Information

Why We Like Wadeem Gardens

We have been extremely bullish on Abu Dhabi, particularly Hudayriyat Island, for some time.

Hudayriyat is being developed as one of Abu Dhabi’s major new residential and lifestyle destinations. Rather than simply creating another collection of apartments, the island is becoming a genuine low-density luxury residential market with villas, extensive landscaping, leisure facilities and major sporting and lifestyle infrastructure.

Wadeem Gardens sits opposite Al Bateen and provides something increasingly difficult to replicate in a major global capital: large new-build family villas on an island, within easy reach of the centre of Abu Dhabi.

Modon’s original Wadeem release comprised more than 1,700 residential plots. The scale of demand demonstrated the appetite for Hudayriyat and helped establish Wadeem as an important part of the wider island masterplan.

For investors, however, we believe the financing structure could be the most important part of this launch.

The ADIB Off-Plan Financing Opportunity

Traditionally, an investor buying an AED 10 million off-plan property may have to contribute several million dirhams during construction before the property is completed.

Wadeem Gardens introduces a potentially very different structure.

Under the proposed arrangement, the purchaser initially contributes approximately 20% of the property price through staged payments. Subject to eligibility and bank approval, ADIB can then finance a further 20% directly to Modon.

The purchaser is therefore potentially able to move significantly further through the construction period without continually deploying additional investment capital.

An additional buyer contribution is then expected around handover, with the remaining balance potentially financed through a conventional mortgage.

Final financing availability, eligibility, interest rates, loan-to-value ratios and repayment terms remain subject to ADIB approval and the purchaser’s individual circumstances.

Why This Matters for Investors

This is where Wadeem Gardens becomes particularly interesting.

Consider an AED 10 million villa.

A traditional 40% construction payment would require AED 4 million of investor capital.

If an eligible investor instead contributes 20% while ADIB finances the following 20%, the investor has initially deployed approximately AED 2 million while maintaining exposure to the price movement of the entire AED 10 million asset.

This creates leverage.

If that AED 10 million villa were ultimately worth AED 12 million, the gross increase in property value would be AED 2 million.

That is a 20% increase in the underlying property value, but it is equivalent to the investor’s initial AED 2 million contribution.

This does not mean the investor has made a guaranteed 100% return: financing costs, subsequent buyer payments, transaction costs, mortgage repayments and selling costs all have to be considered. But it illustrates why the structure could materially improve return on equity compared with a conventional off-plan payment plan.

A Four-Year Hudayriyat Investment

We view Wadeem Gardens primarily as a medium-term investment rather than a short-term flip.

The attraction is gaining exposure to Hudayriyat today and allowing approximately four years for the wider island, infrastructure and surrounding communities to mature.

For an investor buying at launch, the objective is therefore straightforward: secure one of the strongest villas and locations at the earliest available pricing, minimise capital deployed during construction where financing permits, and participate in the potential appreciation of the complete asset through to handover.

This is particularly compelling with villas.

Good-quality family villas are inherently lower-density than apartment developments, and the best positions cannot simply be recreated by adding another tower or another thousand units.

4, 5 & 6 Bedroom Villas

The initial villa collection is expected to comprise:

4-bedroom villas from approximately AED 8.7 million, with approximately 430 sqm of internal accommodation on plots of around 532 sqm.

5-bedroom villas from approximately AED 10.2 million, with approximately 510 sqm of accommodation and plots around 630 sqm.

6-bedroom villas from approximately AED 11.6 million, offering approximately 591 sqm of accommodation on plots around 720 sqm.

Each category will have different positions within the masterplan, and we believe villa selection will be as important as simply buying into the development.

Our focus will be on identifying the strongest combinations of location, plot, orientation, privacy, views and proximity to landscaping and amenities.

Why Hudayriyat Island?

Hudayriyat is increasingly becoming one of our highest-conviction locations in Abu Dhabi.

The island combines proximity to established central Abu Dhabi with the opportunity to create an entirely new premium residential destination.

Modon is developing a much broader ecosystem across Hudayriyat, incorporating residential communities alongside major leisure, sporting and lifestyle infrastructure.

That matters from an investment perspective.

You are not simply purchasing a villa. You are buying into the continued development and maturation of an entire island.

We believe that transformation over the next four years is where a significant part of the investment opportunity lies.

Our View

At Off Plan Dubai Private Office, we invest and advise across multiple GCC markets, allowing us to compare opportunities rather than simply promoting every new launch.

Wadeem Gardens stands out.

The quality and scale of the villas are excellent, Hudayriyat is one of our preferred Abu Dhabi locations, Modon has already demonstrated significant demand across its previous island releases, and the proposed ADIB structure could make this one of the most capital-efficient luxury off-plan villa opportunities currently available in Abu Dhabi.

For investors with a four-year horizon, we believe Wadeem Gardens deserves serious consideration.

Register for Wadeem Gardens Priority Access

Off Plan Dubai Private Office will be assisting international and UAE-based investors with Wadeem Gardens.

Register your interest to receive the latest floor plans, masterplan, confirmed pricing, ADIB financing information and our preferred villa selections as inventory becomes available.

Our team can also provide individual investment projections based on your chosen villa, including capital required, financing assumptions and potential values at handover.

Investment Highlights

Wadeem Gardens Phase 1 – 1,094 Villas

One of the things we particularly like about Wadeem Gardens is the simplicity of the product.

