DISTRESS DEAL | Al Naseem | 5BR Hudayriyat Island | AED 700K Below Market | Modon

• Unit: 5-Bedroom Modern Contemporary Single-Row Villa — Al Naseem Community by Modon Properties, Hudayriyat Island, Abu Dhabi, UAE
• BUA: 6,028 sq ft (560 sqm) | Plot: 10,010 sq ft (930 sqm) | 2 Covered Parking Spaces | Private Pool
• Asking Price: AED 9,300,000 (at Original Developer Price) | Current market comparables: AED 10,000,000 | Saving: AED 700,000 (7.0%)
• Payment Status: Fully Transferable — 20% already paid by seller; buyer steps into the remaining Modon construction and handover schedule | Handover: Q4 2026
• Key USP: Single-row villa position with open island and Arabian Gulf outlook; freehold for all nationalities; acquired at a price point the open resale market has already moved 7% above

What Is This Al Naseem 5BR Deal on Hudayriyat Island?

This 5BR Al Naseem Hudayriyat Island for sale is offered at AED 9,300,000 — the exact original developer price paid at launch — at a time when newer comparable 5-bedroom units within the same Al Naseem community on Hudayriyat Island are transacting in the secondary market at AED 10,000,000. That AED 700,000 gap is not a projected gain; it is an immediately verifiable position based on actual recent sales data from the same project. The seller purchased at the Modon Properties launch round and is executing an early exit, handing the next buyer an entry at launch cost in a market that has demonstrably moved past it. The unit is a single-row villa — meaning no other residential structure sits in front of this villa to obstruct the view corridor. The outlook is open across the Al Naseem community toward the island waterfront and the Arabian Gulf beyond. The facade is Modern Contemporary: white stucco cladding, dark metal window trims, expansive glazing on both floors, an open-plan ground-floor living and kitchen zone, and a first-floor bedroom cluster. The BUA is 6,028 sq ft (560 sqm) across two floors, set within a 930 sqm (10,010 sq ft) plot. The plot includes a private garden, covered terrace with pergola for outdoor dining, a private swimming pool, and two covered parking bays accessed directly from the villa. The Modon Properties payment plan is fully transferable to the incoming buyer. The original purchaser has paid 20% of the AED 9,300,000 purchase price (AED 1,860,000) to Modon. On transfer, the buyer reimburses this 20% to the seller and is then registered as the unit holder in Modon's system, inheriting the remaining construction milestone payments and the final 40% due on handover in Q4 2026. This is a genuine off-plan distress deal — the buyer is not paying a secondary market premium; they are stepping in at launch pricing while the surrounding market has moved on.

Al Naseem Hudayriyat Island — Property Specifications

• Asking Price: AED 9,300,000
• Comparable Market Price (Newer 5BR): AED 10,000,000
• Saving vs. Current Market: AED 700,000 (7.0%)
• Price Per Sq Ft: AED 1,543
• Property Type: 5-Bedroom Villa
• Facade Style: Modern Contemporary
• Villa Configuration: Single Row
• Developer: Modon Properties
• Project: Al Naseem Community
• Community / Area: Hudayriyat Island, Abu Dhabi, UAE
• BUA (Built-Up Area): 6,028 sq ft (560 sqm)
• Plot Size: 10,010 sq ft (930 sqm)
• Bedrooms: 5
• Bathrooms: 6
• Parking: 2 Covered Spaces
• Villa Layout: Ground + First Floor (G+1)
• View: Island and Arabian Gulf View
• Furnishing: Unfurnished
• Handover Date: Q4 2026
• Ownership Type: Freehold (All Nationalities)
• Payment Status: Transferable — 20% Paid
• Abu Dhabi Registration Fee: 2% (AED 186,000)
• Service Charge (Est.): AED 15–20 per sq ft per year
• Listing Reference: NASEEM-HI-5BR-001
• Agent Fee for Buyer: 2% + VAT

Payment Plan — What the Buyer Steps Into

• Original Developer Price (OP): AED 9,300,000
• Selling Price: AED 9,300,000 (at OP — no secondary premium)
• Transfer Payment (20% already paid): AED 1,860,000 — paid to the seller at SPA signing to reimburse what they have paid to Modon
• Remaining Construction Milestones (~40%): ~AED 3,720,000 — paid directly to Modon Properties per their construction schedule
• On Handover (40%): AED 3,720,000 — due Q4 2026 on key collection from Modon
• Abu Dhabi Registration Fee (2%): AED 186,000
• Trustee / Conveyancing (Est.): ~AED 4,000
• Buyer Agent Fee (2% + VAT): ~AED 195,300
• Indicative Total All-In Cost: ~AED 9,685,300

The acquisition process works as follows. Once buyer and seller agree terms, a Memorandum of Understanding (MOU) is signed and a 10% good-faith deposit is held in escrow. Modon Properties then issues a No Objection Certificate (NOC) confirming the transfer is permitted under the existing payment plan — this typically takes 5–10 working days. The buyer pays the 20% reimbursement (AED 1,860,000) to the seller upon receipt of the NOC. Both parties then proceed to the Abu Dhabi Land Department (ADLD) for formal registration. Note: Abu Dhabi applies a 2% registration fee versus Dubai's 4% DLD fee, which reduces the entry cost by AED 186,000 relative to a comparable Dubai transaction at this price point. The buyer is then registered with Modon Properties as the new unit holder and continues the payment schedule through to Q4 2026 handover.

