Apartments for Sale on Sobha Siniya Island 2026: All 16 Clusters & Verified Prices

Sobha Siniya Island is a large-scale waterfront master community developed by Sobha Realty in partnership with Umm Al Quwain Properties on a natural island connected to the mainland by a 1.7 km bridge. The total masterplan covers approximately 367 acres, with the developer committing to leaving over 60% of the island as open green space, protected mangroves, ecological reserves, and heritage sites including a 6th-century monastery (Gulf News, property coverage). This is a genuine low-density development by the standards of any UAE residential project.

What the Masterplan Includes

The residential offer in Sobha Siniya Island across Beach Residences facing the open sea and Marina Residences facing the internal marina and waterways. Beyond apartments, the masterplan includes two branded resort hotels, an 18-hole golf course, a marina and yacht club, a retail boulevard, an eco-park, a community mall, and a helicopter landing pad (Sobha Realty official masterplan). The full project is planned for phased completion between 2027 and 2030. As of June 2026, dredging and reclamation contractor Gulf Cobla had achieved approximately 60% of the 8 million cubic metre earthworks requirement, ahead of schedule (Dredging Today, September 2025).

Key Facts

• Total area: approximately 367 acres on a natural island in Umm Al Quwain
• Over 60% dedicated to green space, mangroves, and ecological reserves (Sobha Realty official documents)
• 16 apartment clusters launched across Beach and Marina zones as of June 2026
• Approximately 7,000 total homes planned across all phases (Gulf News, property coverage)
• Connected to mainland via 1.7 km bridge, operational
• Freehold ownership confirmed for all nationalities (UAE Government portal)
• UAQ property registration fee: 2%, compared to 4% in Dubai and Ras Al Khaimah (UAE Government portal)

Sobha Coastline Beach Residences face the open sea and Arabian Gulf. All nine clusters offer direct or near-direct beach access and sea views. The clusters sit at different points along the shoreline, which means positioning, view angle, and proximity to the masterplan's central amenities vary between clusters. The descriptions below are based on Sobha Realty's official cluster pages and verified third-party listing data.

Tranquil Beach Residences Latest Launch

Type: 1, 2, 3 BR Apartments and Duplexes, 511 to 2,190 sq ft

Starting Price: AED 1.40M (Sobha Realty official price list, Q1 2026)

Handover: Q2 2030

Tranquil Beach Residences is the most recently launched cluster on the Beach Residences side and carries the latest handover date in the masterplan at Q2 2030. It sits along the open shoreline surrounded by sea views, crystal-clear lagoons, and the island's protected natural landscape. The payment structure runs 10% on booking, five further instalments of 10% spread across construction milestones, and 40% on handover. Buyers who want the lowest-density entry into the later phases of the project will find this cluster relevant, though the extended timeline means a longer capital commitment than earlier clusters.

Pristine Beach Residences

Type: 1, 2 BR Apartments, 513 to 1,214 sq ft

Starting Price: AED 1.43M (Sobha Realty official price list)

Handover: 2029

Pristine Beach Residences sits at the entrance to the island, positioned as the gateway cluster connected directly to the 1.7 km mainland bridge. This positioning gives it the strongest road connectivity of any beach cluster. The units face the open beach with a compact floor plate suited to buyers who want a manageable first entry into the island at a competitive price point for a sea-facing apartment.

Starline Beach Residences

Type: 1, 2, 3 BR Apartments and Duplexes, 662 to 2,055 sq ft

Starting Price: AED 1.67M (Sobha Realty official price list)

Handover: 2029

Starline Beach Residences is a larger cluster with a broader unit mix including duplexes, positioned to maximise western-facing sunset views across the Arabian Gulf. The duplex format here is one of the larger residential configurations in the beach zone and suits buyers who want a property large enough for full-time family living rather than a holiday home or investment unit.

