Reem Hills, Al Reem Island — Community Guide (2026)

Community: Reem Hills — gated masterplanned community

Area: Al Reem Island

Emirate: Abu Dhabi

Developer: Modon (originally launched by Q Properties, now developed by Modon following the merger)

Masterplan area: 190 hectares

Location within island: East coast of Al Reem Island

Planned population: Approximately 10,000 residents at completion

Tenure: Freehold — open to all nationalities

Property types: Villas, twin villas, townhouses and apartments

Villa bedrooms: 4, 5, 6 and 7 bedroom

Apartment bedrooms: 1, 2 and 3 bedroom

Starting price: From AED 1.5 million for a one-bedroom apartment*

Villa handover: Q2 2026*

Apartment handover: Q2 2027*

Golden Visa: Purchases of AED 2 million or more qualify for the 10-year UAE Golden Visa*

Overview

Reem Hills is a gated, masterplanned freehold community on the east coast of Al Reem Island, developed by Modon. The masterplan covers 190 hectares and was prepared by KEO International Consultants, who describe it as introducing a new housing option to an island that had none of this kind. At completion the community is planned to house approximately 10,000 residents.

Its defining feature is a man-made hill. In a city as flat as Abu Dhabi that is a deliberate act of engineering rather than a landscaping flourish: the luxury villas wrap around the hill at multiple levels, which the master planner notes was done specifically to give views to more residents than a single hilltop row could. The result is elevated sightlines over the waterfront, the mangroves and the island beyond.

The community matters within the island’s market because it introduces a property type that barely existed there. Al Reem Island has been an apartment market since its inception — towers across Shams Abu Dhabi, Marina Square and City of Lights. Reem Hills brings villas, twin villas and townhouses onto an island that previously offered almost none.

Reem Hills brings gated villa living to an island that has been an apartment market for two decades, using an engineered hill to give elevated views to homes across multiple levels rather than a single hilltop row.

Location and Setting

The masterplan occupies the east coast of Al Reem Island, aligned along the waterfront and overlooking the sea and the mangrove system. That orientation faces away from the island’s dense tower clusters, which is central to how the community is positioned.

Modon publishes the following distances from the community: a three-minute drive to Reem Hospital, a ten-minute drive to The Galleria and to Sorbonne University Abu Dhabi, and a fifteen-minute walk to Reem Mall.

That last figure is the one worth pausing on. A gated villa community within walking distance of a two-million-square-foot mall is genuinely unusual in Abu Dhabi. Villa developments on Yas Island or Saadiyat Island generally trade centrality for space; Reem Hills sits inside an island that already carries full urban infrastructure.

The Masterplan

KEO International Consultants prepared the masterplan, providing master planning, landscape architecture, infrastructure master planning, sustainability services and cost estimation. Their planning work was completed in 2022.

The plan covers 190 hectares along the island’s eastern waterfront and provides for four, five, six and seven-bedroom villas alongside a range of townhouses and apartment units, all oriented towards the sea and the mangroves. The engineered hill is the organising device: rather than a flat grid of plots, villas step around it at multiple levels so that elevation and outlook extend well beyond the summit.

Delivery is phased rather than a single handover. Modon has released the community in stages, with villas and apartments on separate timelines. For a buyer, the practical implication is that a quoted handover date is meaningless without knowing which release a specific unit belongs to.

Property Types

Villas and Twin Villas

The masterplan provides for villas in four, five, six and seven-bedroom configurations, positioned around the hill at varying levels to maximise outlook. Twin villas form part of the mix alongside standalone homes. These are the community’s headline product and the reason it exists — large-format family housing on an island where such stock has effectively been unavailable.

Townhouses

Townhouses occupy the middle of the range, broadening the entry point beyond the villa product. They are the stock most directly comparable to townhouse developments at Yas Acres and Saadiyat Lagoons, with the distinction being location rather than product.

Apartments

One, two and three-bedroom apartments form the lowest entry point into the community, starting from AED 1.5 million for a one-bedroom*. These compete with existing island stock in towers such as Meera Towers and Horizon Towers, with the differentiator being the gated setting, the beach access and the community amenity package rather than the units themselves.

