Flow 25 is an off-plan residential development by GAF Property on Al Reem Island, Abu Dhabi. The project was launched in 2026 as GAF Property’s first signature off-plan residential development. It is designed around three main ideas: nature, innovation and community.
The project has a limited collection of 104 residences. It includes 1, 2 and 3-bedroom apartments, 4-bedroom penthouses and sky villas. Current listings show prices starting from about AED 1.94 million, with a 10/40/50 payment plan. The expected delivery date is January 2029.
Flow 25 at a Glance
| Detail | Information |
|---|---|
| Project | Flow 25 |
| Developer | GAF Property |
| Location | Al Reem Island, Abu Dhabi |
| Property type | Apartments, penthouses and sky villas |
| Bedrooms | 1 to 4 bedrooms |
| Number of residences | 104 |
| Starting price | Around AED 1.94 million |
| Payment plan | 10/40/50 |
| Ownership | Freehold |
| Expected delivery | January 2029 |
| Government fee | 2% |
Flow 25 Location at Al Reem Island
Flow 25 at Al Reem Island is one of Abu Dhabi’s major residential areas. The island combines residential towers, offices, retail destinations, schools and leisure facilities.
One of the key location benefits is access to Reem Mall. Current project information places Flow 25 around a seven-minute walk from the mall. The development also has road connections to Abu Dhabi’s main business and leisure areas.
The location also provides access to nearby destinations such as Maryah Island and Saadiyat Island. This gives residents a mix of shopping, work, dining, culture and leisure options without living far from the city.
For buyers comparing new projects, the location is an important factor because connectivity can affect both daily living and future rental demand.
Flow 25 Residences
Flow 25 offers a limited number of residential units across different sizes.
The available options include 1, 2 and 3-bedroom apartments, along with 4-bedroom penthouses and sky villas. Current listings show 1-bedroom apartments from around 814 sq. ft., while 2-bedroom apartments range from about 1,303 to 1,633 sq. ft. A 3-bedroom apartment is listed at around 2,521 sq. ft.
The larger homes are designed for buyers who need more space. The project also includes 4-bedroom penthouses and sky villas, giving the development a wider range of high-end residential options.
| Residence | Indicative Size |
|---|---|
| 1-bedroom apartment | From about 814 sq. ft. |
| 2-bedroom apartment | About 1,303–1,633 sq. ft. |
| 3-bedroom apartment | About 2,521 sq. ft. |
| 4-bedroom penthouse | About 3,814 sq. ft. |
| 4-bedroom sky villa | About 2,637–2,879 sq. ft. |
Flow 25 Architecture and Design
Flow 25 uses curved architectural lines rather than a rigid building form. The design focuses on a closer connection between indoor and outdoor spaces.
GAF Property says the project follows a biophilic design approach. This includes landscaped areas, shaded walkways and the use of Ghaf trees, the UAE’s national tree. Outdoor spaces are designed to support use throughout the year.
Another notable feature is the cooling system planned for balconies and outdoor areas. The aim is to make outdoor spaces more usable during Abu Dhabi’s warmer months.
The residences also include smart home systems, adding automated controls and modern features to the homes.
Flow 25 Amenities
The project focuses on fitness, wellness, family use and outdoor living.
Planned facilities include:
- Outdoor swimming pools
- Fitness and wellness facilities
- Rooftop yoga pavilion
- Residents’ lounges
- Family spaces
- Landscaped gardens
- Shaded walking areas
- Community spaces
- Children’s play areas
- Outdoor seating areas
The project also places emphasis on green areas and shaded spaces. These features are designed to support daily use rather than act only as decorative elements.
Flow 25 Prices and Payment Plan
Current listings show the launch price at around AED 1.94 million. The listed payment structure is 10/40/50. Buyers pay 10% at launch, 40% during construction and 50% at handover.
For a property priced at AED 1.94 million, the payments would work out to approximately:
| Payment Stage | Percentage | Approx. Amount |
|---|---|---|
| Initial payment | 10% | AED 194,000 |
| During construction | 40% | AED 776,000 |
| Handover | 50% | AED 970,000 |
| Total | 100% | AED 1.94 million |
These figures are simple calculations based on the current listed starting price. They do not include other purchase costs.
Flow 25 Handover and Ownership
Flow 25 is an off-plan project, with current listings showing expected delivery in January 2029. Construction is listed as having started in June 2026.
The project is freehold, which gives eligible buyers ownership rights over their property. The listed government fee is 2%.
The gap between purchase and handover is important for investors. Buyers need to plan their cash flow around the construction payments and the final 50% handover payment.
Flow 25 Investment Potential
Flow 25 has several features that may appeal to investors.
First, it is located on Al Reem Island, an established Abu Dhabi residential market. Second, the project has only 104 residences, giving it a smaller scale than many large residential developments. Third, it offers waterfront-oriented living, modern amenities and a range of unit sizes.
However, investors should not assume that these features guarantee capital growth or a specific rental yield.
Before investing, buyers should compare Flow 25 with other Al Reem Island projects using:
- Price per sq. ft.
- Rental rates
- Rental yield
- Service charges
- Unit size
- Payment plan
- Handover date
- Nearby competing supply
This gives a clearer view of whether the purchase price matches the current market.
Why Buyers May Consider Flow 25?
Flow 25 may suit buyers looking for a modern residential property on Al Reem Island with a focus on nature, outdoor space and smart living.
Key points include:
- 104 residences
- 1 to 4-bedroom options
- Starting price of about AED 1.94 million
- 10/40/50 payment plan
- Freehold ownership
- Expected January 2029 delivery
- Access to Reem Mall and other island facilities
- Landscaped and shaded outdoor areas
- Smart home features
- Apartments, penthouses and sky villas
For investors, the limited number of units and Al Reem Island location are worth studying. For end-users, the unit sizes, outdoor spaces and access to daily facilities may be more important.
Flow 25 at Al Reem Island: Final Overview
Flow 25 by GAF Property is a new residential development focused on design, nature and modern living. Its 104 residences include apartments, penthouses and sky villas, with current prices starting at around AED 1.94 million. The project has a 10/40/50 payment plan and is expected to be completed in January 2029.
Its main strengths are its Al Reem Island location, limited unit count, range of residences, landscaped spaces and focus on smart and climate-responsive living.
For buyers, the key checks should be the final unit price, floor plan, view, service charges and payment schedule. Investors should also compare current rental rates and prices per sq. ft. across Al Reem Island before making a decision.
Rajat Rana
Vaishali M