A simple stress-test of Hudayriyat Golf Estates.

Looking at what still holds value in a slower scenario — and what drives upside if the masterplan continues to mature toward 2030 📈🏝️

Not a highly edited video — just a clear breakdown of the fundamentals and positioning 🎯

EOIs are now open 🔓
As mentioned, as a top 3 brokerage partner of Modon, we are able to register clients with priority access ahead of general EOI allocation.

For more details, feel free to DM or WhatsApp | Dr Burhan — 056 726 740

Wishing the best of luck to everyone hoping to secure a unit.

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

The same capital you’d typically deploy for a 1-bedroom elsewhere now places you in a branded 2-bedroom in the heart of Reem 🏙️

This is not just a step up in space, but a repositioning into a stronger asset class with better long-term upside, demand resilience, and end-user appeal 📈

This market rewards structure, not emotion. Strategic investment is about recognizing opportunity and using current flexibility to move into stronger assets at the same entry point.

Interested investors, feel free to get in touch
Dr Burhan | WhatsApp 056 726 7407

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

According to recent data published by Emarat Al Youm, construction material prices in the UAE have increased sharply through the end of April 2026.

Construction Material Price Increases:

Steel (Rebar):
AED 2,150 → AED 3,000 / ton

Cement:
AED 11 → AED 15 / bag

Normal Concrete:
AED 220 → AED 335 / m³

Reinforced Concrete:
AED 260 → AED 380 / m³

Admixtures (Pumps):
AED 11 → AED 25 / m³

Hollow Blocks:
AED 2.8 → AED 4.4 / block

Thermal Blocks:
AED 5.2 → AED 6.8 / block

Black Sand:
AED 950 → AED 1,350 / truck

White Sand:
AED 1,000 → AED 1,400 / truck

These are not minor fluctuations!!!

They represent a major shift in the actual cost of building across the UAE market.

We all have the question now…. Why has the off-plan prices not moved yet?

Most developers are still operating under previously secured supply contracts. That means many current off-plan prices are still based on older construction costs, not today’s market reality.

But those contracts will eventually expire.

Once developers begin pricing projects based on the new cost structure, the market will adjust for sure!!

So if we think logically… what is going to happen next? The most likely outcomes are:
• New launches will enter the market at noticeably higher prices

• Projects close to handover may experience margin pressure

• Developers may look for indirect ways to transfer rising costs into the final product

• The pricing gap between today’s units and tomorrow’s replacement cost will continue shrinking

What does this mean for buyers?

If you are entering the off-plan market today, there is still a possibility of securing units before the full repricing cycle begins.

However, the market is moving towards a new cost baseline.

Once pricing catches up with construction inputs, today’s numbers may look very different compared to the current pricing stats.

The “affordable phase” of UAE real estate may not last as long as many expect….

Knowing this has pressured many investors to make their investment moves NOW.

• Single Row Unit
• BUA: 4,300 sq.ft | Plot: 4,950 sq.ft
• 5m Elevation | Naseem Community View

• Original Price: AED 7.378M
• Selling Price: AED 7.378M
• 40/60 Payment Plan | 20% on Transfer

Interested buyers can get in touch.
Dr. Burhan WhatsApp 0567267407

Recently I broke down why Dubai and Abu Dhabi are merging, today we zoom in on one of the secrets of the Abu Dhabi market.

Everywhere developers are building real estate, the government builds Assets. This is one of the secret formulas how Abu Dhabi real estate market is being controlled. And right now…. I’m going to explain this to you how. 

Let’s take Yas Island and Saadiyat in Abu Dhabi as an example.

Yas Island is a global powerhouse. The government aligns every project with their 2030 vision. To stabilise and grow the market in the most controlling way possible, they don't just build houses; they build reasons to stay or invest heavily.  

As the developers are building the houses, apartments, mansions and buildings, the government is supporting this as much as possible. Simply by building major organised assets. In Yas Island you’ll find:

• Etihad Arena & Ferrari World (Established)
• Disney Abu Dhabi (Announced, opening targeted for 2030s)  
• The Sphere   
• Warner Bros & SeaWorld  
• F1 Marina Circuit
• Yas Mall

We all know that every locations in Abu Dhabi has its theme. As Yas Island is the Entertainment hub Saadiyat is the cultural districts. Here you’ll find also multiple assets like: 

• Guggenheim & Zayed National Museum
• teamLab Phenomena & Natural History Museum
• The Louvre

Now we know that these assets are being build and is directly connected with the increase of any property value. Let’s look into the numbers. Because if there is no demand the supply will fall. 

