AED 26,500,000
| Deal type | Below Market |
| Price | AED 26,500,000 |
| Bedrooms | 7 |
| Size | 5096 sq.ft |
| Type | Villa |
| Status | Off-Plan |
| Developer | Eagle Hills |
| Area / Master development | Ramhan Island |
| Sub-community / Phase | Bliss I |
| Community | Ramhan Island |
A 7-bedroom plus maid Bliss I villa on Ramhan Island, Abu Dhabi by Eagle Hills at AED 26,500,000 for 5,096 sqft BUA on a 7,004 sqft plot, equalling AED 5,200 per sqft. Waterfront island location with water views and 5 parking spaces. Off-plan with handover Q4 2027.
The agent did not provide the original purchase price. Without this, distress savings cannot be calculated. The listing is described as an investor deal, indicating the seller is an investor seeking to exit.
Phase 4 Bliss I villas on Ramhan Island were launched starting from AED 22,000,000. If this is a Phase 4 unit purchased at AED 22,000,000, the asking price of AED 26,500,000 would represent a 20.5% premium over launch price, not a distress deal. If from an earlier phase with a lower launch price, the premium could be higher.
For context, a 7BR Bliss villa was listed on Bayut at AED 27,000,000 (no longer available). Active Ramhan Island listings on Property Finder range from AED 11.4M to AED 45M across all villa types.
At AED 5,200 per sqft, this listing is priced at a significant premium to both Saadiyat and Yas Island averages. However, Ramhan Island is a newer island development with private beach, marina and exclusive island positioning that targets a higher price segment.
The agent notes that this property is also listed by another agent (Alex) at AED 26,600,000, a difference of AED 100,000 (0.4%). This is common practice in the UAE market. Buyers should verify the listing source, confirm authorization from the owner, and negotiate accordingly.
Ramhan Island is a natural island development by Eagle Hills (Mohamed Alabbar's company) off Abu Dhabi's coast. Total project investment: USD 3.5 billion. The master plan covers 4 million sqm with 1,800 standalone villas, 900 marina residences, a 120-room hotel and 120 serviced apartments across seven island communities: Marine, Cove, Breeze, Views, Zen, Flow and Aura.
Amenities include private beaches, a marina with 170 berths, yacht club, infinity pools, spa, wellness centre, restaurants, retail, tennis and basketball courts, water sports, eco parks and landscaped boardwalks. The island is surrounded by natural mangroves and bays.
Ramhan Island is currently accessed by a 10-minute boat ride from a jetty on Sheikh Khalifa bin Zayed Road (E12). A permanent bridge to the mainland is under construction. The island is near Yas Island, Saadiyat Island, Ferrari World, Yas Marina Circuit and the Louvre Abu Dhabi.
This is an Abu Dhabi property. The regulatory body is ADREC (Abu Dhabi Real Estate Centre) under the Department of Municipalities and Transport. The registration fee is 2% (not Dubai's 4% DLD fee). Freehold ownership is available for all nationalities. The digital platform for transactions is DARI.
The asking price, BUA, plot size, bedroom count, water view, 5 parking spaces and Q4 2027 handover are from the agent brief. No original purchase price was provided, so distress savings cannot be calculated. The Bliss I specifications vary across sources, with some listing 6BR and others 7BR for this type. The 5,096 sqft BUA and 7,004 sqft plot are close to published dimensions but do not match any single published spec exactly. Buyers should verify the exact villa type, phase, remaining payment schedule and ADREC registration requirements.
The agent did not provide the original purchase price (OP) for this unit. Without the OP, distress metrics (savings amount and percentage) cannot be calculated. The agent describes this as an investor deal, suggesting the seller is an investor looking to exit. Phase 4 Bliss I villas were launched starting from AED 22,000,000, but the exact phase and launch price for this specific unit are not confirmed.
