The EOI opens Friday 25 September at 2:00 PM, and it is first pay, first served
The expression of interest for The Bristol opens this Friday at 2:00 PM Abu Dhabi time. It is AED 50,000, fully refundable, paid by secure payment link. Units are allocated in the order the EOIs are paid, not the order they are asked for, so the terraces I would want will go in the first minutes. I register you: send me a passport copy now and I submit your client introduction letter before Friday, so you are on the link the moment it opens.
Paid by secure payment link, and refundable in full if you do not proceed. It is not a price and it is not a deposit on a unit. It is your place in the queue.
Opens Friday at 2:00 PM
Not first to ask, first to pay. Tell me your type, your layout and your second choice before Friday and I will have the offer ready to go, so nothing is decided while you are reading a floor plan.
The marina, the yacht club and the promenade arrive around you, with the second bridge open alongside the first. That is when a place reprices.
A private island, 15 minutes from the airport
Ramhan Island sits just off Abu Dhabi's coast, north of Yas Island and east of Saadiyat, across the water from Sheikh Khalifa Bin Zayed Highway. You drive on: one bridge to the island is already built and the second is nearly finished. Eagle Hills gives 15 minutes to Zayed International Airport and 15 minutes to Sheikh Zayed Grand Mosque. Tap any point on the map.
The Bristol, Ramhan Island
Eagle Hills' own map, not to scale. Drive times are Eagle Hills' figures.
- The first bridge BuiltRamhan is connected to the mainland by road. You drive to your door.
- The second bridge Nearly finishedA second connection to the mainland, close to completion, so the island is never one road away from the city.
- Your own berth 150+ berthsThe marina at the heart of the island, with a yacht club, sits at the foot of The Bristol.
Matt Siddell, on the locationThis is an island you drive to, 15 minutes from the airport, with a marina at its heart. Very few addresses in Abu Dhabi can say all three.
You are between Yas and Saadiyat, 15 minutes from the airport, on an island with its own marina and no through traffic. There is not much left like it in Abu Dhabi.
Drive times and the map are Eagle Hills' own, from The Bristol brochure. Bridge status as at September 2026. Berth count from Eagle Hills' Ramhan Island brochure of 4 September 2026.
Mohamed Alabbar built Dubai. Now he is building Ramhan.
Alabbar founded Emaar in 1997. Under him Emaar planned Dubai Marina, then Downtown Dubai, then put the Burj Khalifa, the tallest building in the world, and The Dubai Mall at its centre. Almost every postcard of modern Dubai is his work. He left Emaar's chair in 2020 and today chairs Eagle Hills, his own Abu Dhabi company, the developer of Ramhan Island and The Bristol.
When the man who built Dubai Marina puts a marina at the heart of his own island in Abu Dhabi, I pay attention. So should you.Matt Siddell
Emaar, Dubai Marina, Downtown Dubai and Burj Khalifa: Emaar Properties' published history. Eagle Hills figures: Eagle Hills' Bristol brochure, 21 September 2026. Belgrade, Georgia, Bahrain and Albania: Eagle Hills and press announcements, fact-checked 3 September 2026. Burj Khalifa height: 828 m.
Your front door opens onto the marina
The Bristol sits on the marina at the heart of Ramhan Island, with direct marina access from the building. Berths for more than 150 yachts, a yacht club, and a 1.7 km promenade of restaurants and shops along the water. Every home on the island touches water. At The Bristol you step off the terrace, down to the pontoon and out to sea.
Matt Siddell, on the marinaWaterfront is the one thing you cannot add later. A sea view can be built out; a berth at the foot of your building cannot be taken away. In every waterfront market I know, the homes on the marina itself carry the premium, and they hold it.
Alabbar built Dubai Marina. Ramhan's marina is his, in Abu Dhabi, and The Bristol is the address on it.
Berths and promenade: Eagle Hills' Ramhan Island brochure, 4 September 2026. Direct marina access: The Bristol brochure, 18 September 2026.
The Bristol, a century of hospitality, now on the marina
For more than a hundred years The Bristol has been a hotel name in Belgrade, and it is now restoring heritage landmarks from Belgrade to the Adriatic, including a 94-room boutique hotel on Brač Island in Croatia. Ramhan Island is its first address in the Gulf. The residences come with the privileges of hotel living: direct marina access, curated amenities and hotel service.
The Bristol's history is from the developer's brochures of 18 and 21 September 2026.
Ramhan Island, and why the marina is the heart of it
Ramhan is a natural island of protected mangroves and beaches, arranged by Eagle Hills as a chain of sub-islands: Pearl, Crystal, Bay, Zen, Flow and Aura. Every home touches water. The marina quarter is the island's centre, with the yacht club, the retail and dining promenade, and The Bristol.
Island figures are Eagle Hills' own, from the Ramhan Island brochure of 4 September 2026. Bristol amenities from The Bristol brochure of 18 September 2026.
