → AED 1.6M – 1.7M

• 3BR Townhouse → Around AED 2.3M

• 4BR Standalone Villa → Around AED 3M

📐 Approx. Sizes:

• 2BR → 127sqm

• 3BR → 158sqm

• 4BR Villa → 204sqm

📦 Around 450 units expected in total.

The reveal is expected on the 15th, with launch likely after Eid.

📩 Feel free to reach out if you want early information, or priority registration before launch.

DAMAC ISLANDS 2 | ANTIGUA 1 🌴
Luxury 4BR townhouse

💰 Price: AED 2,994,000
📅 Handover: 31 December 2030

• 📐 BUA: 2,185.5 sqft
• 🌿 Plot Area: 1,550 sqft
• 🚗 Parking: 2 Spaces
• 📍 Prime Community

*🚨🚨4 % DLD Waiver 🚨🚨*

DAMAC ISLANDS 2 | ANTIGUA 1 🌴
Luxury 4BR townhouse

💰 Price: AED 2,994,000
📅 Handover: 31 December 2030

• 📐 BUA: 2,185.5 sqft
• 🌿 Plot Area: 1,550 sqft
• 🚗 Parking: 2 Spaces
• 📍 Prime Community

DAMAC ISLANDS 2 | ANTIGUA 1 🌴
Luxury 4BR townhouse

💰 Price: AED 2,994,000
📅 Handover: 31 December 2030

• 📐 BUA: 2,185.5 sqft
• 🌿 Plot Area: 1,550 sqft
• 🚗 Parking: 2 Spaces
• 📍 Prime Community

*🚨🚨4 % DLD Waiver 🚨🚨*

*🚨🚨4 % DLD Waiver 🚨🚨*

DAMAC ISLANDS 2 | ANTIGUA 1 🌴
Luxury 4BR townhouse

💰 Price: AED 2,994,000
📅 Handover: 31 December 2030

• 📐 BUA: 2,185.5 sqft
• 🌿 Plot Area: 1,550 sqft
• 🚗 Parking: 2 Spaces
• 📍 Prime Community

DAMAC ISLANDS 2 | ANTIGUA 1 🌴
Luxury 4BR townhouse

💰 Price: AED 2,994,000
📅 Handover: 31 December 2030

• 📐 BUA: 2,185.5 sqft
• 🌿 Plot Area: 1,550 sqft
• 🚗 Parking: 2 Spaces
• 📍 Prime Community

*🚨🚨4 % DLD Waiver 🚨🚨*

*🚨🚨4 % DLD Waiver 🚨🚨*

There are still units available in Tara Park by Modon

Why I believe Tara is 🔝

Strong developer government backed with a solid reputation.

Very attractive payment plan: 5% down payment, then 10% yearly starting Jan 2027, with competitive pricing starting from AED 1,750 per sqft.

Great location and connectivity. Directly connected to Reem Mall with 400+ retail stores, plus easy access in and out of Reem Island.

Amenities are on another level:
• Resort style pool & kids pool
• Padel court + sports court
• 527m jogging track
• Indoor & outdoor gym
• Co working spaces & lounges
• Kids play areas & nursery
• BBQ & landscaped social areas
• Direct connection to Reem Mall

Strong end user demand. layouts are practical, spacious, and very family friendly.

Unit sizes are excellent, especially compared to many newer launches in the market.

For inquires contact me at +971 55 466 7959

Ahmad Sholi

Senior property consultant

Nationwide Middle East properties

2 & 3 beds available: starting 2.7M

The new lowered payment plans being offered by developers in Abu Dhabi shouldn’t be an invitation to flip.

They should be an invitation to lower your risk during uncertainty, not heighten it.

I’m getting a few of investors seeing 20/80 plans, lower down payments, ADM waivers, and flexible schedules and immediately think that this is an easy flip opportunity.

That is not what developers are trying to create. The point isn’t to attract over leveraged investors.

No developer in Abu Dhabi has lowered prices despite regional uncertainty. Instead, they are protecting headline pricing to protect market prices and previous buyers from the last year or so; while also making entry into the market at this moment less risky through payment flexibility and lower capital invested.

Why is it less risk & not a flip?
Long-term confidence matters more than short-term transaction volume. If you’re buying off plan, ask yourself where you believe UAE will be in the next 3-4 years when your property is ready, not now.

Destroying pricing damages future launches, bank valuations, and existing buyers. Reducing payment plans should be the only incentive to protect the market, and it’s working. It’s been 2.5 months and there’s still no sign on prices dropping. Developers are doing their best the shield the market. How?

Abu Dhabi has such low supply already. Developers cut this supply even further… and heavily. Every developer in the market pushed back many of their projects. Before the conflict, Emirates had 3 launches scheduled by May, Object 1 had 2, Aldar had 5. Supply has been cut by a minimum of 50%. Even if transactions/demand fell by 30-40%, supply dropped even lower to balance the ratio (hence the market resilience).

Previous buyers have the benefit of closer handovers (faster rental income) while the ones buying an off plan now will have less new competing stock in the market by handover, and a less capital at risk throughout construction.

