Bashayer Residences

Saving the
best for last.

The first phase sold out in a day. This is the corner they kept.

Waterfront apartment supply
Under 8% of Abu Dhabi stock
Unit types
Spacious 1, 2, 3 & 4BR penthouses
Entry PPSQFT
~AED 2,500
Handover
2030
Bashayer Residences terrace view at sunset overlooking Abu Dhabi skyline

Private terrace view, water facing residence, Bashayer Residences

Why now

A waterfront launch that
sold out before lunch.

When Modon launched the first Bashayer phase in December 2025, the market answered immediately.

01
Launch day
Modon unveiled Bashayer, the first waterfront community on Hudayriyat Island, 157 villas and 330 apartments facing Al Bateen and the Abu Dhabi skyline.
02
Sold out, in one day
AED 3 billion in sales recorded within 24 hours, one of the fastest sellouts in Modon's history and confirmation of real, not speculative, demand for the island.
03
This release, and a better position
A further wave of apartments taking Bashayer Residences to roughly 950 homes across six low rise buildings. This phase sits in the corner most position of the development, the strongest of the six, with the deepest water views. Even units that would normally face the rear here open onto the canal and water, a layout advantage the first phase did not have.
Hudayriyat Central

A 16km beach.
A marina. A finished city.

By the time Bashayer hands over, Hudayriyat Central is a complete, lived in destination, not a construction site.

16km Beach
Marina & Yacht Club
Golf Course
Hills Community
Retail Mall
Schools
5-Star Hotel Surf Abu Dhabi Velodrome 2.25M sqm Urban Park 220km Cycling Network BMX, Skate & Adventure Park

Every core amenity sits within a five minute radius of Bashayer. Few addresses anywhere in the capital combine a beach, a golf course, a yacht marina, and an urban park of this scale within the same five minute radius.

Bashayer's position

The premium waterfront
address, at the cheapest entry.

Bashayer is the destination community within Hudayriyat, the only address with a yacht club, marina berths and direct frontage on the open sea, not a canal or lagoon. It is the most exclusive part of an already exclusive island.

Yet it is also the cheapest way into Hudayriyat as a whole. The island is overwhelmingly villas. Apartments exist almost nowhere else on it, which means Bashayer Residences is functionally the only entry ticket for anyone who wants Hudayriyat exposure without a villa-sized cheque.

5 min
To the beach
5 min
To the marina & yacht club
5 min
To retail & promenade
~950
Total apartments, island wide
Bashayer waterfront promenade with marina and Abu Dhabi skyline

The Bashayer promenade, where the marina, yacht club and retail avenue meet the water

Location

Under 20 minutes to ADGM.
Closing further.

15 min
Sheikh Zayed Grand Mosque
25 min
Zayed International Airport
25 min
ADGM, today
~20 min
ADGM, on bridge & tunnel completion

New water crossings and bridge upgrades currently underway will bring Hudayriyat to under 20 minutes from ADGM and the airport once complete, tightening the island's connection to Abu Dhabi's financial core and one of the world's most connected airports.

Buyer profile

Who is buying.
Who will rent.

ADGM professionals
12,000+ active ADGM licences, AUM up 57% in Q1 2026 alone. BlackRock, Marshall Wace, Apollo and Capital Group have all opened bases nearby.
Repeat Hudayriyat investors
Buyers from The Hills and Al Naseem returning for Bashayer. Conviction compounding across phases, not coincidence.
International waterfront buyers
European, Russian and Chinese buyers, the three nationalities that consistently prioritise direct sea access and a sailing lifestyle.
Yacht & sailing enthusiasts
A smaller but highly motivated group for whom the marina is the reason for the purchase, not an amenity line item.

"At handover, the most likely tenant is the same professional now relocating to ADGM, drawn to low density waterfront living a short drive from the desk, and to families waiting on the schools currently under construction across the island."

The exit plan

Where the demand
comes from at handover.

