Ramhan Island, Abu Dhabi
Waterfront Villas by Eagle Hills
Waterfront villas by Eagle Hills on a private natural island between Yas and Saadiyat, with the UAE's first floating residences arriving in 2029.
From AED 6.4M
Starting Price
3 to 7
Bedroom Villas
10% Booking
To Reserve Today
Golden Visa
Eligible
4M sqm
Private Island
1,800
Standalone Villas
~900
Marina Residences
170
Berth Yacht Marina
1.7km
Retail Promenade
Eagle Hills' Private Island Address
About Ramhan Island
The Island
Ramhan Island is a naturally formed, 4-million-square-metre island in Abu Dhabi's northern waters, positioned almost exactly between Yas Island and Saadiyat Island, roughly 10 to 15 minutes from each. Mangrove forest, protected beaches, and low-density planning are preserved throughout, giving Ramhan Island a resort-like, nature-first character that is increasingly rare this close to central Abu Dhabi.
The Communities
Developed by Eagle Hills, one of Abu Dhabi's most established master developers, the island is being built as a mixed-use waterfront destination around two residential communities, Zen and Flow, spanning four named neighbourhoods: Marine Island Villas, Cove Island Villas, Breeze Island Villas, and Views Island Villas.
The Masterplan
Alongside 1,800 standalone villas and roughly 900 marina residences, the masterplan includes a 170-berth yacht marina, a 1.7km retail promenade, and a branded hotel of 120 rooms.
The Ritz-Carlton Reserve
Most notably, a secluded Ritz-Carlton Reserve parcel brings 50 ultra-private villas, including the region's first floating residences, to the island by 2029.
3 to 7
Bedrooms
1,800
Villas
Q4 2026
Early Handover
Freehold
Ownership
Why Invest
Why Invest in Ramhan Island?
Ritz-Carlton Reserve on the Island
Marriott International and Eagle Hills have confirmed Ramhan Island as home to the world's eighth Ritz-Carlton Reserve, a branded, ultra-luxury villa cluster including the region's first floating residences, directly supporting long-term prestige and resale value across the wider island.
Genuine Waterfront Scarcity
Every villa on Ramhan Island sits on a private, naturally formed island with protected mangrove and beach frontage, a supply-constrained setting unlike man-made or reclaimed island developments elsewhere in the UAE.
Golden Visa Eligible
Every unit type on Ramhan Island is priced well above the AED 2 million threshold for the UAE 10-year Golden Visa, making this a straightforward qualifying purchase for the family residency route.
Early-Phase Entry Before Full Delivery
With early-phase villas handing over from Q4 2026 and the Ritz-Carlton Reserve not completing until 2029, buyers today are entering ahead of the island's full lifestyle infrastructure and brand-driven price appreciation.
Featured Project
Ramhan Island by Eagle Hills
Ramhan Island by Eagle Hills is the flagship villa collection across the Zen and Flow communities, 3 to 7-bedroom waterfront villas from 3,563 sq ft up to 8,514 sq ft, each with a private garden, swimming pool, and direct beach or marina access. Interiors are delivered in six design styles (Sky, Bliss, Grace, Charm, Vintage, Spark) by five different design studios, using natural stone, marble, and wood finishes throughout.
| Configuration | Size From | Price From |
|---|---|---|
| 3 Bedroom (Charm) | 3,563 sq ft | AED 6,400,000 |
| 4 Bedroom (Grace) | 3,801 sq ft | AED 10,000,000 |
| 5 Bedroom (Spark) | 5,913 sq ft | Price on Request |
| 6 Bedroom (Vintage) | 5,375 sq ft | Price on Request |
| 7 Bedroom (Sky) | 8,080 to 8,514 sq ft | Up to AED 37,000,000 |
10 / 40 / 50 Payment Plan
Reserve With Just 10% Down Payment
Eagle Hills offers Ramhan Island villas on a straightforward 10/40/50 payment structure across current releases.
10%
Down Payment · On Booking
40%
During Construction · Staged
50%
On Handover
Early-phase villas from Q4 2026; main villa delivery continuing through 2027; marina residences and the Ritz-Carlton Reserve floating villas from 2028 to 2029.
Direct from Eagle Hills · Authorised Agent Pricing
Villas starting from AED 6,400,000
“The region's first floating residences, arriving with the Ritz-Carlton Reserve by 2029.”
Marriott International & Eagle Hills · The world's eighth Ritz-Carlton Reserve
Lifestyle
Parks, Beaches & Lifestyle Amenities
Nearby
Education & Healthcare
Education
| School | Distance | Curriculum |
|---|---|---|
| SABIS International School | 10 to 15 min | American/IB |
| Théodore Monod International French School | 10 to 15 min | French |
| Redwood Nursery / Bright Beginnings Nursery / Yellow Submarine Nursery | 10 to 15 min | Early Years |
| On-island kindergarten and school (planned within masterplan) | On-island | TBC |
Healthcare
| Facility | Distance | Type |
|---|---|---|
| Bioclinic Medical Center | 10 to 15 min | Multi-Specialty Clinic |
| HealthPlus Family Clinic | 10 to 15 min | Family Clinic |
Transport & Connectivity
Between Yas and Saadiyat
Ramhan Island sits almost exactly between Yas Island and Saadiyat Island, with direct bridge and causeway access to the mainland.
