Two hills built for the view, and a third on the way
Modon raised two hills out of flat reclaimed land on Hudayriyat Island and set the homes on them in rings. The Homes sit on the lower rings, the Heights above them and the Mansions at the top, so each ring looks out over the roofs of the ring below.
The beach-side hill
- Homes on the hill411
- Mansions56
- Heights155
- Homes200
- Modon's scheduled handover31 Mar 2028
More homes, larger plots by type
- Homes on the hill533
- Mansions32
- Heights56
- Homes445
- Modon's scheduled handoverOct to Dec 2028
The highest of the three
- AccessThrough the golf course
- ViewsSea on three sides, golf behind
- PricingAbove today's Hills, in my view
- Priority listJoin it
Heights: Nawayef West 45 m, Nawayef East 55 m, South Hill 65 m. Home counts are the plots on Modon's interactive map, 8 October 2026. Handover dates are Modon's scheduled dates from its August 2025 availability pack.
Secure today's price per sq ft on West and East. South Hill will cost more.
Today you can buy on Nawayef West and East at , the median resale ask across my inventory. South Hill, Modon's third hill, is the highest of the three at 65 metres, reached through the golf course, with the sea on three sides, and in my view it will launch well above that. In my experience, launch prices per sq ft on Hudayriyat only go one way, and Modon's Golf Estates sold more than AED 13bn within days of launch.
When South Hill is priced, every home on West and East is measured against it. Buy before that happens and you hold the lower entry price per sq ft, a known plot and an estimated March 2029 handover.
For buyers who want South Hill itself, I am advising on bulk and priority allocations at launch. Join my priority list and you will hear the release, the pricing and the plan before the public does.
| Resale today | Third Hill at launch | |
|---|---|---|
| Handover | Mar 2029, estimated | Later, set by Modon |
| Plot | Known, you choose it | Allocated at launch |
| Cash on day one | The seller's paid-to-date, plus the premium and fees | Expected to be a low deposit |
| Price per sq ft | Today's resale asks | Higher, supported by fresh payment plans |
| Construction | Contract awarded, underway | Not started |
South Hill's position and views are as described to me by the developer; its name, pricing and payment plan are not yet published. My expectation on launch pricing is a view, not a forecast.
Every ring sits above the one in front
Modon prices East Hill in tiers at 15 m and at 25 to 35 m. Each step up the slope lifts the view line clear of the roofs below, which is the whole point of building a hill.
Illustrative cross-section, not to scale. Tier elevations from Modon's East Hill payment plans, August 2025.
Hudayriyat Island, minutes from the city
Hudayriyat sits just off Abu Dhabi island, joined by bridge, with the capital's skyline across the water to the north and the open Gulf to the south and west. The Hills share the island with its sports and leisure destinations.
Open today- Hudayriyat Beach
- Marsana beach clubs and restaurants
- Velodrome Abu Dhabi, air-conditioned all year, a UCI Category 1 track for international events
- Surf Abu Dhabi
- Bab Al Nojoum
- Circuit X and Trail X
- Cycling and running tracks
- Two 18-hole golf courses, built to host tournaments
- Schools
- Hotels, including Modon's Olympia Resort
- Restaurants, cafes and a golf clubhouse
- Equestrian centre
- Marina
- Biotopia nature destination
- Island park of 2.25m sq m
Amenities from Modon's Hudayriyat and Nawayef brochures and announcements; planned facilities are Modon's, timing set by Modon. Pins mark the centre of each hill, placed by me from satellite imagery. Satellite imagery: Esri.
Three collections, nineteen designs
Mansions at the summit, the Heights below them and the Homes on the lower rings. Choose a collection and a type, and the gallery, the floor plans and the resales below all follow your choice. Star anything you like and send me your shortlist in one tap.
Images and floor plans from Modon's Nawayef brochures. Each design is offered on both Hills unless marked. Renders are the developer's and show finishes and landscaping as designed.
All 944 homes, plot by plot
I traced every plot on both Hills from Modon's own interactive map: its collection, its plot size, which way it faces, and whether anyone backs onto it. These are the patterns that decide which homes hold their value.
The unit mix
West carries nearly twice the Mansions. East is mostly Homes.
© Matt Siddell Real Estate Advisors analysisPlot size by category
Median plot, with the smallest and largest. East gives each Heights and Homes plot more land.