Coastline Beach Residences

Type: 1, 2, 3 BR Apartments and Duplexes, 510 to 2,021 sq ft

Starting Price: AED 1.21M (verified listing data, Q4 2025)

Handover: Q3 2028

Coastline is one of the earlier handover clusters in the beach zone at Q3 2028 and offers one of the most competitive entry prices across the full beach portfolio at AED 1.21M. The cluster follows the natural curve of the shoreline with four towers reaching between seven and nine floors. For investors who want an earlier handover date and competitive pricing, Coastline is among the stronger options in the Beach Residences zone on both measures.

Florine Beach Residences

Type: 2, 3 BR Apartments and Duplexes, 775 to 2,055 sq ft

Starting Price: AED 1.84M (Sobha Realty official price list)

Handover: 2028

Florine is positioned as a community-facing cluster with a landscaped promenade of cafes, restaurants, and social spaces integrated into the ground level. This makes it more suited to buyers who want an active day-to-day lifestyle within the cluster rather than pure beach seclusion. The absence of a 1 BR configuration means this cluster caters specifically to larger household buyers.

Aquamarine Beach Residences

Type: 1, 2, 3 BR Apartments and Duplexes, 515 to 2,180 sq ft

Starting Price: AED 1.24M (verified listing data, Q4 2025)

Handover: June 2028

Aquamarine sits along an expanded saltwater shoreline and is one of two clusters (alongside Delphine) where Tower C offers fully furnished service residences managed by a short-term rental operator. This structure allows buyers of Tower C units to plug into a managed holiday home rental income stream from handover, which is a meaningful differentiator for investors who cannot manage the rental themselves. The June 2028 handover is among the earliest in the apartment portfolio.

Coraline Beach Residences

Type: 1, 2, 3 BR Apartments, 658 to 1,036 sq ft

Starting Price: AED 1.50M (Sobha Realty official price list)

Handover: Q4 2028

Coraline is a more compact cluster positioned along a stretch of the shoreline known for clear water and snorkelling access. The unit mix focuses on smaller layouts and is suited to buyers who want a single-family holiday home or a compact investment apartment rather than a larger family configuration. The Q4 2028 handover sits in the middle of the beach portfolio's timeline.

Delphine Beach Residences

Type: 1, 2, 3 BR Apartments, 514 to 2,160 sq ft

Starting Price: AED 1.10M (Sobha Realty official price list, lowest entry in beach zone)

Handover: December 2027  earliest handover in beach zone

Delphine Beach Residences is the most important cluster for buyers who want the earliest handover date in the beach portfolio and the lowest entry price. December 2027 makes it the first beach cluster to hand over, meaning rental income from a beach-facing apartment on Siniya Island can begin in late 2027, ahead of all other beach clusters. The AED 1.10M entry is also the joint lowest in the entire beach zone alongside Selene. For investors who want earliest access to the island's rental market, Delphine is the clearest starting point.

Selene Beach Residences

Type: 1, 2, 3 BR Apartments, 514 to 2,159 sq ft

Starting Price: AED 1.10M (Sobha Realty official price list)

Handover: December 2027

Selene shares both the December 2027 handover date and the AED 1.10M entry price with Delphine, making them the two earliest and most affordable clusters in the beach portfolio. Selene is described by the developer as a Vastu-compliant development, which has been a selling point for a significant portion of Indian and South Asian buyers in this market. The sea-facing layouts across all unit types and direct waterfront beach access are consistent with the rest of the beach zone.

Marina Residences face the island's internal marina, waterways, and canal network. Views here are of the marina promenade, yacht club activity, and the surrounding water landscape rather than the open sea. Buyers who want direct open-beach access will prefer the Beach Residences. Buyers who want marina lifestyle, boat mooring access, and a more active waterfront promenade environment will find the Marina Residences more aligned with their use case.

Capeside Marina Residences, Latest Marina Launch

Type: 1, 2, 3 BR Apartments

Starting Price: AED 1.98M for 1 BR (Capeside is the premium-priced marina cluster, Projectory listing data, Q1 2026)

Handover: Q4 2029

Capeside is the most recently launched marina cluster and carries the highest entry price of any apartment cluster on the island, reflecting its positioning as a premium marina-front address within the masterplan. At AED 1.98M for a 1 BR, it sits materially above the other marina clusters and is clearly targeting buyers for whom the Golden Visa AED 2M threshold is a secondary objective or who are purchasing larger units at correspondingly higher values. The Q4 2029 handover places it in the later wave of marina deliveries.