Pricing Analysis — Why This Is a Deal in 2026

• OP vs. Selling Price: AED 9,300,000 vs. AED 9,300,000 — buyer pays no secondary market premium over the original developer price
• Discount vs. Current Market Comparables: AED 700,000 / 7.0% below current 5-bedroom transactions in Al Naseem
• Price Per Sq Ft: AED 1,543 — vs. newer comparable Al Naseem 5BR units at AED 1,660–1,780 per sq ft
• Hudayriyat Island 2025 Residential Transaction Value: ~AED 12.5 billion — ranked 2nd emirate-wide by sales value in Abu Dhabi
• Al Naseem Price Per Sqm Range: AED 9,000–33,000 per sqm depending on plot position and project (ADREC 2025 data)
• Projected Gross Rental Yield: 6–8% per annum (villa segment, Hudayriyat Island)
• Capital Appreciation Precedent: Early Nawayef buyers on the same island achieved 30–45% appreciation by 2024–2025

Hudayriyat Island villa investment at AED 9.3M is not a speculative bet — it is a secondary market entry at original cost in a sub-market that has demonstrably re-priced above that level. Abu Dhabi's ADREC data confirms Hudayriyat Island ranked second emirate-wide by residential transaction value in 2025, generating ~AED 12.5 billion across Al Naseem, Nawayef East, and Bashayer from essentially zero prior sales history. Al Naseem is one of the three projects that built that number. The island's villa-led development pipeline (2,776 additional units through 2030, of which 2,240 are villas) maintains a structural supply constraint around single-row premium product. The buyer here inherits a unit at a price already below the current secondary bid, in a community where the infrastructure — surf park, velodrome, beach club, adventure park — is operational and driving sustained demand.

Hudayriyat Island — Location and Why It Matters

Hudayriyat Island is positioned off the southwest coast of Abu Dhabi city, connected to the mainland by the Hudayriyat Bridge. The island sits 3.2 km from Al Bateen Beach on the mainland coastline, 12.5 km from Al Wahda Mall, 14 km from the Abu Dhabi Corniche, and 28 km from Zayed International Airport (AUH) — approximately 25 minutes by car. The commute to Abu Dhabi's central business and government district runs 15–20 minutes in normal traffic, making it a viable primary residence location for senior executives, government officials, and well-resourced families who require both proximity to the capital and a degree of separation from it. What distinguishes Hudayriyat Island from other Abu Dhabi residential areas is the scale and quality of the public leisure infrastructure that is already operational. Surf Abu Dhabi, 0.8 km from Al Naseem, is one of the world's largest artificial surf parks. The Velodrome Abu Dhabi hosts international cycling events. Circuit X Adventure Park provides zip-lining, rock climbing, and off-road experiences. Marsana Beach and the island's Aqua Park draw daily visitor traffic from across Abu Dhabi, creating a community atmosphere that most new master-planned developments take years to build. For a landlord, this visitor density translates into a tenant pool that includes short-stay holiday renters, corporate relocatees, and long-term family tenants, all competing for limited villa supply. Al Naseem sits on the central plateau of Hudayriyat Island, within a gated residential perimeter. Modon Properties controls the entire island masterplan, which means there is no speculative infill by third-party developers that could compromise street-level quality or alter view corridors. Single-row villas in Al Naseem benefit from separation between villa clusters — private garden-to-garden spacing — which is a specification that becomes increasingly rare and premium-priced as communities mature. The Modern Contemporary facade of this specific unit, with its clean lines, floor-to-ceiling glass, and covered pergola terracing, is one of two facade types available within Al Naseem, and in current resale activity it is the more sought-after of the two.

Hudayriyat Island — Distances and Connectivity

• Hudayriyat Beach (on-island): 0.5 km — 2-minute walk or 1-minute drive
• Surf Abu Dhabi Wave Park: 0.8 km — 3-minute drive
• Circuit X Adventure Park: 1.0 km — 3-minute drive
• Al Bateen Beach: 3.2 km — 7-minute drive
• Al Wahda Mall: 12.5 km — 15-minute drive
• Abu Dhabi Corniche: 14.0 km — 18-minute drive
• Emirates Palace Hotel: 15.0 km — 20-minute drive
• Burjeel Hospital Abu Dhabi: 18.0 km — 22-minute drive
• Zayed International Airport (AUH): 28.0 km — 25-minute drive
• Yas Island (Yas Mall, Ferrari World, Yas Marina): 34.0 km — 30-minute drive

