The Bristol Ramhan Island

The Bristol Ramhan Island: 125 Branded Residences by Eagle Hills in Abu Dhabi

The Bristol is a branded hospitality residence on Ramhan Island, Abu Dhabi, developed by Eagle Hills. Eagle Hills markets it as The Bristol Residences, the private-residence side of The Bristol Hotel & Residences on Ramhan Marina. The building holds just 125 residences across six levels, arranged in two wings around a marina frontage. One, two, three and four-bedroom apartments start from AED 3.1 million, the payment plan is 10% down, 40% during construction and 50% on handover, and handover is set for October 2028.

A branded residence is a home you buy outright that is designed, serviced and managed under a hotel brand, so the owner gets hotel-standard service at their own front door. What separates The Bristol from the rest of Abu Dhabi's off-plan launches is that it is not a new name. The brand traces back to the Hotel Bristol in Belgrade, built between 1910 and 1912 to a design by the architect Nikola Nestorović (The Bristol Residences). Eagle Hills relaunched it as The Bristol Hotels & Resorts with the reopening of the restored Belgrade building in February 2025 (Eagle Hills, July 2025), and a protected waterfront building in Bol on Brač Island now operates under the same name as a 94-room boutique hotel. Ramhan Island is where that hospitality brand becomes a home you own.

Sizes at a glance (sellable area, excluding terraces): 1 bedroom 631–650 sq ft (58.61–60.41 m²); 2 bedroom 958–972 sq ft (89.00–90.30 m²); 3 bedroom 1,276–1,452 sq ft (118.52–134.93 m²); 4 bedroom 1,822–1,864 sq ft (169.27–173.18 m²). With its two terraces, the 4 Bedroom Type 1 reaches 332.47 m² / 3,579 sq ft total gross, the largest unit in the building.

How much does an apartment at The Bristol cost?

These are the launch starting prices, according to the Eagle Hills launch announcement. The right-hand column is our analysis, not the developer's: the starting price divided by the smallest sellable area in that bedroom count, which is the fairest like-for-like figure because sellable area excludes the balcony and terrace.

Our read on the four-bedroom rate. It looks like an outlier until you read the plans. A 4 Bedroom Type 1 has 163.20 m² of terrace against 169.27 m² of interior — almost one square metre of private outdoor space for every square metre indoors. You are not paying AED 7,684 per sq ft for an apartment; you are paying it for an apartment with a garden on the sixth floor of a marina building. Measured on total gross area the four-bedroom works out closer to AED 3,912 per sq ft, which is below the one-bedroom.

The main caveat is that service charges had not been published at launch. Ask us for the figure before you sign — on a serviced branded residence it is the single number most likely to move your net yield.

What is the payment plan at The Bristol?

Eagle Hills has set one plan for the launch, and it is construction-linked rather than time-linked:

Half the price falls due only at handover. For a one-bedroom at AED 3.1 million that means roughly AED 1.55 million committed over three years and AED 1.55 million at completion — the structure that makes an off-plan purchase a financing decision as much as a property one. A 2% registration fee applies when the sale is registered with the Abu Dhabi Real Estate Centre (ADREC).

The plan also lines up with Abu Dhabi's newer mortgage rules. According to The National, since March 2026 ADREC can register mortgages against off-plan units once the buyer has paid 50% of the price (The National, September 2026). At The Bristol the 10% booking payment and the 40% of construction instalments reach that threshold before handover, so a buyer who wants bank finance for the final 50% can put it in place ahead of completion, subject to the lender's own criteria.

The Bristol floor plans: all 20 unit types

Every type in the launch pack is listed below with its own floor plan drawing in the gallery above. "Sellable area" is the enclosed interior. "Balcony / terrace" is the private outdoor area. "Total gross" is the two combined — the number worth comparing between units, because the terraces here vary enormously between otherwise identical layouts.

Our analysis of all 20 unit types shows one pattern running through the schedule: the Type 1 variants on Level 1 and the corner and mid-block units on the upper floors carry the large terraces, while the straightforward Type 1 and Type 2 plans repeated on levels 2 to 6 carry a conventional balcony. A 3 Bedroom Type 1A on level 5 has 133.29 m² of terrace — more outdoor space than an entire two-bedroom apartment has indoors.

All dimensions on the drawings are measured to structural elements and exclude finishes and construction tolerances. They are approximate, the drawings are not to scale, and the developer reserves the right to revise them.

What is included in the finish?

The Bristol is delivered fully fitted. From the developer's specification schedule:

Appliances, wardrobes and air conditioning being included matters more than it sounds. On a comparable Abu Dhabi handover, kitting out a three-bedroom to a rentable standard in our experience typically runs AED 120,000 to AED 200,000. Here that sits inside the purchase price and inside the mortgage.

What amenities does The Bristol offer?

With 125 residences the amenity deck is shared by a small number of households, which is the point of the building:

• Direct marina access and private berthing on Ramhan Island's marina
• Pool terrace with cabanas and sun deck, designed as an extension of the residences
• Dedicated wellness and fitness space with panoramic views, for strength training and mindful movement
• Spa and treatment suites
• Lobby lounge and residents' social lounge
• Restaurant and in-residence dining
• Arrival court with a cascading water wall and a covered porte-cochère
• Landscaped gardens and waterfront promenade
• Discreet hotel-standard service and concierge
• Covered parking

The marina. The building faces Ramhan Marina, and that is most of the reason to buy here rather than inland. The developer's project site describes more than 150 berths and a 1.7-kilometre promenade (the-bristolresidences.com), and Eagle Hills' island site lists a sheltered marina, a yacht club, restaurants and an open plaza at Ramhan Marina (ramhanisland.com). Berth sizes, allocation and any berthing fees for residents had not been published at launch, so get them in writing if a boat is part of the plan.