Pearlside Marina Residences

Type: 1, 2, 3 BR Apartments and Duplexes, 510 to 2,164 sq ft

Starting Price: AED 1.40M (Sobha Realty official site, Q1 2026)

Handover: 2029

Pearlside is positioned in the heart of the marina zone with water and greenery on multiple sides. The developer describes it as a cluster where everyday living is shaped by water views, open landscaping, and pedestrian connectivity to the island's central amenity areas. It offers one of the broader unit mixes in the marina zone, including duplexes that extend the floor plate to over 2,000 sq ft.

Canalside Marina Residences

Type: 1, 2, 3 BR Apartments, 510 to approx 2,150 sq ft

Starting Price: AED 1.35M (Sobha Realty official site, Q1 2026)

Handover: 2028/2029

Canalside located directly on the scenic canal that leads out to the Arabian Sea, giving views of the yacht club, open park space, and the channel water. Tower A offers fully furnished residences for buyers who want a move-in-ready unit at handover. The footbridge connecting Canalside directly to the central community areas is a practical connectivity feature that distinguishes it from clusters that require a longer walk to reach the main promenade.

Bayfront Marina Residences

Type: 1, 2, 3 BR Apartments, 566 to approx 2,157 sq ft

Starting Price: AED 1.36M (Sobha Realty official site, Q1 2026)

Handover: December 2028

Bayfront faces a tranquil lagoon marina and a waterfront promenade. Three towers rising from G+5 to G+9 floors form the cluster, with Tower A offering fully furnished units. The December 2028 handover makes Bayfront one of the earlier marina cluster deliveries, which is relevant for investors who want to establish a rental income foothold in the marina zone ahead of the later-phase clusters.

Yachtside Marina Residences

Type: 1, 2 BR Apartments, 513 to 1,229 sq ft

Starting Price: AED 1.31M (Sobha Realty official site, Q1 2026)

Handover: Not publicly confirmed at time of publication

Yachtside Marina Residences is positioned along the yacht promenade and is named for its direct proximity to the island's yacht club. Three low-rise towers with a mix of seven and nine residential floors face the marina activity and landscaped promenade. Tower A offers fully furnished units. The lack of a confirmed handover date at time of publication is a relevant due diligence point: buyers should request a specific handover commitment from the developer before signing.

Bayside Marina Residences

Type: 1, 2, 3 BR Apartments, 513 to approx 2,157 sq ft (Tower C fully furnished)

Starting Price: AED 1.36M (Sobha Realty official site)

Handover: Q1 2029

Bayside spans three towers and is one of the larger marina clusters in unit count. Tower C offers fully furnished service residences, which is consistent with the developer's approach of including a managed short-term rental tower within larger clusters. The Q1 2029 handover and broad unit mix across three bedroom types make Bayside one of the more complete investment options in the marina zone for buyers who want a choice of size and budget at purchase.

Pierside Marina Residences

Type: 1, 2 BR Apartments and 3 BR Duplexes, 513 to 2,154 sq ft

Starting Price: AED 1.26M (confirmed listing data, Q1 2025)

Handover: Q1 2029

Pierside is the most competitively priced marina cluster at AED 1.26M entry and includes fully furnished apartments in Tower C. The three-tower cluster offers views of the marina, sea, and surrounding landscapes. For investors who want a marina-facing apartment at the lowest verified entry price in the marina zone, Pierside is the current answer. The Q1 2029 handover is shared with Bayside, meaning both clusters will reach the rental market at approximately the same time.

The table below covers all 16 apartment clusters for which verified pricing has been publicly confirmed. This is non-negotiable due diligence: prices and availability change between phases. Confirm current pricing and availability directly with Sobha Realty's sales office before making any reservation. Do not rely solely on this table.