The current Phase 1 schedule shows just three principal villa types across 1,094 villas, with each bedroom category having a consistent built-up area and plot size. This means there is unlikely to be a confusing hierarchy of dozens of different layouts.

Instead, position within the masterplan becomes extremely important.

The current unit mix is:

The 4-bedroom villas account for the majority of the development, while there are only 129 six-bedroom villas in Phase 1.

For us, that makes the 6-bedroom particularly interesting from a scarcity perspective. At approximately 591 sqm of built-up area on a 720 sqm plot, it represents the largest and most limited villa category in the development.

However, we would not simply recommend buying the largest villa.

Because villas within each size are fundamentally similar, plot selection becomes the investment edge.

Open aspect, proximity to landscaping, number of immediate neighbours, position within a cluster, privacy and proximity to the community’s best amenities can ultimately create a significant difference between two otherwise identical properties when they return to the resale market.

Our objective at launch will therefore be to analyse the masterplan and identify the strongest individual plots rather than simply securing whatever inventory is available.

Why the 6-Bedroom Villas Stand Out

The current masterplan information suggests that the 6-bedroom villas have deliberately been positioned as Wadeem Gardens’ premium product.

There are only 129 of them, representing just 11.8% of Phase 1.

They also benefit from the largest plots and built-up areas, and a number appear positioned around the internal landscaped park spines and close to tennis, padel and pool facilities.

For a long-term investor, this combination of scarcity + plot size + position is particularly interesting.

We will still assess the best 4 and 5-bedroom opportunities because the lower entry price can create a larger resale pool, but we expect the strongest 6-bedroom plots to be some of the first inventory we target.

The Four-Year Investment Model

This is where we believe Wadeem Gardens becomes particularly compelling.

The attraction isn’t simply an expectation that Abu Dhabi property prices will rise.

It is the combination of potential Hudayriyat appreciation with the proposed ADIB financing structure, which may allow an eligible investor to gain exposure to the value movement of the entire property while committing substantially less capital during the construction period.

Using indicative starting prices of approximately AED 8.7m for a 4-bedroom, AED 10.2m for a 5-bedroom and AED 11.6m for a 6-bedroom, the potential values at 10%, 20%, 30% and 40% appreciation are:

These are illustrative scenarios rather than forecasts or guaranteed returns, but they demonstrate the potential impact of relatively normal percentage appreciation on a high-value villa.

For example, a 5-bedroom purchased at AED 10.2m would generate approximately:

10% appreciation = AED 1.02m gross uplift

20% appreciation = AED 2.04m gross uplift

30% appreciation = AED 3.06m gross uplift

40% appreciation = AED 4.08m gross uplift

At 30% appreciation, the underlying villa would therefore have increased from approximately AED 10.2m to AED 13.26m.

Why the ADIB Structure Changes the Mathematics

This is arguably the most important aspect of Wadeem Gardens from an investment perspective.

Subject to final terms, eligibility and ADIB approval, the proposed structure allows the purchaser to pay the initial 20%, after which ADIB can potentially finance the following 20% of the developer payment plan.

Using the AED 10.2m 5-bedroom as an example, the initial 20% represents approximately:

AED 2.04 million

The investor therefore has exposure to an AED 10.2m property after initially deploying approximately AED 2.04m of their own capital.

If the underlying property appreciates by 20%, the gross increase in asset value is also approximately AED 2.04m.

At 30%, the gross increase is approximately AED 3.06m.

At 40%, it is approximately AED 4.08m.

This does not mean those figures represent the investor’s net profit or return on equity. Further purchaser contributions, ADIB financing costs, mortgage costs, registration fees and eventual selling costs all need to be deducted.

However, it demonstrates why we believe Wadeem Gardens could be an unusually capital-efficient way of gaining four-year exposure to Hudayriyat Island.

Rather than having significant amounts of capital tied up in a conventional construction payment plan, an investor may potentially retain capital for other investments while still benefiting from appreciation of the complete villa.

Our Four-Year View

We would not underwrite an investment on the basis that Wadeem Gardens needs to increase 40%.

Our investment case works at much more conservative levels.

A 10% increase over four years would represent only approximately 2.4% compound annual growth before costs.

A 20% increase equates to approximately 4.7% annual compound growth.

A 30% increase equates to approximately 6.8% annually.

A 40% increase equates to approximately 8.8% annually.

That is the important context.

The question isn’t whether Hudayriyat can suddenly increase 40%. The question is whether one of Abu Dhabi’s major new luxury island destinations can appreciate at approximately 5–9% annually through a four-year construction and development cycle.

Given what is being delivered across Hudayriyat, we believe that is a much more interesting investment question.

And because the buyer may not have the entire purchase price invested during that period, the potential return on the investor’s actual equity can be materially higher than the percentage movement in the property itself.

Location Within Wadeem Gardens Will Matter

The current data reinforces something we believe will become increasingly important as the development matures.

Not every Wadeem Gardens villa will perform equally.

If the buildings within each category are substantially identical, there is little opportunity for one 5-bedroom villa to outperform another on the basis of materially superior internal specifications.

The difference is the plot.

We therefore want to identify villas with the strongest open aspect, landscaping, privacy, low neighbour density, internal park positions, and proximity to the best amenities.

At resale, when a buyer has a choice between two otherwise similar villas, these are exactly the characteristics that can create a premium.

For Off Plan Dubai investors, selection is therefore part of the investment strategy rather than an afterthought.