Al Naseem | 6BR Al Hudayriat Island | At Cost (OP + 4% DLD) Below OP | Direct Park Facing — Landscap

• 6 Bedroom Contemporary Villa — Single Row, Park Facing, Abu Dhabi Housing Authority (ADHA), Al Hudayriat Island, Dubai, UAE — Single-row villa = neighbours only to one side — rare privacy in Abu Dhabi villa communities.
• 8,425 sqft BUA (782.68 sqm) | 3 Covered Parking | Semi-Furnished | Direct Park Facing — Landscaped Green Parkland | Ground Villa — Single Row
• Asking Price: AED 11,141,000 — AED 0 (At Cost (OP + 4% DLD)) below original price of AED 10,712,500; AED 1,359,000 below current market value of AED 12,500,000
• Payment status: 50% paid by seller (AED 5,570,500); buyer assumes remaining 50% (AED 5,570,500) at Q4 2026
• Handover: Q4 2026 | Al Hudayriat Island Abu Dhabi — ADHA-developed 4.7 sqkm beachfront island 8 minutes from Abu Dhabi corniche with only 164 Al Naseem villas

What is this Al Naseem 6BR deal in Al Hudayriat Island?

This is a verified motivated-seller distress listing at Al Naseem by Abu Dhabi Housing Authority (ADHA) in Al Hudayriat Island. The seller is exiting at AED 0 (At Cost (OP + 4% DLD)) below the original purchase price of AED 10,712,500, handing the incoming buyer AED 1,359,000 in immediate paper equity versus the current secondary market value of AED 12,500,000. At AED 1,322/sqft, this 8,425 sqft 6BR enters the Al Hudayriat Island market at a price that is AED 161/sqft below the current Al Hudayriat Island resale comparable of AED 1,483/sqft — a built-in discount of 10.9% from the moment of signing. Al Hudayriat Island recorded 800 DLD-registered residential transactions in 2025, up 65% year-on-year, confirming the depth of buyer liquidity that supports any future disposal.

The unit is positioned on Ground Villa — Single Row at Al Naseem, delivering Direct Park Facing — Landscaped Green Parkland. Semi-Furnished specification means the buyer benefits from the flexibility to finish the unit to their own specification while capitalising on the seller discount. Handover is scheduled for Q4 2026, with 50% of the original purchase price already paid by the seller. The buyer assumes only the remaining 50% (AED 5,570,500) at Q4 2026 handover — providing cashflow planning runway of 12 or more months between transfer and final payment.

The seller’s exit is driven by a genuine personal liquidity need — not a change in market outlook, developer delivery risk or asset-specific concern. Having committed AED 5,570,500 (50% of the original price) in capital, the seller is crystallising a zero-profit exit rather than holding through the remaining construction period to the Q4 2026 handover. For the buyer, this is an entry at AED 1,322/sqft against a Al Hudayriat Island resale market of AED 1,483/sqft and new off-plan launches pricing at AED 1,400/sqft — a simultaneous discount to both current resale and future replacement cost that cannot be achieved through any direct developer channel in Al Hudayriat Island today.

Al Naseem Al Hudayriat Island — Property Specifications

• Project: Al Naseem
• Developer: Modon Properties
• Community: Al Hudayriat Island, Dubai
• Unit Type: 6 Bedroom Contemporary Villa — Single Row, Park Facing
• BUA: 8,425 sqft (782.68 sqm)
• Bathrooms: 6
• Parking: 3 Covered Spaces
• Floor: Ground Villa — Single Row
• View: Direct Park Facing — Landscaped Green Parkland
• Furnishing: Semi-Furnished
• Handover: Q4 2026
• Ownership Type: Freehold — Open to All Nationalities
• Listing Reference: AL-NASEEM-HUDAYRIAT-ABU-DHABI-6BR-VILLA-DISTRESS-001