The Bristol, inside and out
Tap any image to open it full screen, then swipe left and right on a phone, or use the arrows and your keyboard on a desktop. Filter by the building, the island, the interiors, the lifestyle or the floor plans for each type.
The Bristol, and what is on the table
The layouts and areas come from Eagle Hills' brochure with floor plans. The starting prices, payment plan and handover come from Eagle Hills' launch notice to brokers. Where a figure is my own view or my own estimate, it says so. Set the currency and the area unit at the top and the whole page follows you.
What is confirmed
125 residences in 1, 2, 3 and 4 bedrooms, across 20 layouts on six levels, facing the waterfront, the marina or the landscape. Starting prices: 1 bedroom from AED 3.1m, 2 bedroom from AED 4.4m, 3 bedroom from AED 6m, 4 bedroom from AED 14m. The EOI opens Friday 25 September at 2:00 PM: AED 50,000, fully refundable, first pay, first served. The payment schedule is published: 10% on booking, eight instalments of 5% from 31 January 2027, and 50% on handover on 31 October 2028.
What is still open
The full price list, so the top of each range. The service charge, which on a hotel-serviced building will be well above a standard one. Which units are in the first release, and how much of the building is released at all on Friday.
The dates on this page are Eagle Hills' schedule, so the model now runs on real dates rather than my assumption.
What I would say about it
Good returns need a good product, good pricing and a good payment plan. The product is a hotel-branded apartment on a marina, on an island with its own beaches. The plan is the part people undersell: 10% to start, then 5% a quarter, and the ninth instalment lands on handover day itself. Only 45% of the price is out of your pocket before you hold the keys, 25 months away.
The pricing is the conversation. At the entry price the 1 bedroom works out at about AED 4,200 per sq ft of total area. That puts The Bristol in direct competition with Saadiyat: within about 10% of Aldar's The Row, and below Saadiyat's branded residences, with a hotel and a marina they do not have.
Four types, twenty layouts
Every type comes in several layouts: with a balcony, with a garden terrace on the ground floor, or with a wide terrace on the upper floors. Total area is the apartment plus its balcony or terrace, as Eagle Hills measures it; the internal area is the sellable area on the plan. The top of each range is my estimate at the entry price per sq ft of total area; views and floor will add to it. Open the floor plans for any type and swipe through them full screen.
| Layout | Outdoor | Internal | Terrace | Total | Outdoor share | Plan |
|---|
What the layouts tell you
The terraces are the story here. The 3 bedroom Type 1A carries 133 sq m of terrace on 135 sq m inside, and the 4 bedroom Type 1 carries 163 sq m on 169 sq m. Those are the units I would expect to be priced highest, and the ones I would want to see first.
Branded, on the water, and in direct competition with Saadiyat
Matt Siddell, my viewAcross Abu Dhabi's prime island market, apartments do not sit below villas, and branded apartments sit at the top. The branded Saadiyat lines here are on a more established address, so read them as a ceiling rather than a forecast.
The Bristol now competes head to head with Saadiyat. The 1 bedroom sits about 9% above The Row per sq ft, and below the branded residences on Saadiyat. For that small premium over Aldar's own launch you get a hotel brand, hotel service and a berth at the foot of the building.
Exactly what you pay, exactly when
Eagle Hills has published the schedule: 10% on booking, then 5% every quarter from 31 January 2027, and 50% on handover on 31 October 2028. Read the dates properly and the ninth instalment of 5% falls on handover day, alongside the balance. That means 45% before the keys and 55% on the day, not 50 / 50. Set the apartment price and the number of apartments and every line rebuilds in your currency.
How the money goes in
What your money actually earns
Pick a case, or set your own rate, and choose how the growth arrives. Everything below is calculated on the apartment and quantity you picked in the payment plan, on your real dated payments.
Compounded from the price you pay to handover in October 2028. Downside 10%, Central 14% and Upside 20% a year are my cases for a branded marina launch.
A new island community does not appreciate in a straight line. Most of the growth lands near handover, as the marina, the yacht club and the promenade open and the second bridge completes. It changes when the value turns up, never how much there is by handover.
What you deploy, and what you owe at the end
The same apartment and the same growth, three ways. Each bar is the value at handover, split into what the bank lends, your own cash and the gain.
Your apartment's value against the cash you have paid
The gap between the two lines is your equity. Hover or tap along the chart to read any month.
When the appreciation turns up
Three ways out, and what each one returns
The last row is the same apartment bought for cash on day one, to show what the payment plan is worth.
| Exit | Your cash in | Value at exit | You hold or receive | Profit | Profit on cash | IRR |
|---|
The number that matters
Renewable 10-year residency, family sponsorship, no requirement to work in the UAE and no limit on time abroad. Off-plan property qualifies, and several properties can be combined. Confirmed by the authorities at application; not immigration advice.
How buying with me works
No forms and no call centre. You deal with me from the first conversation to the keys.
