Nawayef Mansions by Modon Properties

An island built around sport

Hudayriyat sits just off the southeast of Abu Dhabi, opposite Al Bateen Beach, and Modon has developed it around active living rather than retail and towers. Surf Abu Dhabi, the Velodrome, 321 Sports and an extensive network of cycle and running routes are already drawing people across the causeway, and the island is also home to the Emirate's largest urban park.

That focus gives Hudayriyat a character quite unlike Saadiyat or Yas. People come here to train, ride, swim and be outside, and the residential communities have been planned to sit inside that rather than alongside it. For an active household, few addresses in Abu Dhabi make more sense.

The villas

Al Naseem is a collection of standalone villas from four to six bedrooms, arranged over ground and first floors. The homes are generously proportioned, with the five-bedroom running to roughly 587 sqm internally plus close to 195 sqm of external space.

Two facade treatments are offered, a South Californian style and a Modern Contemporary one, which is a welcome detail. Villa communities where every home wears the same elevation tend to feel repetitive within a few years, and a genuine architectural choice avoids that.

Architecture and finish

The design language is open and light. Extensive glazing links the interior to the garden and terrace, so the indoor and outdoor spaces read as one, and the hillside positions on parts of the island give some plots real elevation and outlook.

The material palette is restrained and well judged. Travertine on the facade, with dark brass screening that shades the glazing and details it, so the ornament does a practical job in this climate rather than simply decorating. Kitchens are delivered equipped, and the homes are handed over unfurnished, which suits buyers who want to impose their own scheme.

Community on your doorstep

Within the community there is a community centre, gym, swimming pool, a basketball court, outdoor play areas, pedestrian paths and cycle routes, along with schools. Marsana, the island's retail and dining quarter, is a short drive, and Mushrif Mall is about fifteen minutes away.

The presence of schools inside the masterplan matters more than any other single amenity on this list. It is the difference between a weekend destination and a place families settle permanently.

Ownership

The villas are freehold and open to all nationalities, and purchases at this level qualify for the ten year UAE Golden Visa. First phase handover is scheduled for the fourth quarter of 2027.

What I would focus on

Plot position will shape the experience more than the floor plan. Parts of the island sit noticeably higher, and an elevated plot with an open outlook is a materially different home from one on flat ground mid row, even with identical layouts. Walk the plot before committing.

Also choose the facade deliberately rather than by whichever show villa you happen to view. It is a decision you live with daily, and it affects how the house sits among its neighbours. And confirm which phase your plot falls in, since a community of this size is delivered in stages.

Who it suits

Families who genuinely use sport and the outdoors, buyers who want a large freehold villa with land inside Abu Dhabi rather than out towards the borders, and anyone who would rather live among cycle tracks, beaches and parkland than shops and towers. Less suited to those who want city life and nightlife on the doorstep.