Bashayer Residences

About Bashayer Residences

Bashayer is Modon’s waterfront neighbourhood on the north side of Hudayriyat Island, split into two products: villas on the water and Bashayer Residences, a collection of one to four-bedroom apartments, townhomes and penthouses in low-rise buildings looking across the island towards the Abu Dhabi skyline.

The architectural idea is a modern coastal village: white rendered blocks, deep balconies, floor-to-ceiling glazing and a waterfront promenade. It is the most conventionally “Dubai marina” product Modon sells in Abu Dhabi, and it is aimed at buyers who want water and skyline rather than golf or hills.

What to weigh. First, availability. The final phase sold out in one day in July 2026 — roughly AED 1.25 billion of sales in a single session. That tells you two things: the product is popular, and you are no longer buying from the developer at launch prices. Every conversation now is about resale, assignment or a future release.

Second, the price. At a one-bedroom average of AED 2.5 million and 81–94 sq m, Bashayer Residences is roughly AED 26,000–30,000 per sq m — a premium over Reem Island towers and over Muheira, and the highest per-square-metre price for an apartment in Modon’s Abu Dhabi portfolio. You are paying for water and for scarcity.

Third, the handover. Q2 2030 for the apartments, with the villas at Q1 2030. That is four years away, which is long for a purchased resale: you are carrying a contract, not a flat.

Fourth, the product mix. Apartments, townhomes and penthouses in the same building cluster is unusual, and the 2-bedroom townhomes and 4-bedroom townhomes give family buyers a low-rise option without leaving the apartments’ amenity. Ask which building each sits in — the townhomes are the more interesting buy.

Compiled November 2026 from Modon’s Bashayer page (the residences’ unit types, sizes and average prices by type, the 50/50 plan with a 5% down payment, the Q2 2030 apartment handover and the amenity list), from Modon’s 17 July 2026 announcement that the final phase sold out in one day with about AED 1.25 billion in sales, and from the listing portal’s Bashayer Residences record (entry price, handover field, payment plan).

Homes, sizes and price

Modon publishes a full factsheet for this one — sizes and average prices by type. It is the most transparent data in the portfolio, and it makes the premium easy to see.

The one-bedroom is the outlier: at AED 28,700 per sq m it is roughly 50% more expensive per square metre than the two-bedroom, and it is the product most likely to have been bought by investors chasing a rental yield. The larger apartments and the townhomes are the value in the building.

If you are buying resale, work from the per-square-metre figure rather than the sticker price, and compare it with a Muheira three-bedroom at about AED 20,000 per sq m. If Bashayer is asking a 30% premium, ask what the water view is worth in rent — then check the rent.

The four-bedroom townhome at AED 6.2 million for up to 386 sq m is the most interesting unit in the scheme: a low-rise family home with apartment amenity and a waterfront address, at a price well below a Hudayriyat villa.

Price and payment plan

Modon publishes a 50/50 plan: 5% on booking, 45% during construction and 50% on handover. The portal records 10/40/50, which is the same shape with a heavier reservation payment.

A 5% booking payment is designed to make reserving easy, and it worked: the final phase sold out in a day. That is worth remembering when a broker quotes you a “small reservation to hold the unit” on a sold-out development.

On a resale or assignment, the original plan is the seller’s, not yours. Ask for the statement of account, the remaining instalments and the developer’s assignment fee before agreeing a price.

Amenities

The amenity list is the fullest of any Modon apartment building: a gated community, community centre, children’s play area, waterfront location, swimming pool, park and green spaces, padel courts, a multi-sports court, cycling and jogging trails and a gym. The portal adds a 24-hour concierge, an infinity pool and a grand entrance lobby.

For a waterfront building, the promenade is the amenity that matters most and the one that is hardest to guarantee. Ask whether the waterfront walk in the render is public, private to the community or part of the island’s public realm — the answer affects both privacy and service charge.

The rest of the island is minutes away: Marsana’s beach and restaurants, Surf Abu Dhabi, 321 Sports and the 2.25 million sq m park. That is what makes a 2030 handover tolerable — the neighbourhood around it already works.

Where it is

Bashayer is on the north side of Hudayriyat Island, facing the water and the Abu Dhabi skyline, with the island’s beach and promenade nearby and the city reached by the Hudayriyat Bridge.

Within the island it is one of the better-connected residential addresses: closer to Marsana, the beach and the bridge than the hillside estates, which means a shorter drive to the mainland and a more walkable setting.

The bridge remains the single point of access. On event weekends the island’s leisure attractions draw large crowds; ask how the traffic is managed and drive it yourself before committing.

At a glance

• Waterfront apartments, townhomes and penthouses on the north shore of Hudayriyat Island.
• Developer averages: AED 2.5m (1-bed) to AED 9m (penthouse).
• 50/50 plan with a 5% down payment; apartments complete Q2 2030.
• Final phase sold out in one day in July 2026 — about AED 1.25 billion.
• Pool, padel, multi-sports court, gym, community centre, waterfront promenade.
• The one-bedroom is the most expensive per square metre; the townhomes are the value.
• Freehold; Golden Visa eligible.

What we verify before you reserve

• Whether the unit is resale, assignment or a new release.
• The statement of account and remaining payment schedule.
• The developer’s assignment consent, fee and timing.
• The per-square-metre price against Muheira and Reem Island resale.
• Whether the waterfront promenade is public or private.
• The service charge estimate, itemised.
• The escrow account and project registration.
• Rental evidence for waterfront apartments on the island.