Source: Sobha Realty official website price listings (sobharealty.com), verified listing data from UAE property portals (Q1 to Q2 2026). Prices are the lowest listed starting price for each cluster. Capeside pricing sourced from verified third-party listing data (Projectory, Q1 2026). Handover dates are developer-stated estimates; off-plan timelines are subject to change. Confirm current pricing directly with the developer before reservation.

The entry price is one part of the total commitment. UAQ buyers have a meaningful advantage on registration fees compared to Dubai, but the full cost stack still needs to be modelled before a reservation decision. The table below covers every verifiable cost component for an apartment purchase on Siniya Island.

Source: UAE Government portal for UAQ registration fee rate. DLD Oqood fee is a standard flat charge. Agent commission is standard market practice. Service charge range is the developer's disclosed estimate of AED 15 to 20 per sq ft annually; this has not yet been processed through the Mollak portal as buildings have not reached handover. Verify via Mollak once your cluster's building is registered. Estimate, verify before relying on this figure.

Net Yield Reality Check

On a 514 sq ft apartment purchased at AED 1.10M achieving a gross annual rent of AED 60,000, the service charge at AED 15 to 20 per sq ft would consume AED 7,710 to AED 10,280, reducing net income to AED 49,720 to AED 52,290 before agent management fees of 5% to 10% of gross rent. The data shows a 6% gross yield becomes closer to 4.5% to 5% net after holding costs, which remains competitive against many Dubai and Abu Dhabi yields but must be understood before you sign.

Projected gross yields of 5% to 7% appear consistently across developer marketing materials and third-party analysis for Siniya Island apartments. A developer-linked website quotes this range explicitly. The UAQ market context is broadly supportive: emirate-level residential yields have been cited at 6% to 9% (topluxuryproperty.com, 2025 data). However, no Ejari transaction data exists for Siniya Island at time of publication because no cluster has yet reached handover. Treat the yield table below as estimates, not commitments.

Source: Estimated rental ranges based on comparable UAQ waterfront market data and developer-disclosed yield guidance. No Ejari-registered rental transactions exist for Siniya Island at time of publication. Gross yields are before service charges, management fees, and vacancy. Estimate verify before relying on this figure.

Short-Term Rental Potential

The Aquamarine, Delphine, Bayside, Canalside, and Bayfront clusters all include a Tower C with fully furnished service residences managed under a short-term rental programme by an operator. This structure allows buyers in those specific towers to access a managed holiday home income stream from day one of handover. A DET holiday home permit (DET, UAE) is required for short-term rentals. The Wynn Al Marjan Island resort opening in Ras Al Khaimah in 2027, 35 to 40 minutes from Siniya Island, is expected to drive tourism traffic to the entire northern emirate corridor, which would support short-term rental demand (Arabian Business, May 2025).

The 1.7 km bridge connecting Siniya Island to the UAQ mainland is built and operational. Dredging and reclamation work across the lagoon and marina zones was approximately 60% complete as of September 2025, ahead of schedule (Dredging Today, September 2025). The amenity infrastructure, including the golf course, hotels, mall, and boat ferry, is planned but none of it has a publicly confirmed operational date at time of publication.

Source: Sobha Realty location data, verified listing data from UAE property portals, Gulf News property coverage. Drive times are estimates subject to traffic conditions. Planned boat service to Al Marjan Island (8 to 10 minutes) had not launched at time of publication.

What Is Confirmed Operational

• 1.7 km bridge connecting island to UAQ mainland: built and operational
• Site access roads within the island for construction: operational
• Dredging and lagoon formation: approximately 60% complete as of September 2025, ahead of schedule

What Is Planned But Not Yet Operational

• 18-hole golf course: planned, construction status not publicly confirmed at time of publication
• Two branded resort hotels: planned, brand partners not publicly named
• Community mall and retail boulevard: planned, opening timeline tied to masterplan phasing
• Boat service to Al Marjan Island: planned, not launched as of June 2026
• On-island schools: not confirmed in current masterplan documents

Buy If

• You have a five to seven year horizon and can hold through the construction and early-occupancy phase without requiring rental income in the first one to two years after handover.
• You want the earliest handover dates and lowest entry prices in the beach zone: Delphine and Selene both at AED 1.10M with December 2027 handover.
• You are investing AED 2M or more and want to combine beachfront property with the UAE 10-Year Golden Visa (ICP portal, UAE Government).
• You want freehold beachfront property in the UAE at prices 18% to 45% below comparable Dubai waterfront stock (The National, July 2025 data).
• You want managed short-term rental income from handover: buy Tower C units in Aquamarine, Delphine, Bayside, Canalside, or Bayfront clusters.