Payment Plan Breakdown — What the Buyer Takes Over

• 50% Already Paid by Seller: AED 5,570,500 — seller has paid 50% of the original purchase price of AED 10,712,500 to Abu Dhabi Housing Authority (ADHA) across multiple installments
• Buyer Transfer Payment to Seller (at MOU): AED 5,570,500 — buyer pays seller the agreed price minus the outstanding handover installment at MOU execution
• DLD Registration Fee (4% of Selling Price): AED 445,640 — mandatory property transfer fee paid by buyer directly to DLD at novation registration
• Developer NOC and Transfer Fee (Abu Dhabi Housing Authority (ADHA)): approx. AED 5,000–6,500 — standard developer No Objection Certificate and administrative fee
• 50% Final Installment — On Handover (Q4 2026): AED 5,570,500 — final payment due directly to Abu Dhabi Housing Authority (ADHA) at unit handover, assumed by buyer on novation
• TOTAL ALL-IN BUYER COST: AED 11,592,140 (purchase price AED 11,141,000 + DLD AED 445,640 + NOC approx.). Zero agent fee for buyer.

The transfer process works via a Abu Dhabi Housing Authority (ADHA)-approved novation: the seller is legally replaced on the original SPA by the new buyer with the developer’s written consent. The seller first obtains a No Objection Certificate from Abu Dhabi Housing Authority (ADHA) confirming no arrears or disputes; both parties execute an MOU with a 10% escrow deposit of AED 1,114,100; Abu Dhabi Housing Authority (ADHA), the seller and the buyer sign the novation SPA; the buyer registers at the Dubai Land Department and pays the 4% DLD fee of AED 445,640 directly. The buyer then assumes the final 50% installment of AED 5,570,500 due at Q4 2026 handover. DistressPropertyFinder.com coordinates the full process — from initial documentation review and NOC procurement through to DLD title registration.

Pricing Analysis — Why This is a Deal in 2026

• Original Purchase Price (OP): AED 10,712,500
• DLD Registration Fee (4%): AED 445,640
• Total Original Cost (OP + DLD): AED 11,158,140
• Seller’s Asking Price: AED 11,141,000
• Seller’s Loss vs OP: AED 0 (At Cost (OP + 4% DLD)) — genuine cash loss, not a paper adjustment
• Current Al Hudayriat Island Market Value: AED 12,500,000
• Buyer’s Day-One Unrealised Equity: AED 1,359,000 (12.2% of acquisition price)
• This Listing — Price per Sqft: AED 1,322/sqft
• Al Hudayriat Island Current Resale Market — Price per Sqft: AED 1,483/sqft (source: Al Hudayriat Island 6BR villa current market estimate)
• New Off-Plan Launches in Al Hudayriat Island (2025–2026): AED 1,400+/sqft
• Estimated Gross Rental Yield at Asking Price: 3.8%–5.2% p.a.
• Estimated Annual Rent (Mid-Range): AED 480,000/yr
• Estimated Annual Service Charge: AED 55,000/yr
• Total All-In Acquisition Cost (Price + DLD): AED 11,586,640
• Agent Fee for Buyer: Zero

At AED 1,322/sqft, this unit sits AED 161/sqft (10.9%) below the current Al Hudayriat Island secondary market average and AED 78/sqft below comparable new off-plan launches — meaning any buyer entering through a developer channel today would pay materially more for an equivalent Al Hudayriat Island address with a 2–3 year construction wait and no existing owner discount. At a gross rental yield of 4.3% on the mid-range annual rent estimate of AED 480,000, this unit provides AED 425,000/yr net of service charges on a day-one basis — before any capital appreciation across the Q4 2026 hold period is factored in.

Al Hudayriat Island Location — Why This Community Matters

Al Hudayriat Island is Abu Dhabi’s newest beachfront master-development — a 4.7 sq km island connected to the Abu Dhabi mainland by two new road bridges, positioned 8 minutes from Abu Dhabi’s central corniche. Modon Properties master plan designates the island for premium residential villas, luxury hospitality and public beach infrastructure. Al Naseem is ADHA’s flagship residential community with only 164 total units — one of Abu Dhabi’s most supply-constrained luxury addresses.

