Reem Hills

About Reem Hills

Reem Hills is the oldest of Modon’s residential communities and still the one that defines the company on Reem Island. It occupies a gated site built around a man-made hill, with villas and townhouses cascading down the slope towards the water, apartment buildings closer to the roads, and a canal and beaches on the island side.

The proposition is unusual for Abu Dhabi: a low-rise, gated, elevated neighbourhood within a ten-minute drive of the financial district. Modon describes the layout as “spinning ribbons” of housing that follow the contours of the hill, and the sales pitch is views — over the island, over the mangroves, over the Abu Dhabi skyline.

What to weigh. First, the phasing. The villas are being handed over from Q2 2026 and the apartments from Q2 2027, so this is no longer a pure off-plan decision: part of the community is becoming real, and what you buy now is either completed stock or the last of a phase.

Second, the entry. At AED 1.5 million for a one-bedroom apartment, Reem Hills is one of the cheapest ways into a gated community on Reem Island. That price buys a compact apartment, not a hilltop villa; the villa product starts an order of magnitude higher, at around AED 11 million according to the portal record. Decide which of those two markets you are in before you call anyone.

Third, the competition. Reem Island now has Tara Park (sold out), Muheira, Maysan and the wider Aldar and Reportage stock. Reem Hills differentiates on greenery and elevation, but it is competing for the same tenant pool — ADGM professionals, families tied to the island’s schools, and investors chasing Golden Visa thresholds.

Fourth, the practicalities. Reem Island is a genuine city district with a mall — Reem Mall is a fifteen-minute walk — plus Repton School, Sorbonne University Abu Dhabi and the Galleria ten minutes away by car. Reem Hospital is three minutes. That is a stronger everyday proposition than most Abu Dhabi masterplans can offer, and it is priced accordingly.

Compiled November 2026 from Modon’s Reem Hills project page (layout, unit types, amenities, drive times, the AED 1.5 million starting price and the 50/50 plan, and the split villa and apartment handover dates) and the listing portal’s project record (villa entry price, handover, payment plan, unit classification).

Homes, sizes and price

Modon publishes a starting price for the apartments but no unit schedule; the portal publishes a villa entry price and no sizes. Between the two you can see the shape of the community, though not the detail.

The AED 1.5 million apartment and the AED 11 million villa are the two ends of a single gated community, which is unusual and worth understanding. It means the service charge, the landscaping and the shared amenity are funded by a mixed population, and it means the resale market has two very different buyer pools inside one gate.

Ask for the apartment schedule first: size, floor, view and building. On a hillside site the same one-bedroom can have a courtyard view, a road view or a skyline view, and Modon prices those differently. Then compare the per-square-foot figure with Muheira and with resale stock on the island — Reem Island apartments of 75–110 sq m trade in a fairly tight band, and a new building should not be a large premium to it.

For the villas, the question is not price but position. On a man-made hill the difference between a mid-slope villa and a summit villa is the entire product, and the portal’s AED 11 million entry will be the least advantageous plot in the community.

Price and payment plan

Modon publishes an attractive 50/50 payment plan on Reem Hills. The portal records a 10/40/50 split for the villa phases, which is the same structure with the same 50% at handover and a more detailed breakdown during construction.

A 50% final payment is the standard Abu Dhabi structure and it is heavier at handover than the 60/40 and 40/60 plans Modon uses elsewhere. On a AED 1.5 million apartment that is AED 750,000 due at handover — plan the mortgage application around that date rather than after it.

Because the apartments hand over in Q2 2027, the construction instalments fall due over a short window. Ask how many there are and whether they are dated or tied to progress, and ask what happens to the schedule if handover slips.

Amenities

The published amenity list is long and community-scale rather than tower-scale: a community centre, clubhouse, swimming pools, a gym, jogging and cycling trails, tennis, a mosque, a supermarket, restaurants, luxury retail and — the item that matters most — sandy beaches and water access, plus extensive verdant parkland.

For a family, the combination of a clubhouse, a school within the wider island network and a beach on foot is the reason to pay for Reem Hills rather than a tower. For an investor, the amenity mix is what supports the rent: a gated community with a beach and a gym lets to ADGM families, not to sharers.

Ask which amenities are built, which sit in the later phases, and how the beach access is structured — deeded, an easement, or managed through a beach club. On a masterplan where the waterfront is shared, that distinction turns up in the service charge and occasionally in disputes.

Where it is

Reem Hills is on Al Reem Island, the residential and financial district immediately north-east of Abu Dhabi’s downtown, connected to the city by three bridges. Modon puts Reem Hospital three minutes away, the Galleria and Sorbonne University Abu Dhabi ten minutes, and Reem Mall a fifteen-minute walk.

That is a genuinely urban location dressed as a gated community. ADGM — the financial free zone that has become the centre of Abu Dhabi’s hedge fund and asset management industry — is a short drive, and the Corniche and downtown are ten minutes. For a professional working in the financial district, very few Abu Dhabi addresses combine a beach, a hill and a ten-minute commute.

The trade-off is density. Reem Island is filling up, and the island’s road network at peak hours is the weakest part of the proposition. Ask about the access roads serving the Reem Hills gate specifically, and visit at 8am before you decide.

At a glance

• Gated community of villas, townhouses and apartments around a man-made hill on Al Reem Island.
• Apartments from AED 1.5 million with a 50/50 plan; villas recorded by the portal from AED 11 million.
• Villa handover Q2 2026; apartment handover Q2 2027.
• Community centre, clubhouse, pools, gym, tennis, mosque, supermarket, retail, beach access.
• Three minutes to Reem Hospital, ten to the Galleria and Sorbonne, fifteen-minute walk to Reem Mall.
• Freehold for all nationalities; Golden Visa eligible above AED 2 million.
• Two very different buyer pools inside one gate — check which one you are joining.

What we verify before you reserve

• Which phase your unit sits in, and whether it is completed stock or off-plan.
• The apartment schedule: size, floor, building and view.
• The per-square-foot price against Muheira and island resale.
• How many construction instalments remain and whether they are milestone-linked.
• The service charge estimate, itemised including beach and clubhouse.
• Beach access rights — deeded, easement or beach club membership.
• The escrow account and project registration.
• Recent lets in Reem Hills and comparable Reem Island buildings.