Modon's villa release at the eastern tip of Hudayriyat Island, beside the tunnel into Abu Dhabi. Three gated clusters, a choice of Contemporary Arabic or Modernist façades, and four to six bedrooms on plots of 532 to 720 m² — from AED 8.7 million, with only a quarter of the price due before 2031.
Two Modon documents, both dated 14 September 2026: the Wadeem Gardens factsheet and the payment plan sheet. Every price, size, plot, instalment and drive time below is taken from them directly. Nothing on this page is broker guidance, and nothing is estimated.
The flip side is that those two sheets are short. There is no handover date, no unit count, no masterplan, no floor plans and no service charge in either of them — so those are not on this page either. What Modon has not published, we list plainly in what is not confirmed yet rather than filling in from aggregator sites.
Wadeem Gardens is a villa community rather than a single scheme: three gated clusters, each holding four, five and six-bedroom homes, with buyers choosing between a Contemporary Arabic and a Modernist façade. The layouts vary within each typology, which is Modon's stated way of keeping a street of same-sized villas from reading as a row of identical houses.
Three separate gated clusters inside a wider district is a deliberate structure: the amenities that draw traffic — the arena, the retail, the schools, the office park — sit outside the gates, and the streets you actually live on sit inside them.
Worth asking before you reserve: which cluster a plot belongs to, whether the façade choice is free within a cluster or fixed per street, and where the cluster boundary runs relative to the spine. None of that is settled in the factsheet.
Modon lists the Wadeem Gardens way of life as six clubhouses, a 2.3 km landscaped spine, an arena, an office park, healthcare centres, two international schools, cinemas, retail and dining, and a waterfront promenade.
Read it for what it is: a district-level programme, delivered over the life of the masterplan. The factsheet does not say which of these items sit inside the gated clusters, which serve the wider Wadeem area, or when each one opens — so treat the list as the ambition for the address, not as a handover checklist.
Wadeem Gardens sits at the eastern tip of Hudayriyat, next to the Wadeem Villas parcel and directly onto the tunnel that runs under the channel into Abu Dhabi island. That single fact explains the drive times — and why they are so much shorter than the ones we publish for the western end of the same island.
Our Hudayriyat Golf Estates page quotes 33 minutes to the airport and 29 to ADGM. This page quotes 15 and 20. Both sets are Modon's own figures, and neither is wrong: Golf Estates is on Hudayriyat West, Wadeem Gardens is at the eastern tip beside the tunnel, and the island is long. If you are comparing the two projects, compare them on this as well — it is one of the few genuine differences between them.
Modon publishes these as drive times, not as distances, and does not state the traffic assumption behind them. See Hudayriyat Golf Estates →
Three typologies, each shown here in Modon's own render. The built areas, plot sizes and starting prices below are the factsheet's; the per-square-metre figures and the imperial conversions are ours, and are marked as such.
| Typology | Built area | Plot | Price from | Per m² built (ours) |
|---|---|---|---|---|
| 4-bedroom villa | 430 m² | 532 m² | AED 8.7M | ~AED 20,230 |
| 5-bedroom villa | 510 m² | 630 m² | AED 10.2M | AED 20,000 |
| 6-bedroom villa | 591 m² | 720 m² | AED 11.6M | ~AED 19,630 |
Modon publishes the first four columns and labels the prices “from”, so the plot, the position and the façade you actually pick will move the number. The fifth column is our own division and is there to make one point visible: the three typologies are priced almost perfectly linearly by size, and the largest villa is the cheapest per square metre, not the dearest.
You are buying square metres, not a tier. At roughly AED 19,600–20,200 per built square metre across all three typologies, Modon is not charging a premium for the six-bedroom — it is charging slightly less per metre. If your requirement is space rather than a specific bedroom count, the larger villa is the better value per metre on these figures.
Built-to-plot is consistently around 81%. 430 on 532, 510 on 630, 591 on 720 — the ratio barely moves. Built area is not footprint, so this does not tell you how much garden you get; it tells you Modon has sized the plots to the houses rather than offering the same house on a range of plots. If outdoor space is the point of buying a villa, ask for the plot dimensions and the ground-floor footprint, which the factsheet does not give.
Against the regulator's data this is upper-band villa stock. ADREC records that villas trading above AED 19,000 per m² grew 4.6 times in value in H1 2026 and now make up half of all villa value in the emirate. Wadeem Gardens starts just above that line. One caveat we cannot resolve: ADREC does not state whether its villa per-m² figures are built area or plot area, so treat this as a band check rather than a like-for-like comparison.