Amenities

Modon lists the following within the community: a community centre, clubhouse, gym, swimming pool, tennis facilities, jogging trails, mosque, luxury retail, restaurant, supermarket, verdant parkland, water features and exclusive access to sandy beaches. The developer additionally cites private schools, healthcare centres, cycling tracks and a retail avenue within the community at completion.

The distinction worth drawing is between what the community provides internally and what the island already provides outside its gates. Reem Mall with its cinema, hypermarket and the indoor snow park Snow Abu Dhabi; Reem Central Park with its skate park and sports courts; Reem Hospital; and the island’s schools are all operating now. That matters when comparing against villa communities whose promised amenities are themselves still under construction.

Pricing, Payment and Handover

Modon states a starting price of AED 1.5 million for a one-bedroom apartment, on a 50/50 payment plan*. Villa and townhouse pricing varies by unit, plot and release and is not published as a single headline figure.

On handover, Modon gives Q2 2026 for the villas and Q2 2027 for the apartments*. Because delivery is phased, these are indicative of the programme rather than binding on any individual unit.

A word of caution that applies to this development specifically. A very wide range of prices, payment structures and handover dates for Reem Hills circulates on third-party listing and brokerage sites, much of it dating from earlier releases and some of it contradicting the developer directly. Figures on this page are taken from Modon and from the master planner. Any figure encountered elsewhere should be checked against the current release before it is relied upon.

Ownership and Visa Eligibility

Reem Hills is a freehold development and Modon confirms that properties can be fully owned by all nationalities. Al Reem Island is one of Abu Dhabi’s designated investment zones, which is why the island has drawn international buyers since its inception.

Modon further states that the purchase of any property in Reem Hills valued at AED 2 million or more qualifies the buyer to apply for the ten-year UAE Golden Visa*. Visa thresholds and conditions are set by federal authorities and can change, and eligibility depends on individual circumstances, so applicants should confirm current requirements independently. For buyers whose primary objective is residency alongside a property asset, this threshold is often the figure that shapes which unit type they consider.

Schools and Healthcare

The community is planned to include private schools and healthcare centres within its own boundaries. Outside the gates, the island already offers Repton School Abu Dhabi and Nord Anglia International School delivering the British curriculum, with Sorbonne University Abu Dhabi a ten-minute drive away.

Healthcare sits three minutes away at Reem Hospital, a multi-specialty facility with a rehabilitation focus, with Burjeel Day Surgery Center also on the island. For tertiary care, Cleveland Clinic Abu Dhabi on Al Maryah Island is close by and Sheikh Khalifa Medical City operates the emirate’s principal trauma centre on the mainland.

Getting Around

By Car

Three bridges connect the island to the mainland. Al Salam Street is the most direct route to the central business district and the Corniche, the Sheikh Khalifa Bridge serves the northern approach, and Airport Road and Sheikh Zayed Road connect to Zayed International Airport and the Dubai corridor.

On Foot

Modon puts Reem Mall at a fifteen-minute walk. Jogging trails and cycling tracks run through the community itself, and the island’s promenade network connects onward. For a villa community, that degree of walkable amenity access is unusual in Abu Dhabi.

Investment Perspective

The case rests on scarcity. Villa stock on Al Reem Island is close to non-existent outside this development, while apartment supply is deep and continues to grow. A villa buyer here holds a category with very little competing supply on the same island.

The counterweight is that villa buyers across Abu Dhabi have real alternatives. Yas Acres, West Yas, Saadiyat Lagoons, Hidd Al Saadiyat and Modon’s own developments on Hudayriyat Island compete for the same buyer, often with larger plots or beachfront positions. What Reem Hills offers against them is centrality and an amenity base that is already operating rather than promised.

On returns, the honest position is that large off-plan villas in Abu Dhabi are generally capital-growth plays rather than income plays: gross yields on big-format housing typically run below those achievable on apartments. Modon states an expectation of strong capital appreciation and competitive rental yields; that is the developer’s outlook rather than a guarantee, and buyers should form their own view. Those comparing districts may find Al Reem Island vs Saadiyat Island and Al Reem Island vs Yas Island useful.

FAQ — Reem Hills

Who is the developer of Reem Hills?

