Waterfront villas by Eagle Hills, off the coast between Yas and Saadiyat, measured against every registered sale since the first launch in July 2023.
Villas only, priced by size.
Every home sold on Ramhan so far is a villa, bought off-plan from Eagle Hills. Prices are on built-up area, by bedroom count. The Bristol's apartments have no registered sales yet.
Data through 30 September 2026 · Registered transactions
| Bedrooms | Median price | Median AED per sq ft | Sales, 12 months | Of which resales |
|---|---|---|---|---|
| 3 bedrooms | AED 10.9M | 3,811 | 48 | 0 |
| 4 bedrooms | AED 11.3M | 4,013 | 75 | 2 |
| 5 bedrooms | AED 14.3M | 3,279 | 71 | 0 |
| 6 bedrooms or more | AED 18.4M | 3,778 | 105 | 0 |
| Most traded communities | Median price | Median AED per sq ft | Sales, 12 months | Of which resales |
|---|---|---|---|---|
| Ramhan Island, Phase 3 | AED 13.3M | 3,437 | 109 | 1 |
| Ramhan Island, Phase 5 | AED 13.7M | 4,057 | 97 | 0 |
| Ramhan Island, Phase 1 | AED 13.2M | 3,154 | 54 | 1 |
| Ramhan Island, Phase 4 | AED 13.2M | 3,496 | 39 | 0 |
Source: XIS analysis of ADREC registered Ramhan Island villa sales, whole units, off-plan and resale, 1 October 2025 to 30 September 2026. Price per sq ft is on built-up area. Bedroom sizes and communities are shown when they have at least 20 and 10 sales; communities are named as the registry records them. Sales with no recorded size or bedroom count are not included. Like-for-like compares each community with itself, size by size, 2023 against the last 12 months, where both periods have at least five sales, weighted by 2023 sales.
Sales restarted in late 2025, at higher prices.
Quarterly median price per square foot across 299 registered villa sales since Q4 2025. Villa sales began in July 2023 and paused from mid-2024 until late 2025, so the chart starts when they resumed. Each quarter reflects which phases were selling, and the second quarter of 2026 had only 15 sales.
| Year | Q1 | Q2 | Q3 | Q4 |
|---|---|---|---|---|
| 2025 | — | — | — | 3,401 |
| 2026 | 3,370 | 4,390 | 3,927 | — |
Ramhan against its neighbours, median villa and townhouse price per sq ft, last 12 months
Source: XIS analysis of ADREC registered villa and townhouse sales, whole units, priced on built-up area. Ramhan's figure is almost entirely launch prices; its neighbours mix launches and resales, so the comparison is between new Ramhan villas and each area's villa market as a whole.
Three things every Ramhan buyer should know
From registered transactions to 30 September 2026.
+55%Phase 1 to Phase 5, per sq ft
Phase 1 villas sold at a median AED 2,614 per sq ft across all its sales since July 2023. Phase 3, first sold in November 2025, reached AED 3,437, Phase 4 AED 3,496 and Phase 5 AED 4,057. Phases differ in position, plot and specification, so this shows higher launch pricing, not appreciation of the same homes.
3,746AED per sq ft, last 12 months
Over the last year, Ramhan villas sold at a median AED 3,746 per sq ft of built-up area, the highest of any Abu Dhabi area with 20 or more villa sales, and a median price of AED 13.5 million.
545+villas sold off-plan
At least 545 villas sold off-plan since 2023 sit in phases with no completed sale registered yet. When they complete, they may compete with each other and with later releases for tenants and buyers. This measures homes sold, not a handover schedule, and unsold homes are not counted.
A private island of waterfront villas, minutes from Yas.
Ramhan lies just off the Abu Dhabi coast between Yas and Saadiyat, joined to the mainland by its own bridge. Eagle Hills is building it out phase by phase, with villas on the water, a marina and The Bristol hotel and residences.
Ramhan Island is a freehold area: Eagle Hills sells to buyers of every nationality, with ownership of the home and the land.
No completed (ready) home sale has been registered on the island yet; every registered sale so far was off-plan. Check each phase's handover date in its sales agreement.
Our honest view, before you view a single villa.
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Considering a Ramhan project? See its numbers first.
Name the project or area. An XIS advisor will send you the same analysis we run before we advise any client.
Questions buyers ask about Ramhan
Yes. Ramhan Island is a freehold area, and Eagle Hills sells to buyers of every nationality, with ownership of the home and the land. Confirm eligibility on the sales agreement before you pay.
In the 12 months to 30 September 2026, villas on Ramhan Island sold at a median AED 13.5 million, about AED 3,750 per sq ft of built-up area: the highest median per sq ft of any Abu Dhabi area with 20 or more villa sales. Almost every sale was off-plan, from Eagle Hills.
Over the same 12 months, 299 villas sold on Ramhan. Three-bedroom villas had a median price of AED 10.9 million, four-bedrooms AED 11.3 million, five-bedrooms AED 14.3 million and villas with six bedrooms or more AED 18.4 million.
It is too early to judge from resale prices: every home on Ramhan Island so far has been sold off-plan by Eagle Hills, and only two resales have been registered. What the registry does show, in sales to 30 September 2026, is that later phases have launched higher: Phase 5 villas sold at a median AED 4,057 per sq ft, against AED 2,614 in Phase 1. Phases differ in position, plot and specification, so this is launch pricing, not a measured rise in the value of the same homes.
There is no rental market to measure yet: no completed home sale has been registered on Ramhan. Ask us for rent comparables from nearby villa areas and the handover date for the phase you are considering.
Yes, at The Bristol: 125 branded residences by Eagle Hills beside the Bristol hotel, with one to four bedrooms. None of its sales had been registered by 30 September 2026, so this page covers villas.
Property worth AED 2 million or more can qualify for the 10-year Golden Visa. What counts is your own money in the property: a mortgage can only cover the value above AED 2 million, and for off-plan property at least AED 2 million must already be paid to the developer. On Ramhan over the last year, every villa sale was at AED 2 million or more. Confirm your eligibility with the authorities before you buy.
Begin with Ramhan Island's numbers.
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