For Investors considering buying now, this isn’t an invitation to buy now and flip in 6 months. That mentality can create temporary resale pressure near handover, especially in projects dominated by short-term investors rather than end users.
Some projects offering low payments plans are at an inflated price in comparison to the initial launch price, and only has the unwanted leftover stock. This doesn’t apply for every project, so make sure you’re aware of initial prices and make sure you have a good deal. Even at a slightly higher price, you’re paying less. This should be okay if you’re holding until handover or even after; not a flip. When facing uncertain times, it’s good to should take advantage of payment plans, and not have them take advantage of you.

The new payment plans should mainly be used to: lower capital risk
improve cash flow efficiency
hold stronger assets longer
gain exposure to projects with genuine pricing gaps

A good payment plan does not automatically make a good investment.

The real questions are: Is the launch price actually attractive relative to future comparables?
Is supply constrained in that location?
Is the product unique or special?
Will end users genuinely want to live there?
Is there something difficult to replicate about the asset?

Because ultimately, flips happen naturally when the fundamentals are strong enough.

The investors who usually perform best in Abu Dhabi are not the ones chasing the fastest flip.

They’re the ones buying quality assets at the right entry point while everyone else is distracted by short-term sentiment.

Good examples:
Hilton Residences 20/80:
1BRs heavily overpriced, 10% increase on initial price, low floor with partial sea view

2BRs great opportunity, 2% increase only and perfect for end users in an undersupplied area, full sea view

Eliee Saab: Starting prices were 2.4M, and 1 beds are being sold at 3.7M+. Don’t let the payment plan influence your decision. It’s not a good deal

Ahmad Sholi
Nationwide Properties LLC
Senior Advisor
0504926606

Aldar Properties entered Dubai aggressively with Athlon, and the pricing strategy is interesting.

Comparable Communities:
• Tilal Al Ghaf: ~2,150 AED/sqft
• Athlon: ~1,464 AED/sqft
That puts Athlon approximately 32% lower in price/sqft than Tilal Al Ghaf.
Now look at the villa sizes:
• Athlon large villas: 7,456 sqft
• Comparable large villas in Tilal Al Ghaf: ~5,800 sqft
So you’re getting villas roughly 30% larger, while pricing remains around the same range (11M+ AED).
That pricing gap is difficult to ignore.

Why Aldar matters:
Aldar is arguably the biggest name in Abu Dhabi real estate — similar to what Emaar Properties represents in Dubai. They developed many of Abu Dhabi’s most iconic destinations including:
• Yas Mall
• W Abu Dhabi – Yas Island
• Aldar HQ
• Major parts of Yas Island
• The Saadiyat Cultural District

In Abu Dhabi, Aldar doesn’t just participate in the market — they often move it.
Last year, many Yas off-plan launches were around 1,800 AED/sqft. Aldar launched Yas Living at around 2,200 AED/sqft, and shortly after, much of the market repositioned upward.

Athlon Details:
• 83 premium villas only (low supply segment)
• First Dubai community designed fully around movement & wellness
• Walking/cycling loops integrated naturally into the masterplan
• Every point in the community is within 5 minutes of activity spaces

Location:
Dubailand – E611 / D54
Approximate drive times:
• 25 mins to Dubai International Airport
• 30 mins to Jumeirah Beach
• 30 mins to Burj Khalifa

Payment Plan:
• 60/40
• 10% down payment
• 4% DLD waiver

Current Pricing:
• 4BR: 10.9M AED | 692 sqm
• 5BR: 13.5M AED | 841 sqm
• 6BR: 17.8M AED | 881 sqm

The combination of:
• significantly lower PSF
• oversized plots/build-up areas
• limited supply
• strong developer reputation
• and Dubai expansion by Aldar
…makes Athlon one of the more interesting villa launches to analyze right now.

1. ⁠Aldar
The most well-known name in Abu Dhabi. They built much of the iconic places in Abu Dhabi (similar to Emaar in Dubai), W Hotel, Yas Plaza, much of Yas, Yas Mall, Aldar HQ (circular building in Raha), and the Saadiyat Cultural District. They lead the market, dictate its trajectory, and play the biggest role in developing Abu Dhabi. When off plans were going for 1,800/sqft last year in Yas, Aldar suddenly launched Yas Living at 2,200, and every developer launched at that price and higher. They dictate/move the market.

Pros: Top branding, highest resale liquidity, ideal for both end-users and investors, major influence on the market, proven and safe. When you invest in Aldar, you’re investing directly in the government’s plans - it’s almost fail-safe. Investors in AD historically made the most money with Aldar (Saadiyat). The safest investment out there.

Cons: Some projects’ price/sqfts don’t make much sense and launched at higher prices than better comparables. Prices always end up considerably higher than the stated starting prices for launches. Payment plans can be heavy at launch (65/35).

2. ⁠Modon
The new upcoming Aldar. Semi government development backed by ADQ. They focus on master communities, the whole Reem Hills/Maysan area, and Hudayriyat Island. They have major plans in Mina, Raha, Hudayriyat etc.