- Detailed discussionsThe project, the financing, the market and the alternatives. Which type, which layout, which aspect, how many, and whether The Bristol is the right place for this money at all.Start now
- The EOI, Friday 25 SeptemberAED 50,000, fully refundable, by secure payment link from 2:00 PM. I submit your client introduction letter through Eagle Hills' portal beforehand, so you are registered when it opens. Allocation is first pay, first served.This Friday
- I send you the sales offerFor the unit I would take if it were my money, with the price, the floor, the aspect and the payment schedule on it.
- You book10% of the price plus the 2% registration fee, a passport copy for every owner, and someone able to sign. If you are travelling, a power of attorney sorted in advance.On the day
- Then 5% a quarterEight instalments of 5%, from 31 January 2027 to 31 October 2028, on Eagle Hills' published dates. The last one falls on handover day, so 45% is paid before the keys and the remaining 50% on 31 October 2028, in cash or with a mortgage.
Why I would buy here, and which ones
There are very few branded residences in Abu Dhabi that sit directly on a marina, and fewer on an island of their own. The Bristol is 125 apartments with a hotel attached, 25 months from the keys, on a 50 / 50 plan. That combination does not come round often.
I would buy the terraces. The ground-floor garden units and the upper-floor terrace layouts are the scarce product, and they are what the next buyer will pay for. The 1 bedroom is the entry ticket and the easiest to resell; the large 3 and 4 bedroom terraces are the prime stock.
The one number still to come is the service charge on a hotel-serviced building, which matters most if you buy to let. I will have it before you commit.
20 years across finance, offshore structuring and real estate development in London and the UAE. I advise UHNW investors, family offices and VVIP clients on the best assets in Abu Dhabi and Dubai, and I tell them what I actually think.
What is the EOI, and what does it cost? Friday 25 September
AED 50,000, fully refundable, paid by secure payment link when the EOI opens on Friday 25 September at 2:00 PM. Allocation is first pay, first served. To register you I submit a client introduction letter through Eagle Hills' broker portal, so I need a passport copy before Friday. The EOI is not the booking: the 10% and the 2% registration fee follow when you take a unit.
What are the prices? Published
Eagle Hills' launch prices start at AED 3.1m for a 1 bedroom, AED 4.4m for a 2 bedroom, AED 6m for a 3 bedroom and AED 14m for a 4 bedroom. The full price list, and so the top of each range, has not been released. The upper figures on this page are my own estimate at the entry price per sq ft.
What exactly is the payment plan? Published
10% on booking, then eight instalments of 5% on 31 January 2027, 30 April 2027, 31 July 2027, 31 October 2027, 31 January 2028, 30 April 2028, 31 July 2028 and 31 October 2028, then 50% on handover on 31 October 2028. Eagle Hills calls it 50 / 50. On the dates it is 45% before the keys and 55% on handover day, because the ninth instalment and the balance fall together.
When does it hand over? October 2028
Eagle Hills gives handover as October 2028.
What is the service charge? Not published
Not yet published. On a building with hotel services it will be well above a standard apartment's. I will get the figure before you commit, and it matters most if you plan to let.
Can I sell before handover? Yes
Yes. You can sell before handover, and your buyer takes over the rest of the payment plan. I set out the transfer terms on your sales offer.
Can I mortgage the 50% at handover? Yes
Yes. At handover the apartment is a completed property and the balance can be financed, subject to the bank, your status and the valuation. The page shows what that does to your cash in and your loan to value.
Does it qualify for the golden visa? Yes
Property from AED 2 million qualifies for the UAE's 10-year golden visa, and off-plan property from approved developers is eligible once AED 2 million has been paid.
Can international buyers purchase here? Yes
Yes. Eagle Hills sells Ramhan Island as freehold, and international buyers can purchase. I confirm eligibility on every sales offer.
What about capital gains tax? Context
The UAE levies no capital gains tax on an individual selling property held in their own name. Hold it through a UAE company and 9% corporate tax can come into play, and if you are tax resident elsewhere your own country may still tax the gain. I am a broker, not your tax adviser.
WhatsApp me now for the live availability.
The EOI opens Friday 25 September at 2:00 PM and it is first pay, first served. Tell me the type, the layout and how many, and I will have your client introduction letter in before Friday and the unit I would take if it were my money ready on the day. It takes one message.
- Emirates ID or passport copyFor the buyer and any co-owner. Buying through a company, a copy of the trade licence too.
- AED 50,000 for the EOIFully refundable, by secure payment link on Friday at 2:00 PM. — in your currency.
- 12% behind it10% of the price plus the 2% registration fee, when you take the unit. On a 1 bedroom at AED 3.1m that is —.
- Someone able to signIf the buyer is travelling, a power of attorney or an authorised signatory sorted in advance.
- Your type and your second choiceKnow which type and layout you want, and what you would take if it has gone.