Which way the homes face
The direction each home faces, from Modon's own orientation of every plot, with the number in each wedge. Both hills share one scale. On West the homes face mainly north-east and south-west, along its two long flanks; East faces mainly north, north-east, south and south-west. North looks across the water to the city skyline; south and west face the open Gulf and the sunset.
© Matt Siddell Real Estate Advisors analysisBedrooms and floors
Every home on each Hill by bedrooms. Most Homes are 4 bedrooms; the Mansions are 7 and 8.
© Matt Siddell Real Estate Advisors analysisThe two Hills, every plot
Traced from Modon's interactive map and coloured by collection. Rings run from the Mansions at the summit to the Homes at the foot.
© Matt Siddell Real Estate Advisors analysisGet the plot-by-plot index and my full analysis
All 944 plots: tier, row, which side each faces, what it backs onto, its plot size and the resales on it, with the plots I would buy and the ones I would avoid. I share it privately with serious buyers, not on the web. Message me now.
Source: Modon's interactive map of Hudayriyat, read on 8 October 2026; plot outlines, categories, bedrooms and plot areas are Modon's. Facing direction is Modon's orientation of each plot; row and end-of-row are my analysis of the plot outlines. Three Mansion plots on Nawayef West carry Modon's Mega Mansion code with no published record, two of them double plots at the ends of the south-east row; I count them as Mega Mansions and estimate their size from the outline. Modon's 19 December 2025 construction contract covers 735 villas across the two Hills; the map shows 944 plots.
What is on the market today, before South Hill reprices it
Resales I can put you into on both Hills. Filter by collection, type, Hill, price or the cash you want to put in on day one. I keep the plot numbers back until we speak. Tap "Run the numbers" to load any of them into the calculator.
Asking and original prices as held in my inventory on 8 October 2026, subject to verification with each seller. Prices, areas and plot sizes are rounded so no home or owner can be identified. Cash on day one assumes 25% paid to Modon, as in the calculator. Per square foot is on Modon's saleable area, which includes any basement.
What you pay on day one, what you owe, and what you could make
A resale on the Hills is bought partly paid. You pay the seller what they have paid Modon plus their premium, take over the rest of Modon's plan, whose instalments fall due on construction milestones rather than dates, and pay the transfer costs. Move the sliders to see your cash on day one, every payment to handover and your return if you sell at handover.
Day one
At handover, if you sell
Your cash, from day one to handover
© Matt Siddell Real Estate Advisors analysisYour home's value against the cash you have paid
The gap between the value and Modon's remaining balance is your equity. Hover or tap along the chart to read any month.
Every instalment is tied to a construction milestone, not a date
Modon bills each instalment when the work reaches a stage: start of construction, half the structure, structure complete, façade, completion certificate, then handover. If the build runs late, your payments wait for it. Your money is never ahead of the construction, so a delay pushes your cash out later rather than leaving it idle in the project, and your return on equity is protected.
Dates in the schedule below are Modon's estimates for each milestone, stretched in line with the handover date you set.
Every payment, in order
I do bulk deals
Families, family offices and funds buy through me in volume: several homes on the Hills in one negotiation, or a block allocation when South Hill launches. You put in a fraction of the price on day one and control the whole asset, so volume is where the real money is made.
A bulk purchase usually improves your position, because I negotiate with your buying power and the combined buying power of my other clients. Tell me how many homes and which types, and I will take it to the sellers and to Modon as one conversation.
No outcome is guaranteed. Resale prices are agreed seller by seller; allocation, pricing and any bulk terms at launch are at Modon's discretion.
Talk to me about bulk| Homes | Day one | Before keys | At handover | Profit |
|---|
Hudayriyat, as reported
Hudayriyat has become one of the most talked-about addresses in Abu Dhabi. Every item below links to the original.
Questions I am asked about the Hills
Straight answers, then the right plot
We talk through the project, the financing, the market and the alternatives, including whether to buy a resale now or wait for South Hill.
For the plot I would take, with its paid-to-date position, the premium, every cost and the payments left to Modon.
We agree terms with the seller, take the transfer through Modon and register it, and I stay with you to handover.
I am Matt Siddell
I advise UHNW investors, family offices and VVIP clients on Abu Dhabi's best real estate, on a retained basis. Two decades in finance, offshore structuring, entrepreneurship and real estate, and a reputation built on candour. I will tell you which plots on the Hills I would buy, and which I would leave.