Al Hudayriat Island is connected to the Abu Dhabi mainland via the Hudayriat Bridge and Lulu Island Bridge. The Abu Dhabi Corniche is 8 minutes by road. Yas Island is 20 minutes; Abu Dhabi International Airport is 25 minutes. The island has dedicated cycling tracks, 10km of beach and a public waterfront promenade.

6BR luxury villas on Al Hudayriat Island command AED 400,000-600,000/yr in annual leases, with park-facing single-row units achieving the upper range. Abu Dhabi’s growing HNWI and diplomatic tenant pool (home to 200+ embassies) drives demand for premium island villas. At AED 11,141,000, a conservative AED 480,000/yr annual rent equates to 4.3% gross yield — lower than Dubai apartments but consistent with Abu Dhabi luxury villa benchmarks.

Al Hudayriat Island transaction volumes grew 65% in 2025, though from a low base of 800 transactions. The island’s scarcity (164 Al Naseem units vs. 45,000+ DAMAC Lagoons units) creates a fundamentally different supply-demand equation. Abu Dhabi’s ADHA backing provides institutional developer credibility. This at-cost sale (OP + 4%) offers entry to Abu Dhabi’s most prestigious new address without developer premium.

Al Hudayriat Island Distances & Connectivity

• Al Hudayriat Beach: 0.5 km — Pristine Island Beach
• Abu Dhabi Corniche: 8 km — Iconic Waterfront
• Abu Dhabi International Airport: 25 km — International Airport
• Yas Island: 20 km — Entertainment & F1 Circuit
• Saadiyat Island Cultural District: 15 km — Arts & Culture
• Abu Dhabi Mall: 10 km — Shopping
• Marina Mall Abu Dhabi: 10 km — Shopping
• Cleveland Clinic Abu Dhabi: 15 km — Premium Healthcare

Al Naseem — Building & Amenities

• Private Plot 10,047 sqft — Covered and Direct Access
• Contemporary Single-Row Villa — No Neighbours on 3 Sides
• Direct Parkland Frontage — Landscaped Green Park
• Private Garden with Outdoor Landscaping
• Swimming Pool Access (Community)
• Community Fitness Centre
• 24-Hour Security
• 3 Covered and Direct Parking Spaces
• Kids Play Area
• 10km of Island Beach (Public Access 100m)
• Cycling Tracks and Island Promenade
• Proximity to Abu Dhabi Corniche (8 Minutes)

Who Should Buy This Al Naseem 6BR in Al Hudayriat Island?

1. The Capital-Efficient Below-Market Investor: You have been tracking Al Hudayriat Island fundamentals and seeking a distress entry below current resale pricing. At AED 1,322/sqft versus market AED 1,483/sqft and new off-plan at AED 1,400/sqft, this unit provides AED 1,359,000 in day-one unrealised equity — a 12.2% immediate paper return. Abu Dhabi Housing Authority (ADHA)’s construction milestone system and RERA-regulated escrow account de-risk the Q4 2026 handover. At a conservative AED 480,000/yr annual rent post-handover, gross yield of 4.3% compares favourably with European prime residential at 2-4%.
2. The End-User Buyer or Lifestyle Purchaser: You are currently renting in Al Hudayriat Island or a neighbouring community and want to own rather than lease. Typical 6BR rents in Al Hudayriat Island range from AED 420,000 to AED 580,000/yr — equating to a mortgage-equivalent buy decision. At AED 11,586,640/yr all-in (including DLD, zero agent fee), ownership of a 8,425 sqft Semi-Furnished 6BR with Direct Park Facing — Landscaped Green Parkland delivers both lifestyle value and equity accumulation that renting cannot replicate. Handover in Q4 2026 aligns with most standard lease renewal cycles, enabling a seamless transition from tenant to owner.
3. The Portfolio Diversifier and Institutional Acquirer: You already hold property in a mature Dubai sub-market and are seeking a high-conviction, below-replacement-cost position in Al Hudayriat Island to diversify your income base. Abu Dhabi Housing Authority (ADHA)’s brand provides institutional-quality exit liquidity at any future disposal — secondary buyers recognise the developer premium and price accordingly. The AED 1,359,000 built-in equity provides a meaningful margin of safety against short-term market softening, while the semi-furnished specification allows cost-controlled customisation with the discount providing the capex budget. Al Hudayriat Island’s 800 annual transactions (2025) confirm strong liquidity depth for a future exit at any timeline.