Bliss is one of six interior design styles offered across Ramhan Island villas (Sky, Bliss, Grace, Charm, Vintage, Spark). Bliss I is a specific floor plan variant. Sources vary on the bedroom count for this type: some list it as 6BR and others as 7BR. The 7BR configuration typically includes a master suite, five additional bedrooms, a guest room, plus maid and driver rooms. The exact specifications can vary by phase. The 5,096 sqft BUA and 7,004 sqft plot are close to published dimensions for the Bliss family but do not match any single published spec exactly.
The agent notes that this property is also posted by another agent (Alex) at AED 26,600,000. This is common in Dubai and Abu Dhabi, where multiple agents may list the same property at slightly different prices. The AED 100,000 difference is marginal (0.4%). Buyers should verify they are dealing with the actual owner or an authorized agent and confirm the exclusive listing status.
This is an Abu Dhabi property, not Dubai. The regulatory body is ADREC (Abu Dhabi Real Estate Centre), established November 2023 under the Department of Municipalities and Transport. The digital platform is DARI. The registration fee is 2% (not Dubai's 4% DLD fee). Freehold ownership is available on Ramhan Island for all nationalities.
Ramhan Island is a natural island off Abu Dhabi's coast, surrounded by mangroves and bays. The development by Eagle Hills (Mohamed Alabbar's privately owned company) covers 4 million sqm and is planned for 1,800 standalone villas, 900 marina residences, a 120-room hotel and 120 serviced apartments across multiple island communities (Marine, Cove, Breeze, Views, Zen, Flow, Aura). Amenities include a marina with 170 berths, private beaches, yacht club, retail, dining and extensive recreational facilities. Access is currently by boat (approximately 10 minutes from the mainland), with a bridge to the mainland under construction.
Buyer costs
Dubai transfer costs for an off-plan unit. Every figure editable — NOC is set by the developer and varies.
| Sale price | — |
| DLD transfer fee | — |
| NOC fee | — |
| Trustee / registration | — |
| Agency fee | — |
| VAT on agency (5%) | — |
Total cost
—
Full payment schedule and unit details are released to qualified buyers on enquiry.
Indicative only and not a quotation. Excludes any balance payable to the developer, mortgage arrangement costs and service charges.
Finance
Off-plan: UAE lenders generally finance at handover. Plan the position you will be in.
| Down payment | — |
| Loan amount | — |
| Total interest | — |
| Total repaid | — |
Monthly payment
—
Indicative only, not an offer of finance and not advice. UAE loan-to-value caps depend on residency, property value and whether it is your first purchase, with tighter limits on off-plan. Rates move; confirm current terms with your bank or broker.
Read our full property verification methodology →
Browse this listing by developer, location, property type and bedroom count.
District One West | MBR City | AED 59.2M | Below Market7 Beds14,531 sqftVillaStatus check recommendedAED 59,230,000Check latest status
Below OP7-Bedroom Lanai Island East Mansion in Tilal Al Ghaf Below Original Price7 Beds23,652 sqftVillaAED 68,000,000Save AED 500,000 (0.7%)View property
Below MarketRenovated 7-Bedroom Corner Villa with Golf and Lake View in Orange Lake, Jumeirah Golf Estates – 12.3% Below Market7 Beds8,600 sqftVillaAED 19,300,000View property
Off-Plan DistressSeven-Bedroom Villa at Portofino, DAMAC Lagoons — Off-Plan, Ready for Handover7 Beds13,000 sqftVillaAED 21,000,000View property
Below OPBeachfront 7-Bedroom Amber Reef Villa in Palm Jebel Ali's Coral Collection, Below Original Price Plus DLD7 Beds12,468 sqftVillaAED 47,500,000Save AED 6,506,200 (12%)View property
Below OP7-Bedroom Karl Lagerfeld Villa with Private Pool, Wadi Al Safa 3 – 10.7% Below OP+DLD7 Beds13,006 sqftVillaAED 23,500,000Save AED 2,828,640 (10.7%)View property