Al Naseem Villas

About Al Naseem Villas

Al Naseem is the most traditional villa product on Hudayriyat Island and, for many buyers, the most appealing: four, five and six-bedroom standalone villas over ground plus one, each on a generous private plot, in a neighbourhood close to the island’s shore.

The architecture offers a genuine choice rather than a marketing one. There are two façade treatments — a warm, traditional South Californian style and a sleeker Modern Contemporary one with extensive glazing — and the choice changes how the house reads from the street and how much light reaches the interiors.

What to weigh. First, the price ladder. AED 7.8 million for four bedrooms, AED 9 million for five, AED 10 million for six. That is roughly AED 1.2 million per additional bedroom, which is steep at the bottom and reasonable at the top: the six-bedroom is the value in the range if you need the space.

Second, the size. The published figure for the five-bedroom is 587 sq m internal plus 195 sq m external — a large house by any standard, and the external area is what makes it work in this climate. Ask for the same breakdown on the four and six-bedroom types, because the internal area is what you pay for and the external area is what you use.

Third, the timing. The first phase hands over in Q4 2027, which is close enough to be credible and far enough that the island around you will still be a building site. Hudayriyat’s sports and leisure infrastructure is already open — Surf Abu Dhabi, the Velodrome, 321 Sports, Marsana — but the residential neighbourhoods are being finished in sequence.

Fourth, the community charge. A villa on an island masterplan pays for landscaping, security, beaches and shared facilities, and Hudayriyat carries more shared infrastructure than most. Ask for the per-square-foot estimate before you fall in love with the house.

Compiled November 2026 from Modon’s Al Naseem Community page (villa range, façades, the five-bedroom internal and external areas, the published starting prices by type, the 40/60 plan, the Q4 2027 first-phase handover and the amenity list) and the listing portal’s Al Naseem Villas record (entry price, handover, payment plan).

Homes, sizes and price

Modon publishes a starting price for each type and a size breakdown for the five-bedroom. The rest you will need to ask for.

The five-bedroom works out at roughly AED 15,300 per sq m on the internal area alone, or about AED 11,500 per sq m if you include the external area. That is competitive for a new freehold villa on an island masterplan, and it explains why the four-bedroom — presumably smaller — looks expensive per square metre at AED 7.8 million.

Ask for the four-bedroom size before comparing it with anything. If it comes in around 450 sq m internal, it is priced at AED 17,300 per sq m — a premium over the five-bedroom, which is unusual and worth negotiating.

Also ask which façade carries a premium. Builders often price one treatment higher; if the South Californian is the one you want, find out early whether it costs more and whether it is available on your plot.

Price and payment plan

Modon publishes a 40/60 plan on Al Naseem: 40% during construction and 60% on handover. The portal records a 10% booking, 30% construction, 60% handover split.

Sixty per cent at handover on a AED 7.8 million villa is roughly AED 4.7 million due in one payment. That is a mortgage conversation, and it is worth having it early: villa lending in Abu Dhabi is available but more conservative than apartment lending, particularly on off-plan purchases.

Ask whether the construction portion can be increased in exchange for a discount, and whether there are post-handover options. On a large villa the developer’s cash position and yours are often better served by a different split.

Amenities

The community amenities are a community centre, a gym, a swimming pool, pedestrian paths, cycle routes, a basketball court, schools and an outdoor play area — a family package rather than a resort one. That is appropriate: the resort is the island around it.

And the island is the real amenity. Within a short drive are Surf Abu Dhabi (the world’s largest man-made wave pool), 321 Sports, Marsana with its restaurants and beach promenade, Circuit X, the OCR park, 220 km of cycle tracks and the 2.25 million sq m urban park.

Modon explicitly markets that proximity, and it is the strongest argument for buying here rather than in a standalone villa compound. Ask how the beach is accessed from Al Naseem — on foot, by shuttle or by car — because “close to the shore” covers a range of distances.

Where it is

Al Naseem sits on Hudayriyat Island, the 51 million sq m masterplan off Abu Dhabi’s south-west coast, reached from the city by the Hudayriyat Bridge opposite Al Bateen. The island is being developed by Modon as a sports, leisure and residential district, and Al Naseem is one of its earlier residential neighbourhoods.

The connection to the city is good and the connection to the mainland is single. One bridge serves the whole island, and on event days — when Surf Abu Dhabi, the Velodrome or 321 Sports host a crowd — that matters. Anyone who has driven onto the island for a weekend event knows the queue; ask what traffic management is planned as the residential population grows towards the 30,000 the masterplan anticipates.

Within the island, Al Naseem is close to the leisure hubs. Sheikh Zayed Grand Mosque, Zayed International Airport and downtown Abu Dhabi are all a reasonable drive.

At a glance

• Four, five and six-bedroom standalone villas on Hudayriyat Island.
• Two façade styles: South Californian and Modern Contemporary.
• From AED 7.8m / AED 9m / AED 10m by type; five-bed is 587 sq m internal plus 195 sq m external.
• 40/60 plan, first phase handing over Q4 2027.
• Community centre, gym, pool, cycle routes, basketball, schools, play area.
• Minutes from Surf Abu Dhabi, 321 Sports, Marsana and the 2.25m sq m park.
• Freehold; Golden Visa eligible.

What we verify before you reserve

• Internal and external areas for the four and six-bedroom types.
• Which façade is available on your plot, and at what premium.
• The construction instalments and the delay clause in the SPA.
• The community service charge per square foot, itemised.
• Beach access and how far it is on foot.
• What is built around the plot today, and what is scheduled.
• The escrow account and project registration.
• Resale values for completed Hudayriyat villas.