How to Acquire This Al Naseem Unit — Step by Step

1. Express Interest (Day 0): Contact DistressPropertyFinder.com quoting listing reference AL-NASEEM-HUDAYRIAT-ABU-DHABI-6BR-VILLA-DISTRESS-001. We share full SPA, all payment receipts (AED 5,570,500 confirmed to Abu Dhabi Housing Authority (ADHA)), unit floor plan and title deed extract within 24 hours.
2. Documentation Review (Day 1–3): Examine the original SPA with Modon Properties, DLD registration certificate, all installment payment receipts, and current building progress report. Independent legal review via a UAE-registered conveyancer is recommended.
3. Sign MOU — Form F (Day 3–7): Execute the Memorandum of Understanding with the seller. A 10% deposit of AED 1,114,100 is held by a DLD-registered trustee in escrow pending NOC.
4. Obtain Abu Dhabi Housing Authority (ADHA) NOC (Day 7–17): DistressPropertyFinder.com submits the novation application to Abu Dhabi Housing Authority (ADHA). NOC is typically issued within 5–10 business days. Developer NOC and transfer fee of approximately AED 5,000–6,500 applies.
5. Execute Novation SPA (Day 15–20): Abu Dhabi Housing Authority (ADHA), the seller and the buyer sign the novation SPA. The buyer is now the registered purchaser on the Abu Dhabi Housing Authority (ADHA) SPA for the remaining 50% at Q4 2026 handover..
6. Dubai Land Department Registration (Day 17–22): Both parties attend DLD (or authorise a licensed registered agent). Buyer pays DLD registration fee of AED 445,640 (4% of selling price) directly to DLD. Title deed issued: 1–3 business days.
7. Final Payment to Seller (Day 17–22): Buyer pays AED 5,570,500 to the seller at DLD registration. MOU escrow deposit is credited against this amount.
8. Monitor Construction and Prepare for Handover (Post-Transfer): Buyer monitors Abu Dhabi Housing Authority (ADHA) construction updates and prepares AED 5,570,500 (50%) for Q4 2026 handover. DistressPropertyFinder.com manages the full process from MOU to title deed.

Frequently Asked Questions — Al Naseem Distress Sale

Why is the seller selling at cost?

The seller is exiting at exact cost (OP + 4% DLD), absorbing zero profit on capital invested due to a genuine personal liquidity need that has arisen independent of any market or property-specific concern. Having committed AED 5,570,500 (50% of the original price) to Abu Dhabi Housing Authority (ADHA) across multiple installments, the seller prefers to crystallise a zero-profit exit now rather than wait through the remaining obligations. Full SPA, all installment payment receipts, and unit documentation are available to verified buyers via DistressPropertyFinder.com.

What does “distress sale” mean exactly in this context?

This is an at-cost motivated-seller transfer: the seller is exiting at exactly what they paid — OP + 4% DLD — absorbing zero profit on a multi-year capital holding. The buyer benefits from market appreciation of AED 1,359,000 between the seller’s original acquisition and today’s secondary market value without having to wait for that appreciation. The buyer acquires at AED 1,322/sqft against a current Al Hudayriat Island resale market of AED 1,483/sqft and new off-plan launches at AED 1,400/sqft — a below-replacement-cost entry position that no direct developer channel in Al Hudayriat Island can match today.

How does the payment plan novation work in Dubai?

A novation in Dubai legally replaces the original SPA buyer with a new buyer, with the developer’s written consent. The process: (1) seller obtains NOC from Abu Dhabi Housing Authority (ADHA) confirming no payment arrears; (2) both parties execute MOU with 10% escrow deposit (AED 1,114,100); (3) Abu Dhabi Housing Authority (ADHA), seller and buyer sign novation SPA; (4) buyer registers at DLD and pays 4% fee (AED 445,640); (5) buyer assumes final 50% (AED 5,570,500) at Q4 2026 handover. DistressPropertyFinder.com manages all steps including NOC procurement, legal review, escrow and DLD registration.