Reem Hills is developed by Modon, which presents the community across its own real estate portfolio alongside its other Reem Island developments. The project was originally launched under Q Properties, part of Q Holding, and moved to Modon following the merger of the two entities — which is why older listings, brochures and news coverage still name Q Properties as developer. Both names refer to the same development. The masterplan itself was prepared by KEO International Consultants, who provided master planning, landscape architecture, infrastructure planning, sustainability services and cost estimation, completing their planning work in 2022. For buyers, the practical point is to confirm which corporate entity is named as counterparty on the sale and purchase agreement, and to verify current project registration and escrow arrangements independently before committing funds.

Where exactly is Reem Hills?

The masterplan occupies 190 hectares along the east coast of Al Reem Island, aligned with the waterfront and overlooking the sea and the mangrove system. It faces away from the island’s dense tower clusters. Modon publishes specific distances: a three-minute drive to Reem Hospital, ten minutes to The Galleria and to Sorbonne University Abu Dhabi, and a fifteen-minute walk to Reem Mall. That walking distance to a major mall is the detail most worth noting — villa communities elsewhere in Abu Dhabi generally sit well away from retail of that scale, and residents drive to everything.

What is the starting price and payment plan?

Modon states a starting price of AED 1.5 million for a one-bedroom apartment, on a 50/50 payment plan*. Villa and townhouse pricing varies by unit, plot size and release, and is not published as a single headline figure. A caution specific to this development: a very wide spread of prices and payment structures for Reem Hills circulates on third-party listing and brokerage sites — figures as low as AED 850,000 appear, along with 20/80, 40/60 and staged 10/30/60 structures. Much of that material dates from earlier releases and some contradicts the developer directly. The figures on this page come from Modon. Anything found elsewhere should be verified against the current release before being relied upon, because off-plan terms reprice with each phase and old marketing stays online indefinitely.

When is handover?

Modon gives Q2 2026 for the villas and Q2 2027 for the apartments*. Because the community is being delivered in phases rather than as a single handover, these dates describe the broad programme rather than binding any individual unit. A buyer should establish precisely which phase and building their unit sits in and take the developer’s current construction progress report as the authoritative source. Handover dates quoted on third-party listings span a considerably wider range — anywhere from Q4 2025 to Q2 2027 — largely because those listings were published at different points in the release programme and were never updated. Off-plan timelines in Abu Dhabi do move, so a date quoted in a listing published a year or more ago carries little weight.

Is Reem Hills freehold and can foreigners buy?

Yes. Modon confirms that properties at Reem Hills can be fully owned by all nationalities, and Al Reem Island is one of Abu Dhabi’s designated investment zones where non-UAE nationals may acquire freehold title. This is why the island has attracted international buyers since it was first developed, in contrast to parts of the emirate where foreign ownership is limited to long leasehold arrangements. Buyers should nonetheless confirm the exact title being conveyed on their specific unit, since terms can vary between plot types and phases within a single masterplan, and should obtain independent legal advice before signing a sale and purchase agreement — particularly for an off-plan purchase where completion sits years ahead of the contract.

Does buying at Reem Hills qualify for the Golden Visa?

Modon states that the purchase of any property in Reem Hills valued at AED 2 million or more qualifies the buyer to apply for the ten-year UAE Golden Visa*. For many international buyers this threshold, rather than the property itself, is what determines which unit type they consider — it sets a practical floor beneath which the residency benefit does not apply. Two caveats matter. First, Golden Visa thresholds and conditions are set by federal authorities and have been revised more than once, so current requirements should be confirmed rather than assumed. Second, eligibility depends on individual circumstances including the nature of the purchase and any financing arrangement. Anyone buying primarily for residency purposes should take independent advice before committing.

What amenities does the community have?

Modon lists a community centre, clubhouse, gym, swimming pool, tennis facilities, jogging trails, mosque, luxury retail, restaurant, supermarket, verdant parkland, water features and exclusive sandy beach access, and additionally cites private schools, healthcare centres, cycling tracks and a retail avenue within the community at completion. The more useful distinction for a buyer is between these and the island amenities immediately outside the gates. Reem Mall with its cinema, hypermarket and Snow Abu Dhabi; Reem Central Park with its skate park and sports courts; and Reem Hospital are all operating today. Community amenities in an off-plan development arrive with the phases; the island’s do not need to be waited for.