12,000+
Active ADGM licences, end of 2025, up 30% year on year
44,339
People employed across ADGM firms, up 51% in a single year
+57%
ADGM assets under management growth, Q1 2026 alone

That headcount growth sits alongside a separate, much larger wave of capital landing in Abu Dhabi. Stargate UAE, the AI infrastructure cluster backed by OpenAI, Oracle, NVIDIA, G42 and SoftBank, is part of a 5 gigawatt UAE-US AI Campus currently under construction in the emirate, with billions in further commitments from Microsoft and other hyperscalers stacking on top. Projects at this scale do not relocate without bringing engineers, executives and support staff who need somewhere to live. Combined with ADGM's expansion, Abu Dhabi is adding high income residents faster than the city is adding waterfront homes for them.

Reem Island and Al Maryah absorb much of that demand today. By 2030, Hudayriyat competes directly for the same tenant and buyer pool, with a lower density, sea facing alternative that neither island can offer.

Supply

Scarcity, layered
on scarcity.

Abu Dhabi already runs a controlled supply market. Waterfront product makes that exclusivity sharper still.

2.7%
Annual new supply growth, Abu Dhabi wide, since 2022
6.6%
Annual occupied unit growth over the same period
<8%
Waterfront apartments as a share of total Abu Dhabi residential stock

Abu Dhabi's residential market is already structurally undersupplied, new supply has grown at under half the pace of demand for three straight years. Waterfront and coastal apartments sit inside that constrained market as the smallest, most exclusive slice of it, well under a tenth of total stock citywide.

Hudayriyat Central was planned as a villa island. Bashayer Residences, at roughly 950 apartments, is essentially the only apartment supply on the entire island. Everywhere else, from The Hills to Al Naseem to Nawayef, is villas and townhouses. A small, structurally limited apartment supply on a desirable waterfront island does not get diluted by future competition, it gets scarcer as the island matures around it.

Bashayer Residences low rise buildings at twilight on Hudayriyat Island

Bashayer Residences, six low rise buildings along the Hudayriyat waterfront

Cashflow

A payment plan built on
real security.

Modon does not need your deposit to build. That single fact changes everything about how safe this structure is.

Sovereign backed
Modon is majority owned by L'imad Holding, a wholly government owned platform. No reliance on buyer capital to fund construction.
Escrow protected
All buyer payments are held in a regulated escrow account, released to the developer only against verified construction milestones.
Construction linked
Each instalment is tied to a physical build milestone. Your capital tracks the structure rising, not a developer's promise.
No idle capital
Money is never paid years ahead of the build. Compare this to typical 60/40 or 70/30 plans elsewhere that front load risk onto the buyer.
50 / 50 Payment Plan
On booking10%
During construction, milestone linked40%
On handover, 203050%

Half your capital is not due until the keys are in hand. That is the structural advantage of buying from a sovereign developer that does not need your money to break ground. Full clarity on the exact schedule will follow once Modon confirms official terms at launch.

The framework

Five criteria.
This is what conviction looks like.

The same framework applied to every recommendation I make.

9.4/10
Location
A 16km beach, marina, hills, schools, mall and hotel all within five minutes, and under 20 minutes to ADGM and a world class airport.
9.1/10
Buyer Profile
Repeat Hudayriyat investors, ADGM relocators, international waterfront buyers and sailing enthusiasts, all converging on one address.
9.6/10
Price / Sqft
Under half the comparable open sea rate today. A realistic path to doubling invested capital by handover on price alone.
9.3/10
Supply
Roughly 950 units, essentially the only apartment supply on a villa dominant island. Structural scarcity, not a temporary phase.
9.0/10
Cashflow
Sovereign funded, escrow protected, milestone linked. Full clarity on exact terms once Modon confirms official launch details.
Where I stand

Across the UAE,
this is different.

I have spent six years across Dubai and Abu Dhabi applying the same five criteria to every recommendation I make. Most opportunities clear three or four of them well. Very few clear all five at a 9 or above, on a single asset, at a single moment.

Nothing here is a guarantee. Off plan pricing can shift before launch, and 2030 needs to suit your capital plan, not just the thesis. I will tell you plainly if anything changes before launch that alters this read.