Pros: Impressive commercial developments portfolio, massive worldwide asset portfolio, easy construction linked payment plans, best price/sqfts, projects offering highest potential returns currently, best and most unique townhouse/villa communities. The best developer to put your money with currently and get serious appreciation (my opinion).

Cons: No residential development handed over yet, long handover time; smaller agencies/agents will have a tough time securing units with Modon at new launches (good for big agencies).

3. ⁠SAAS
Premium finishing, boutique developer. Known for top quality and premium interiors, Abu Dhabi’s own Elington or even Sobha. Every project they handed over has appreciated ridiculously after handover; investors who buy with SAAS always buy again. When developers were all selling at 700-800k, SAAS were selling at 1.5M and had more transactions.

Pros: High occupancy, high transaction liquidity, limited units allowing owners to demand high premiums, strong clientele/strong holding power. Best quality in Abu Dhabi, perfect track record.

Cons: Pricing is higher than average in their areas (high entry point), not operating in many areas YET (Reem and Maryah only). Tough to find many resale units for new buyers. Takes more time to find buyers (niche).

4. ⁠Bloom:
Reliable developer providing proving a solid range of communities, apartments, in many areas .

Pros: Deliver on-time or ahead of time, diverse options, solid in many aspects, variety of payment plans (some with post-handover). Established with many completed projects.

Cons: Many distress deals during construction (not suitable for short term flipping), their developments typically don’t stand out as the best in their areas, recent focus has only been on one development (bloom living).

5. ⁠Radiant

Pros: Very accessible for entry-level investors. Affordable pricing, well known name in Reem, modern apartments. Offers off plan offices (rare in Abu Dhabi).

Cons: High supply of similar apartment projects in the same area. There will be high investor competition in their projects. Contrast in layouts/prices can confuse investors (choose wisely).

6. ⁠Burtville Pros
Flexible payment plans, leading developer in Masdar, affordable pricing.

Cons: no project ready yet, repetitive branded project concept.

7. ⁠Reportage

Pros: Affordable pricing (with discounts), amazing and diverse locations, improving their projects recently. If you play it right, Reportage can make you serious profits.

Cons: Construction delays, overpriced without discounts, quality is generally weak, much of their inventory remaining, often raise concerns about SPA issues.

Note: Not every developer is included, especially ones with limited amount of launches.

Ahmad Sholi

Nationwide Properties LLC

Senior Sales Advisor

0504926606

Townhouses & golf villas are launching soon Hudayriyat. Any asset in this island is going to be a top investment in Abu Dhabi; and i’ve been saying this for well over a year. I’m going to try to explain Hudayriyat in ways I already haven’t.

The scale of Hudayriyat is massive & has never been seen before in the Middle East. Villas stacked on top of hills for beautiful landscaping, villas by the golf course for a high end lifestyle, actual international level sports infrastructure, tuscan style townhouses, multiple public & private beaches with clear water, multiple resorts with unique concepts, and much more.

The AD market showed us that you can build another tower, you can build another waterfront project, you can build another master community,

But replicating:
an island
with beaches
hills
sports mega infrastructure
low density
Clear identity
huge scale
future expansion capability
…is extremely difficult. This is why it’s never been done before in the UAE.

This isn’t just another residential project. The Island makes up 53% of Abu Dhabi Island. This is Modon’s first proper residential release; a semi government developer backed by ADQ taking such a massive land bank; priority was not maximizing profits.

The infrastructure cost is insane; roads, bridges, man made hills, sports infrastructure cost fortunes, and Modon provided investors with 40/60 payment plans (rare with semi government). Every project had massive sizes, the hills took two years to build before starting construction, Modon did not cut corners even in the smallest details. The Island was not built for quick profit, its being built to become the number 1 lifestyle destination in the Middle East.

In Q2 2026, Hudayriyat was the leading area for real estate transactions

Hudayriyat Island at AED 11.97B
Al Reem Island at AED 9.45B
Saadiyat Island at AED 8.8B
Yas Island at AED 5.5B

Hudayriyat had 0 launches in 2026…. The island is no longer speculation or “risky” — capital is already flowing there at the highest level in Abu Dhabi.

Hudayriyat has no ready units, yet pulled higher transactions values than the most established areas in Abu Dhabi. We’re still really early in terms of pricing. These signs point to appreciation exploding in the next 3-4 years.

Aldar is preparing to launch a new affordable villa & townhouse community in Abu Dhabi — Al Ghadeer Gardens 🌿

Very limited information is out so far, but here’s what we currently know:
🏡 Unit Types:
• 2BR Townhouses
• 3BR Townhouses
• 4BR Standalone Villas

💰 Expected Starting Prices:
• 2BR TH → Around AED 1.6M – 1.7M
• 3BR TH → Around AED 2.3M
• 4BR Standalone Villa → Around AED 3M
📍 Approx. 450 Units Total

This could become one of Aldar’s most affordable villa communities in the market, especially for buyers looking to enter Abu Dhabi’s villa segment at lower price points.

⚠️ Prices & details are NOT officially confirmed yet and may change upon launch.
For live updates, priority information, and availability:
📞 Ahmad Sholi
0504926606