Al Naseem — Community and Villa Amenities

• Private swimming pool within the villa plot — included as standard for all Al Naseem 5-bedroom units
• Private landscaped garden with pergola structure and shaded outdoor dining terrace
• Two-car covered garage with direct villa access from the parking bay
• Built-in wardrobes throughout all five bedrooms
• Country club with fully equipped gymnasium, treatment rooms, and spa facilities
• Community temperature-controlled swimming pool
• Children's pool and toddlers' splash area within the Al Naseem cluster
• 220 km island-wide cycling and jogging track network — direct pedestrian and cycle access from the villa
• Hudayriyat Beach access — 0.5 km walk from Al Naseem, with clean sand and Arabian Gulf frontage
• Surf Abu Dhabi wave park — 0.8 km from the villa gate, operational since October 2024
• Community mosque within the Al Naseem residential boundary
• Gated community entrance with 24-hour security and access control
• Boutique retail promenade, cafes, and restaurants on the Hudayriyat Island waterfront
• School catchment and healthcare clinics within the island masterplan
• Landscaped community parks and green buffer zones between villa clusters

Who Should Buy This Al Naseem 5BR on Hudayriyat Island?

1. Capital Appreciation Investor: Hudayriyat Island generated AED 12.5 billion in 2025 residential transactions and ranked second emirate-wide in Abu Dhabi by sales value — from a near-zero base. Early Nawayef phase buyers (2020–2022) saw 30–45% capital appreciation by 2024–2025 as the island's infrastructure delivered and demand compounded. This Al Naseem unit is available at AED 9.3M — the 2025 developer launch price — while resale comparables sit at AED 10M. The buyer enters with an immediate 7% equity position and an 8-month runway to handover in Q4 2026, at which point the unit becomes rentable and the capital clock formally starts. Freehold ownership for all nationalities and Abu Dhabi's 2% registration fee (half of Dubai's 4%) reduce the total cost of entry and improve the return profile on exit.
2. Holiday Home and Short-Stay Investor: Hudayriyat Island's leisure ecosystem — surf park, velodrome, adventure park, beach clubs, dining promenade — is operational and generating year-round visitor traffic from Abu Dhabi residents and UAE-wide visitors. A furnished 5-bedroom villa with private pool and garden in Al Naseem can command AED 30,000–55,000 per month in the short-stay holiday rental market, particularly during school holiday periods, international sporting events on the island, and the UAE winter season (November–March). Abu Dhabi's short-term rental regulatory framework is evolving to support this segment, and the island's destination positioning — rather than being a residential suburb — sustains occupancy rates independent of corporate relocation cycles.
3. Long-Stay Tenant Play: Abu Dhabi's expatriate population grew 7.5% in 2024 to approximately 4.2 million residents, with occupied housing units growing at 6.6% against 2.8% supply growth — a structural demand-supply gap that supports rental pricing power. Senior corporate executives, diplomats, senior government officials, and large family groups consistently target secured island villa formats for 2–3 year tenancies. An Al Naseem 5-bedroom villa of this size, in a gated Modon community with private pool and beach access, is a credible target for AED 550,000–700,000 annual rent, generating a gross yield of 5.9–7.5% on the AED 9.3M cost base. The long-stay tenant profile also reduces management burden relative to short-stay holiday rental, making this an appropriate vehicle for investors who want passive income with a long-term appreciation position running in parallel.

How to Acquire This Unit — Step by Step

1. Initial Enquiry: WhatsApp the DistressPropertyFinder.com team quoting listing reference NASEEM-HI-5BR-001. A full deal brief, floor plan, Modon payment schedule, and comparable sales evidence will be shared within 24 hours.
2. Due Diligence: Verify the unit's registration status with the Abu Dhabi Land Department (ADLD) and request sight of the original Modon SPA confirming the 20% payment receipt. This can be completed remotely for international buyers.
3. Offer and MOU: Submit an offer. Once agreed, a Memorandum of Understanding (MOU) is signed by both buyer and seller, and a 10% good-faith deposit is held in escrow by a regulated conveyancer.
4. NOC from Modon Properties: The seller applies for a No Objection Certificate (NOC) from Modon Properties confirming the transfer is approved under the existing payment plan. Standard NOC timeline: 5–10 working days from application.
5. Transfer Payment: On receipt of the NOC, the buyer pays the 20% reimbursement (AED 1,860,000) to the seller. This is the sum the seller originally paid to Modon Properties and the amount required to execute the plan transfer.
6. ADLD Registration: Both parties (or their legal representatives via Power of Attorney) attend the Abu Dhabi Land Department to execute the formal transfer. The 2% registration fee (AED 186,000) is paid at this stage.
7. Modon Records Updated: Modon Properties updates their payment plan records to reflect the new unit holder. The buyer receives the updated payment schedule and begins making remaining construction milestone payments directly to Modon.
8. Handover (Q4 2026): On project completion, Modon delivers the villa. The buyer pays the final 40% balance (AED 3,720,000) and receives keys and title deed. Every step of this process is verified and supported by DistressPropertyFinder.com.

Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.