Economic Appeal
ROI & Golden Visa
Ramhan Island is positioned as a long-term lifestyle and capital-growth asset rather than a high-turnover rental play. Current gross ROI estimates sit around 5 to 6%, in line with other ultra-prime Abu Dhabi villa communities, with the Ritz-Carlton Reserve signing expected to support further capital appreciation as it nears its 2029 completion.
UAE Golden Visa Eligible · Freehold for All Nationalities
Every villa purchase on Ramhan Island qualifies for the UAE's 10-year Golden Visa (AED 2 million minimum threshold, comfortably exceeded by every current unit type), with eligibility extending to immediate family members for as long as the property is retained.
From AED 6.4M
Starting Price
10% Booking
To Reserve
Q4 2026
Early Handover
Freehold
All Nationalities
Gallery
Life on Ramhan Island
Developer
Eagle Hills
Location
Ramhan Island, Northern Abu Dhabi
Communities
Zen & Flow (4 neighbourhoods)
Property Type
3 to 7 Bedroom Waterfront Villas
Total Villas
1,800 (+ ~900 Marina Residences)
Starting Price
From AED 6,400,000
Payment Plan
10 / 40 / 50
Handover
Early Phases From Q4 2026
Signature Amenity
Ritz-Carlton Reserve (2029)
Ownership
Freehold
Frequently Asked Questions
Ramhan Island: Answered
Where is Ramhan Island located?
Ramhan Island is a naturally formed island in northern Abu Dhabi, positioned almost equidistant between Yas Island and Saadiyat Island, roughly a 10 to 15 minute drive from each, and 20 to 25 minutes from Zayed International Airport.
Who is developing Ramhan Island?
Ramhan Island is developed by Eagle Hills, an international real estate development company headquartered in Abu Dhabi with a track record across the UAE, Europe, and Africa.
What is the Ritz-Carlton Reserve on Ramhan Island?
Marriott International and Eagle Hills have signed an agreement to bring a Ritz-Carlton Reserve, the brand's eighth globally, to a secluded parcel of Ramhan Island, comprising 50 private one-to-four-bedroom villas including the region's first floating residences, targeted to open in 2029.
What types of properties are available on Ramhan Island?
Ramhan Island currently offers 3 to 7-bedroom standalone waterfront villas across the Zen and Flow communities, with roughly 900 additional marina residences planned and a separate Ritz-Carlton Reserve villa collection.
What are the starting prices on Ramhan Island?
Villas start from approximately AED 6.4 million for a 3-bedroom unit, rising to above AED 20 million for the largest 7-bedroom beachfront villas. Contact Masterpiece Property to confirm exact current pricing per configuration, as prices vary by phase and release.
What are Zen and Flow?
Zen and Flow are the two primary residential communities that make up the Ramhan Island villa masterplan, together comprising four named neighbourhoods: Marine Island Villas, Cove Island Villas, Breeze Island Villas, and Views Island Villas.
When will villas on Ramhan Island be handed over?
Early-phase villas are scheduled for handover from Q4 2026, with the main villa collection continuing through 2027. Marina residences and the Ritz-Carlton Reserve floating villas are targeted for 2028 to 2029.
What is the payment plan for Ramhan Island villas?
Current releases follow a 10% booking, 40% during construction, 50% on handover structure. Confirm the exact schedule for your chosen unit with Masterpiece Property, as payment terms can vary by phase and release.
Does a villa on Ramhan Island qualify for the Golden Visa?
Yes. Every current villa configuration on Ramhan Island is priced well above the AED 2 million threshold required for the UAE 10-year Golden Visa.
What amenities are included on Ramhan Island?
A 170-berth yacht marina, 1.7km retail promenade, a branded 120-room hotel, wellness spa and fitness centre, private beaches, children's play areas, and protected mangrove and nature areas across the masterplan.
Is Ramhan Island freehold for foreign buyers?
Yes, Ramhan Island villas are sold on a freehold basis open to foreign nationals, consistent with Abu Dhabi's other designated investment zones.
How does Ramhan Island compare to Saadiyat Island or Yas Island for villas?
Ramhan Island offers a lower-density, more secluded, nature-first setting on its own private island, versus Saadiyat's cultural-district positioning or Yas Island's entertainment-driven lifestyle, with the added differentiator of the incoming Ritz-Carlton Reserve, a brand affiliation neither of the other two islands currently has at this scale.
How can I book a unit on Ramhan Island?
To reserve a unit on Ramhan Island, contact Masterpiece Property directly, call 800 666 888, WhatsApp our team, or submit your details through the contact form on this page. As an authorised agent, we'll confirm current availability, pricing, and the payment plan for your chosen configuration, then guide you through the reservation (typically a 10% booking payment) and paperwork through to handover.
Register Your Interest
Reserve Your Place on Ramhan Island
Villas on Ramhan Island are released across the Zen and Flow communities, with early-phase handover from Q4 2026. Submit your details to receive the current price list, floor plans and the 10/40/50 payment plan, and to be notified ahead of future phase releases and the Ritz-Carlton Reserve.