Modon's schedule is six instalments, and it is unusual enough to be worth reading line by line rather than as a headline ratio. The AED column applies the percentages to the 4-bedroom starting price of AED 8.7 million; it is our arithmetic, shown to make the shape of the plan concrete.
| Instalment | When | Share | On AED 8.7M (ours) |
|---|---|---|---|
| Down payment | On reservation | 5% | AED 435,000 |
| Month 8 | June 2027 | 5% | AED 435,000 |
| Month 14 | December 2027 | 5% | AED 435,000 |
| Month 20 | June 2028 | 5% | AED 435,000 |
| Month 48 | October 2030 | 5% | AED 435,000 |
| Month 54 | April 2031 | 75% | AED 6,525,000 |
Modon's own footnotes, in full: the plan is subject to off-plan mortgage approval, and UAE nationals receive a 5% rebate from Modon which is non-transferable. T&Cs apply. The month numbers and the calendar dates are consistent with a reservation month of October 2026 — that is our arithmetic off Modon's own table, not a launch date Modon has published.
The construction period is nearly free, and the end is not. A quarter of the price is spread across 54 months, including a 28-month stretch between June 2028 and October 2030 with nothing due at all. Then three quarters falls in a single month. For a buyer holding cash elsewhere that is genuinely efficient; for a buyer who intends to sell before the last instalment it is the whole strategy, because the exit has to happen before April 2031.
Modon has flagged the risk itself. “Subject to off-plan mortgage approval” is doing a lot of work on a plan shaped like this: the final payment is AED 6.5 million on the smallest villa and AED 8.7 million on the largest. Whether you can borrow that in 2031 depends on rates, on your income then, and on the valuation the bank puts on a completed villa in a district that will not exist yet when you sign. Do not treat a 25/75 plan as 25% of the risk.
The rebate is not for everyone and does not travel. The 5% is for UAE nationals and is explicitly non-transferable, so it is not a discount a foreign buyer can obtain and not a benefit that passes to a purchaser on resale. Price your exit without it.
And April 2031 is not a handover date. It is where the last instalment falls. Modon does not call it completion anywhere in either document, and neither do we — see below.
This list is deliberate. Every item below is something a buyer reasonably wants and something you will find confidently stated on aggregator sites — none of it appears in Modon's factsheet or payment plan, so none of it appears here.
We ask for all six in writing on every reservation, and we will publish them here the day Modon issues them. If you have seen any of these quoted as fact somewhere else, ask whose document it came from — that question answers itself surprisingly often.
These figures are neither Modon's nor ours — they come from ADREC's official Abu Dhabi Real Estate Market Report for H1 2026.
Demand arrived faster than supply. Hudayriyat took more residential sales value than anywhere else in the emirate — more than Saadiyat, more than ADGM — while sitting fifth in the projected pipeline to 2030. An eightfold jump in one year is not a trend you can extrapolate, but the gap between what sold and what is being built is the single most interesting number on this island.
The rent freeze does apply here. From 2 June 2026 the emirate froze residential rent increases, with renewals at 0%. Only the ADGM communities — Al Reem and Al Maryah — are exempt. Hudayriyat is not among them. If you are buying Wadeem Gardens as a rental asset rather than a home, that is a structural difference from our Reem Island projects and it should be in your model, not discovered afterwards.
The horizon is long, and that cuts both ways. The last instalment is four and a half years out. Over that period the things that move most are the ones nobody can price today: the service charge on a gated villa district, how much of the amenity programme is actually open, and what the mortgage market looks like in 2031. A back-loaded plan is a good deal in a rising market and an uncomfortable one in a flat one.
We summarised the whole report separately. Read the H1 2026 market summary → · Hudayriyat Golf Estates →
Send us the bedroom count and the cluster you want and we will come back with what is actually available, plus the six things Modon has not published — handover, unit count, plans, service charge, ownership terms and amenity dates — requested in writing rather than guessed. We work in Russian, Kazakh and English.
Independent analysis
Project pages describe what the developer is selling. These are our own views on the market around it — official data cited to its source, our interpretation labelled as opinion.
Information on this page last updated , from Modon's Wadeem Gardens factsheet and payment plan dated 14 September 2026. Written by Yeldar Nurmukanov, founder of Astana Real Estate and an ADREC-licensed broker in Abu Dhabi.
