A private island off Abu Dhabi, given over entirely to low-rise waterfront living: standalone villas on their own beaches, swimmable lagoons, a marina at the centre of the community and mangroves left where they stand. Eagle Hills calls it one of the few private islands Abu Dhabi will ever release.
Most Abu Dhabi launches are a parcel inside someone else's masterplan. Ramhan is the island itself: 6.5 million square metres of development area, of which 2.8 million is water, shaped so that the shoreline reaches almost every home.
Every figure above is printed in Eagle Hills' brochure. The retail promenade is given there as "1.7 K" with no unit, so we leave it as published rather than guess whether that means metres or square metres.
Ramhan is a natural island rather than a reclaimed one, and the brochure leans on that: mangroves, clear shallow water, and marine and birdlife that includes dolphins, sea turtles and migrating birds.
That matters commercially as well as scenically. Mangrove stands are protected habitat in Abu Dhabi, which constrains what can be built near them — and in practice tends to protect the open outlook of whatever is built next to them.
The trade normally demanded by island living is distance. Eagle Hills publishes two drive times that say otherwise, and describes the island as minutes from the mainland, Saadiyat and Yas.
Those are the only two timed distances Eagle Hills publishes; the rest it describes as "minutes" without a figure, and we have not converted that into numbers of our own. Worth asking about directly: how residents and their guests actually reach the island day to day, and what that means for a school run.
The island is overwhelmingly a villa product — 1,234 standalone houses, most of them on the water — with apartments concentrated where the marina is, plus a hotel with serviced residences.
The heart of the project: detached houses with private pools, terraces and, in the renders, direct beach frontage.
Low-rise blocks overlooking the harbour and the promenade, at the social centre of the island rather than on its quiet edges.
A separate, much smaller tier. Eagle Hills does not name the brand in this brochure, so neither do we.
Listed among the island's facilities. The operator is not named in the brochure.
Nothing in the renders rises far above the treeline. For a buyer comparing this against a tower on Reem or Saadiyat, that is the substantive difference: the product here is a house with a beach, not a floor plate with a view.
It also changes the cost base. Villa communities carry different service charges, maintenance and insurance profiles from apartment towers — figures Eagle Hills has not yet published for Ramhan.
The marina apartments look onto the harbour, the promenade and the restaurants. That is the opposite of the villas' proposition, and usually the opposite rental profile too — shorter lets, more seasonality, more footfall.
If you are choosing between the two on this island, that distinction matters more than the finish level.
More than 150 berths, a Marina and Yacht Club with its own membership, and a retail promenade of shops and restaurants along the water. On an island this size, the marina is not an amenity bolted on — it is the town centre.
Eagle Hills publishes this as a closed list rather than a wish list. Everything below is named in the brochure; nothing has been added to it.
This is the part most pages about Ramhan fill in with numbers from property portals. We are not going to, because the developer's own brochure does not contain them.
The 42-page Eagle Hills brochure for Ramhan Island contains no:
Numbers for all of these circulate on aggregator sites. Some of them will be right. None of them are the developer's published position, and on a project this early the gap between a portal's number and the current release can be large enough to waste your time. Ask us and we will go to Eagle Hills for the live price list, the plan attached to the release that is actually open, and the title type on the specific plot.
Four questions that decide whether this suits you, none of which the brochure answers: the completion date and what is being built first; how access to the island works in practice, day to day, for residents and guests; the service charge basis for a villa here; and the title type and what it means for a Golden Visa application. We put these to the developer in writing rather than relying on what is said in a sales meeting.
Something worth knowing about this island: it is large enough that ADREC breaks it out as its own district in the official H1 2026 report, alongside Saadiyat, Yas and Fahid. These figures are ADREC's, not Eagle Hills' and not ours.
AED 2.9 billion of sales on an island that has not been handed over tells you the demand is real and the story sells. It does not tell you what those buyers paid per square metre, which ADREC does not publish by project for Ramhan the way it does for Al Reem.
First, the buyer pool is the point and the risk. Non-resident foreign purchases quadrupled to AED 13.8 billion in half a year, and a private island is squarely aimed at that buyer. Demand driven from abroad is the most mobile kind there is — it responds to currencies, travel and sentiment elsewhere, not only to Abu Dhabi.
Second, resale liquidity is untested. Reem and Saadiyat have years of transactions to price against. Ramhan does not yet. If you may need to exit before handover, that is the single most important line in your model, and it is the one no brochure will help you with.
Third, the rent freeze applies here. The emirate-wide freeze on rent increases introduced in June 2026 exempts only the ADGM communities, Al Reem and Al Maryah. Ramhan is not exempt. Model the rent achievable now, not an escalating one.
We summarised the regulator's whole report on a separate page. Read the H1 2026 market summary →
An Abu Dhabi-based developer working across the UAE and internationally, building residential, hospitality and retail together rather than separately. These are the figures it publishes about itself.
Self-reported by Eagle Hills in the Ramhan Island brochure. We have not independently audited them, and "total development value" is a pipeline figure rather than a measure of what is delivered.
Tell us whether you are looking at a beachfront villa or a marina apartment, and we will go to Eagle Hills for the current price list, the payment plan attached to the open release, and the title type on the specific plot — rather than sending you a portal screenshot. We work in Russian, Kazakh and English.
Independent analysis
Project pages describe what the developer is selling. These are our own views on the market around it — official data cited to its source, our interpretation labelled as opinion.
Information on this page last updated . Prices, availability and payment plans are subject to developer confirmation and change without notice. Written by Yeldar Nurmukanov, founder of Astana Real Estate and an ADREC-licensed broker in Abu Dhabi.