Wait If

• You want to compare all clusters before committing. The developer has been releasing new clusters regularly and pricing across later launches has shifted from earlier phases.
• You need rental income within six months of handover. The island's occupancy market will take time to mature while supporting infrastructure becomes operational.

Walk Away If

• Your investment case depends on the golf course, hotels, or boat ferry being operational before your unit is ready. None of those amenities have a publicly confirmed delivery date.
• You are treating projected yields of 5% to 7% as guaranteed income. They are estimates with no Ejari data to support them yet.
• You cannot absorb a six to twelve month handover delay. Off-plan phased projects in new island communities routinely experience timeline adjustments.

Umm Al Quwain introduced freehold ownership laws for all nationalities in 2022 (UAE Government portal). Since then, Sobha Realty has reported AED 4 billion in sales from Siniya Island within six months of the initial launch (Arabian Business, May 2025). Property values in UAQ are approximately 18% below Dubai and around 45% below Abu Dhabi, based on listing data published in The National (July 2025). That price gap is the primary reason institutional and retail investors are directing capital to UAQ.

The Wynn Effect

The USD 5.1 billion Wynn Al Marjan Island resort in Ras Al Khaimah, expected to open in 2027, is the single most referenced external catalyst for the northern emirate corridor (Gulf News, Arabian Business). Siniya Island is 35 to 40 minutes by road from Al Marjan Island with a planned 8 to 10 minute boat connection. Andrew Cummings, Head of Residential Agency at Savills Middle East, cited this dynamic explicitly in Arabian Business (May 2025), noting that the Wynn announcement was a key driver of renewed investment focus on the northern emirates. Sobha reported 20% to 22% price appreciation in its UAQ inventory since initial launch (Provident Estate market analysis, 2025). Past appreciation does not guarantee future returns.

Transaction Volume Confirms Demand

UAQ recorded AED 43 billion in property transactions in 2024, with off-plan prices surging 98% according to a market data compilation in Estate Magazine (July 2025). These are emirate-wide figures, not Siniya Island specific, and include all property types. They confirm that capital is moving into UAQ, though buyers should not extrapolate emirate-wide transaction growth directly into returns on a specific cluster within a single masterplan.

This is non-negotiable due diligence. Complete every item before signing a reservation form or transferring any payment. Do not accept verbal confirmation on any item.

The data in this guide is drawn from the following sources, accessed between Q4 2025 and June 2026: Sobha Realty official website cluster pages (sobharealty.com) for pricing and unit details; UAE Government portal for property registration fee rates and Golden Visa thresholds; Mollak service charge framework for annual charge ranges; Gulf News, Arabian Business, and The National for UAQ market commentary and transaction reporting; Savills Middle East commentary via Arabian Business (May 2025); Dredging Today (September 2025) for construction progress; verified UAE property portal listing data for cluster-level pricing confirmation; and Provident Estate market analysis (2025) for appreciation data.

Before making any financial commitment, verify the following directly: current cluster pricing with Sobha Realty's sales office; the registered escrow account number for your specific cluster under UAE off-plan regulations; UAQ property registration fee rate with Umm Al Quwain Municipality at time of purchase; and service charge rates for your cluster via the Mollak portal once the building is registered pre-handover. Golden Visa eligibility should be confirmed via the ICP portal (icp.gov.ae).
Estimates are labelled where direct verification was not possible at time of publication. Rental yield figures are indicative estimates based on comparable market data, not confirmed Ejari transactions. Market appreciation data cited from third-party sources is historical and does not guarantee future performance. All property investments carry risk. Past performance at other Sobha developments does not guarantee equivalent outcomes at Siniya Island clusters.