Ramhan Island Property Guide

What is Ramhan Island?

Ramhan Island is a natural island off Abu Dhabi’s coast, between Yas Island and Saadiyat Island and next to Jubail Island. Eagle Hills unveiled its masterplan in May 2024: about 4 million square metres, of which about 2.2 million are developable, with more than 1,800 standalone waterfront villas, around 900 marina residences, branded and serviced residences, a marina hotel and a 1.7 km retail promenade. Marriott and Eagle Hills have also signed for a Ritz-Carlton Reserve with 50 villas, including floating villas, planned to open in 2029. Today it is a construction site with homes being sold phase by phase, not an established community.

Can foreigners buy property on Ramhan Island?

Eagle Hills markets the villas as freehold for all nationalities, portal pages list the phases as freehold, and Ramhan appears in ADREC-attributed press coverage of zones open to foreign freehold. We have not seen a published designation decision for the island, and it was not on the 2019 zone list, which predates the project. So treat the developer’s description as the starting point and confirm that your unit is registered on DARI as freehold and that the sale is entered in the Interim Real Estate Register, as explained in our off-plan guide and the freehold areas guide.

What do Ramhan Island villas cost?

There is no resale or rental market yet, so the only prices are Eagle Hills launch prices, and they change from phase to phase. As an example, Property Finder’s page for Ramhan Island Villas Phase 4 listed villas from about AED 6.9m with delivery scheduled for September 2028, on a 10% booking, 40% during construction and 50% on handover plan; its Infinity Villas project was listed from about AED 13.5m to 14m on the same split, with completion scheduled for December 2029. Handover dates differ between phases and between listing sites, so read the date in your sale and purchase agreement, not the brochure.

Because there is no rental history, any yield projection is an estimate. Expect villa yields well below apartment districts, closer to Saadiyat levels than to Al Reem or Al Reef; our rental yields guide shows the comparison by area.

Who should buy on Ramhan Island?

Ramhan suits buyers who want a beachfront villa, can fund a payment plan with half due on handover, and plan to hold for years rather than flip. It can also suit Golden Visa applicants, since launch prices are well above the AED 2m threshold, although off-plan property qualifies only under conditions set by the Abu Dhabi Residents Office (see our Golden Visa guide). It suits buyers less well if they need rental income soon, want an established neighbourhood with schools on the doorstep, or cannot carry construction-period risk.

What about schools, transport and daily life?

The island is reached by causeway from the Sheikh Khalifa Bin Zayed Highway (E12) side. Listing sources put Yas Island about 10 to 15 minutes away by car and Zayed International Airport and central Abu Dhabi about 15 to 20 minutes, which makes it one of the more central island locations. There are no schools, supermarkets or clinics on the island yet; residents will rely on Saadiyat and Yas for schools, shopping and healthcare until the retail promenade and community facilities are built. A car is essential.

What are the pros and cons of Ramhan Island?

How ODZ advises on Ramhan Island purchases

With an off-plan island, the decision rests on the developer’s delivery, the contract and the price you pay against what finished villas will compete with. ODZ reads the sale and purchase agreement for the handover date, delay terms and specification, confirms the DARI and escrow registration, and models the handover payment against your finance. We also compare the launch price with finished waterfront villas on Saadiyat and Yas. If you may sell before completion, our guide to selling off-plan before handover explains the resale rules.