Around the building, Ramhan Island itself is a four-million-square-metre masterplan of single-family villas, a marina district, curated retail and protected mangroves. When the island launched in May 2024, Eagle Hills set out 2.2 million m² of developable land, more than 1,800 standalone villas, 900 marina residences, branded residences, a luxury marina hotel and a 1.7 km retail promenade (Gulf Construction, June 2024). Arabian Business put the project's value at $3.5 billion when Mohamed Alabbar first unveiled it in March 2023.

Where is Ramhan Island and how connected is it?

Ramhan Island sits just off Abu Dhabi's coast, east of the city, reached from the Sheikh Khalifa Bin Zayed Highway near Yas Island. From the developer's own location plan:

Fifteen minutes to the airport is the number investors should sit with. The project website gives the same 15 minutes to the airport (renamed Zayed International Airport in February 2024, according to WAM) but 18 minutes to the Grand Mosque and 20 minutes to the mainland, so treat all of these as off-peak driving estimates rather than guaranteed journey times. That said, even allowing for traffic, an airport that close matters for short-let demand and for owners who use the residence seasonally.

“It’s a rare thing to live on a natural island, complete with a beach – everything being truly from nature, including dolphins, turtles and birds.” — Mohamed Alabbar, Chairman of Eagle Hills, quoted by Arabian Business, March 2023

Who is Eagle Hills?

Eagle Hills is a private real estate investment and development company founded in Abu Dhabi, building landmark destinations across the UAE and internationally. Its stated approach is disciplined master planning with nature, wellbeing and long-term value considered from the outset. According to Eagle Hills' own published figures, its portfolio stands as follows:

Is The Bristol a good investment?

An honest read, with the parts that are not yet knowable flagged as such.

In its favour. 125 units is genuinely scarce supply in a market where a single launch often runs to several hundred apartments. The hospitality operator is Eagle Hills' own hotel brand, already trading in Belgrade and Bol, rather than a third-party name licensed for the launch, which is the difference between a serviced building and a building with a logo. A fully fitted handover removes a six-figure cost at completion. And 50% payable only at handover keeps the capital commitment light during construction.

Against it. The main downside is that Ramhan Island is still being built out, so the amenity and retail promise around the building depends on the wider masterplan being delivered on schedule — a risk you accept on any island launch. The service charge has not been published, which on a serviced branded residence is the largest single unknown in the yield calculation. And an October 2028 handover is three years of construction risk and three years of market risk. The hotel group is also young: Eagle Hills relaunched The Bristol name with the Belgrade reopening in February 2025, so its record as an operator of residences is still being built.

The number we would watch. On total gross area the four-bedroom types are the cheapest per square foot in the building while carrying the largest terraces and the rarest floor plates — five of the twenty types, several of them one-per-floor. If resale at handover is the plan, that scarcity is the part of this launch that is hardest to replicate.

We are not a licensed financial adviser and this is not investment advice. Ask us for the service charge schedule, the escrow account details and the current availability before you commit.

How do I buy at The Bristol?

Ramhan Island is marketed as freehold for buyers of all nationalities. In Abu Dhabi, foreign buyers can hold freehold title only inside designated investment zones, and the original 2019 list of those zones (The National) predates Ramhan Island, so ask for the zone reference and confirm the title and tenure terms in your SPA and on the title deed. The purchase runs through a developer escrow account, with the 10% down payment on booking and ADREC registration at 2% of the purchase price on top.

Golden Visa. Every residence here is priced above AED 2 million, the minimum investment the UAE government portal lists for a real estate investor Golden Visa (u.ae). The Federal Authority for Identity, Citizenship, Customs and Port Security (ICP) decides eligibility, including how off-plan purchases are treated, so confirm your own case before you rely on it.

Future Key Properties is an Abu Dhabi agency and can register your interest, confirm live availability by floor and view, and walk you through the unit mix before you choose. Call or WhatsApp +971 50 357 7057.

Also see our overview of the wider Ramhan Island masterplan.

Sources

Figures on this page are taken from Eagle Hills' own launch material: the Bristol Ramhan Island brand book (8 September), the Bristol Ramhan Island unit insert (10 September) containing the location plan, the twenty unit types and the finish schedule, and the Eagle Hills launch announcement for prices, payment plan and handover date. The developer's project site is the-bristolresidences.com. Context on the wider island, the hotel brand and the buying rules comes from Gulf Construction (June 2024), Arabian Business (March 2023), the Eagle Hills announcement on The Bristol Hotels & Resorts (July 2025), The National on freehold investment zones (2019) and off-plan mortgages (September 2026), and the Abu Dhabi Real Estate Centre. Marina and island facilities are from Eagle Hills' Ramhan Island site, the airport's current name from WAM (February 2024) and the Golden Visa threshold from the UAE government portal u.ae. Prices, areas and availability are subject to change by the developer. Last reviewed 18 October 2026.