In 2025, a projected 128,000 millionaires will relocate globally, with the UAE ranking as the #1 destination. (Henley & Partners)

But how many moved towards the UAE? In 2025  9,800 millionaires moved to the UAE recently. Even if only 30% (2940 millionaires)choose Abu Dhabi, that’s a massive concentration of wealth. -> these people want to be living in multiple bedroom apartments, penthouses, townhouses, villas or even mansions. 

in a year the population in Abu Dhabi jumped from 3.8M to 4.1M people which is equal to a 7.5% increase. That’s 300,000 new people.  

Let’s assume these 300K people are families of 5, we need at least 60.000 new family homes (Villas/3BHKs). (Even if only half arrived as families, that's 30,000 homes needed.)

Between 2022 and 2025, residential supply in the Abu Dhabi Emirate grew by an average of only 2.7% annually. As of December 2025, the total residential stock reached approximately 401,000 units, with only 9,000 new units added in the final year of that period, while population grew 7.5% in a single year alone, housing supply only managed 2.7% annual growth over three years.

And that's the total supply, not even counting the acute shortage of Villas and larger family units (3, 4, 5, 6+ bedrooms) that high-net-worth buyers actually want.

it’s clearly mathematically locked. With occupancy rate hitting 96%, there is no 'buffer' left. Every new family arriving in Abu Dhabi is now fighting over the same 4% of vacant space. 

We all know Abu Dhabi is family-oriented, yet the supply is nowhere near the population growth. This is how the UAE government CONTROLS the market. By limiting supply while pumping billions into world-class assets, they've made the risk near 0%.

Appreciation isn't a guess here; it's the result of a calculated shortage. 🇦🇪

(I track this market daily. Happy to point you in the right direction.)

🏡 2 Bed TH from AED 1.7M | 1,650 sq.ft
🏡 3 Bed TH from AED 2.2M | 2,150 sq.ft
🏡 4 Bed Villas from AED 3 M | 2,700 sq.ft
Payment Plan 55/45 | 5% DP

✔️ Master-planned green community
✔️ Strong family-focused lifestyle
🌿 Limited collection of ~450 residences

📈 Expected rental yield: 6.5–7%

✅Best suited for:
• Yield-focused investors
• Buyers prioritising stable monthly rental income
• Ideal for long-term hold (6+ years)

❌Not suitable for buyers expecting quick flips or aggressive short-term gains.

Demand Driver:

• Al Maktoum International Airport (DWC) expansion
→ Planned as one of the world’s largest airports with a long-term capacity of up to ~260 million passengers annually, transforming Dubai’s aviation hub from DXB to the south of the city.

• Dubai South master development
→ A 145 km² integrated city designed to house approximately ~1 million residents and ~500,000 jobs, built around aviation, logistics, free zones, and residential communities.

• Expo City Dubai ecosystem
→ Evolving from Expo 2020 into a long-term sustainable business, innovation, and residential district, attracting corporates, talent, and ongoing economic activity.

→ Together, these three pillars form a major government-backed growth corridor, driving sustained job creation, population inflow, and long-term residential demand in surrounding communities.

Will have 1 priority booking slot available for 18th May for a serious buyer.
Get in touch for more project details
Dr Burhan | WhatsApp 056 726 7407

Explore www.proprobin.com

You also can explore few virtual tours, those tours are purely Google map based AI guided investment insights - just an attempt, we are improving every day.

Let us know your feedback.

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

Selling my spacious 2-bedroom apartment in Al Zeina — deal directly with the owner.

Details:

Price: 3.3M AED

Size: 173 sqm

2 Bedrooms

Separate kitchen

Study area

Large balcony with partial sea view

The layout is open and practical. The balcony is a highlight — perfect for relaxing with a sea breeze.

Serious buyers only. DM for more details or to arrange a viewing.

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