Bashayer Villas

About Bashayer Villas

Bashayer Villas is the low-density half of Modon’s waterfront neighbourhood: a gated community of four and five-bedroom villas on the north shore of Hudayriyat Island, arranged around a central lake and connected to the waterfront promenade.

It is a rare combination in Abu Dhabi — a detached villa on the water, inside a masterplan with a surf park, a velodrome and 16 km of beaches, at a price below the hillside mansions. The developer’s description leans hard on the sea, and for once the imagery supports it.

What to weigh. First, availability and price. The final phase sold out in July 2026 in a single day. The portal’s AED 6 million is an entry figure from an earlier release; resale prices today will be higher, and they will be set by sellers rather than by Modon.

Second, the dates. Q1 2030 from the factsheet is the most authoritative, and it is four years out. Anyone quoting 2028 or 2029 is working from an old card. On a villa, four years of construction is a long time to hold a contract.

Third, the product. Four and five bedrooms with beach access and a lake is a family proposition, closer to Al Naseem in size but with water instead of hills. Compare the two directly: Al Naseem starts at AED 7.8 million with a Q4 2027 handover and larger plots; Bashayer Villas is smaller, earlier, and on the water.

Fourth, the water. Ask what “private beach access” actually means here — a deeded stretch, a shared beach club, or access to the island’s public beaches. On a waterfront estate that distinction is worth a great deal.

Compiled November 2026 from Modon’s Bashayer page and factsheet (the four and five-bedroom villa range, the gated community, the central lake and waterfront promenade, the Q1 2030 villa handover and the 50/50 plan), from Modon’s island listing card (which shows a Q1 2029 handover), from its 17 July 2026 announcement of the final phase selling out in a day, and from the listing portal’s Bashayer Villa record (entry price, Q3 2028 handover, payment plan).

Homes, sizes and price

No villa size schedule is published. The portal gives an entry price; Modon gives a bedroom range and a handover.

With the primary market closed, the useful comparison is Al Naseem, where a four-bedroom starts at AED 7.8 million with 40/60 terms and a Q4 2027 handover. If Bashayer Villas is asking more than that on resale, the premium is the water and the earlier release date — check that the date is real.

Ask for the plot size. On a villa estate the difference between an inland plot facing the lake and a waterfront plot is the single largest price variable, and the portal’s entry figure will be the least advantageous position in the community.

Price and payment plan

The portal records 20% on booking, 30% during construction and 50% on handover — a heavier reservation than Modon’s current 5% or 10% structures, which suggests it describes an early release.

On a resale, the seller’s contract governs: how much has been paid, how much remains, and whether the developer will consent to a transfer. Ask for the statement of account and the assignment terms in writing before discussing price.

Ask also what happens to the 20% already paid if the developer’s completion date moves. On a four-year horizon, that is not a theoretical question.

Amenities

The published list is estate-scale: a central lake with landscaped surroundings, private beach access, a waterfront promenade, a swimming pool, a fully equipped gym, a playground, sports facilities, a supermarket and walking and jogging tracks.

A supermarket inside the community is a small detail with a large effect on daily life, and more useful than a clubhouse for a family with young children. Ask when it is due to open relative to your handover.

The island supplies the rest: Marsana, Surf Abu Dhabi, the velodrome, 321 Sports, the heritage trail and 220 km of cycle tracks. It is already operating, which is the main argument for buying a waterfront villa here rather than on a mainland plot with a promised marina.

Where it is

Bashayer Villas is on the north shore of Hudayriyat Island, facing the water and the Abu Dhabi skyline, with the island’s beaches and promenade on the doorstep and the city reached by the Hudayriyat Bridge.

Of all Modon’s Hudayriyat releases this is the closest to the water and among the closest to Marsana and the bridge, which makes it the most convenient of the island’s villa communities as well as the most scenic.

The single access road remains the caveat. Ask about security for a gated community inside a gated island — two layers of access can mean two queues at peak times.

At a glance

• Four and five-bedroom villas in a gated community on the north Hudayriyat waterfront.
• Central lake, private beach access, waterfront promenade.
• Portal-listed from AED 6 million; final phase sold out July 2026.
• Three conflicting handover dates: Q1 2030 (developer), Q1 2029 (island card), Q3 2028 (portal).
• Plan recorded as 20/30/50.
• Pool, gym, playground, sports facilities, supermarket, jogging tracks.
• Freehold; Golden Visa eligible.

What we verify before you reserve

• Whether the villa is resale, assignment or a future release.
• The statement of account and the developer’s assignment terms.
• The actual completion date, in the SPA rather than the brochure.
• The plot position — waterfront, lake-front or inland.
• What private beach access legally means.
• The community service charge and the supermarket lease.
• The escrow account and project registration.
• Comparable resale prices for Hudayriyat villas.