What property types and sizes are available?

The masterplan provides for villas in four, five, six and seven-bedroom configurations, twin villas, a range of townhouses, and one, two and three-bedroom apartments. Villas are positioned around the engineered hill at varying levels rather than in a single hilltop row, which the master planner notes was done deliberately so that elevation and outlook extend to more homes. Specific unit sizes vary considerably by type, plot and release, and precise square footages published on third-party sites should be checked against the current floor plans for the release in question rather than assumed. The villa product is what makes the development distinctive — Al Reem Island has been an almost exclusively apartment market since its inception, so large-format family housing here has very little competing supply on the same island.

How does Reem Hills compare with other villa communities in Abu Dhabi?

The trade-off is centrality against plot size. Yas Acres, West Yas, Saadiyat Lagoons and Hidd Al Saadiyat generally offer larger plots, beachfront positions or established handover, but sit further from the business district and require a bridge crossing for most daily needs. Reem Hills is a gated villa community inside a mature urban island: two British curriculum schools, a hospital, a major mall and a large public park are all in operation within a few minutes. Modon also develops villa communities on Hudayriyat Island, which compete for a similar buyer with a very different setting. Which suits depends entirely on whether a buyer values space and seclusion or proximity and amenity maturity.

What should I check before buying off-plan here?

Five things, in order. Establish precisely which phase and building your unit sits in, since pricing, payment terms and handover all differ between releases. Obtain the current price list and payment plan directly from Modon or an appointed agency rather than relying on any published figure. Verify the project’s current registration status and the escrow arrangements through which your payments will route, independently of marketing material. Review the sale and purchase agreement with independent legal advice, paying particular attention to delay provisions, specification schedules and remedies if handover slips. Finally, understand the construction environment you are buying into: in a phased masterplan of 190 hectares, an early-phase home will sit alongside active building work for a period after handover, which is normal at this scale but affects both amenity and rental prospects in the interim.

Summary

Reem Hills is a gated, masterplanned freehold community on the east coast of Al Reem Island, developed by Modon following the merger with Q Properties, which originally launched it. The masterplan covers 190 hectares, was prepared by KEO International Consultants and completed in planning terms in 2022, and provides for approximately 10,000 residents at completion. Its organising feature is an engineered man-made hill around which villas wrap at multiple levels, extending elevated views over the waterfront and mangroves to more homes than a single hilltop row would allow. The mix spans four to seven-bedroom villas, twin villas, townhouses and one to three-bedroom apartments, with apartments starting from AED 1.5 million on a 50/50 payment plan and handover indicated at Q2 2026 for villas and Q2 2027 for apartments*. Properties are freehold and open to all nationalities, and Modon states that purchases of AED 2 million or more qualify for the ten-year UAE Golden Visa*. Community amenities include a community centre, clubhouse, gym, pool, tennis, mosque, retail, restaurant, supermarket, parkland and exclusive beach access, with private schools and healthcare centres planned. The surrounding island is already mature: Reem Hospital is three minutes away, Reem Mall a fifteen-minute walk, and Repton School Abu Dhabi and Nord Anglia International School are in operation. The investment case rests on villa scarcity within a mature urban island rather than on yield*.

Enquire About Reem Hills

Address Point Properties advises buyers and investors across Al Reem Island and the wider Abu Dhabi market, including off-plan acquisitions. For the current release price list, payment terms and construction status — or an assessment of how Reem Hills compares with villa alternatives elsewhere in the emirate — contact the team on WhatsApp or through approperties.ae.

*Project details on this page — including pricing, payment plan, handover dates, amenities, tenure, Golden Visa eligibility and distances — are drawn from the developer’s own published material, and masterplan details from the master planning consultant. Reem Hills is an off-plan development delivered in phases: terms differ between releases and published figures date quickly. Nothing on this page constitutes a valuation, an offer, financial advice or legal advice. Golden Visa thresholds and conditions are set by federal authorities and change; eligibility depends on individual circumstances. Confirm all current pricing, payment terms, unit specifications, title and handover timelines directly with the developer or an appointed agency, and obtain independent legal advice before entering any sale and purchase agreement. Availability and pricing change without notice. Information on this page is provided in good faith.