Is Al Naseem a good investment for 2026–2026?

At AED 1,322/sqft — 10.9% below Al Hudayriat Island current resale market AED 1,483/sqft — this unit offers AED 1,359,000 in day-one equity with a gross rental yield estimate of 4.3% at the mid-range annual rent of AED 480,000. Al Hudayriat Island DLD transactions grew 65% year-on-year in 2025 to 800 annual transactions, confirming institutional liquidity depth. Abu Dhabi Housing Authority (ADHA)’s portfolio track record — with a history of on-schedule delivery across comparable projects — de-risks this investment’s execution. New off-plan launches in Al Hudayriat Island at AED 1,400/sqft confirm that this distress acquisition is below the cost of replacement — a position that structurally supports long-term price stability.

What is the expected rental income from a 6BR in Al Hudayriat Island?

A 6BR apartment in Al Hudayriat Island with Direct Park Facing — Landscaped Green Parkland currently achieves AED 420,000–AED 580,000 per year in annual Ejari-registered leases, based on 2025–2026 active listing and transaction data. Semi-Furnished specification adds a 15–20% premium over unfurnished comparable units. At the AED 11,141,000 acquisition price, the mid-range annual rent of AED 480,000 equates to a gross rental yield of 4.3% before service charges of approximately AED 55,000/yr — delivering a net yield of approximately 3.8%. The captive tenant profile in Al Hudayriat Island — high-income waterfront lifestyle seekers — supports structurally low vacancy rates.

What are the total upfront costs for the buyer?

Total buyer costs at transfer are: transfer amount to seller AED 5,570,500; DLD registration fee AED 445,640 (4%); developer NOC and transfer fee approx. AED 5,000–6,500. Total immediate outlay approx. AED 6,021,640. The remaining 50% (AED 5,570,500) is due at Q4 2026 handover — providing 9-12 months of cashflow planning time between transfer and final payment. Agent fee for the buyer is zero — DistressPropertyFinder.com is compensated exclusively by the seller. Total all-in acquisition cost including DLD: AED 11,586,640.

How does Al Hudayriat Island compare to Downtown Dubai as an investment?

Al Hudayriat Island offers comparable versus Downtown Dubai’s 5.0–5.5% gross yield, at a significantly lower entry price of AED 1,322/sqft versus Downtown’s AED 3,800–4,800/sqft for comparable apartments. While Downtown is the world’s most recognised luxury brand address and provides unmatched long-term institutional exit liquidity, Al Hudayriat Island is in an active appreciation phase supported by 65% YoY transaction growth and AED 1,400/sqft new off-plan pricing, confirming early-mover investors are acquiring below replacement cost today. Crucially, this specific distress listing at AED 1,322/sqft provides an asymmetric entry where the AED 1,359,000 built-in market discount creates a margin of safety that Downtown purchasers at AED 3,800–4,800/sqft simply do not have.

How quickly can this transaction be completed?

An off-plan novation for a Abu Dhabi Housing Authority (ADHA) unit typically closes in 3–6 weeks from MOU signing. Critical path: Abu Dhabi Housing Authority (ADHA) NOC (5–10 business days); novation SPA execution (1–3 business days); DLD registration (1–3 business days). Buyers should be prepared to pay the transfer amount and DLD fees within 21–30 days of MOU. The final handover balance of AED 5,570,500 is due at Q4 2026 — well beyond the transfer completion date. DistressPropertyFinder.com has established relationships with Abu Dhabi Housing Authority (ADHA)’s NOC and developer services team, ensuring no administrative delays on this time-sensitive listing. All documentation — SPA, receipts, floor plan, title extract — is available for immediate review upon enquiry. Reference: AL-NASEEM-HUDAYRIAT-ABU-DHABI-6BR-VILLA-DISTRESS-001.