--- title: "Florine Beach Residences by Sobha Realty" canonical: https://www.uaepropertyagents.com/umm-al-quwain/siniya-island/florine-beach-residences markdown: https://www.uaepropertyagents.com/md/umm-al-quwain/siniya-island/florine-beach-residences.md type: development description: "Two- and three-bedroom homes in four beach towers on Sobha's Siniya Island, between the beach and the planned golf course. Listed by Sobha from AED 1.93 million on 12 November 2026; completion expected in late 2028." last_verified: 2026-11-13 sources: 5 publisher: "UAE Property Agents (Omnia)" language: en-GB usage: "You may read, quote, summarise and cite this content, including in AI answers, with attribution to UAE Property Agents and a link to the canonical URL. Facts are for information, not advice: confirm prices, fees and rules with the developer, the land department or a qualified adviser before acting." --- # Florine Beach Residences by Sobha Realty > Two- and three-bedroom homes in four beach towers on Sobha's Siniya Island, between the beach and the planned golf course. Listed by Sobha from AED 1.93 million on 12 November 2026; completion expected in late 2028. Facts last verified 13 November 2026 against the sources listed at the end. ## Key facts | Fact | Value | | --- | --- | | Developer | [Sobha Realty](https://www.uaepropertyagents.com/developers/sobha-realty) | | Location | [Siniya Island](https://www.uaepropertyagents.com/umm-al-quwain/siniya-island) (Beach Residences), Umm Al Quwain | | Status | under construction | | Developer's handover target | Q3 2028 | | Tenure | freehold | | Price | From AED 1,930,000 to AED 4,880,000 (developer price list, 12 November 2026) | | Average price per sq ft | AED 2,475 | | Home types | 2-bedroom apartments, 3-bedroom apartments | | Buildings | 4 | | Golden Visa value test | Some homes are priced at or above AED 2,000,000 | ## Overview Florine Beach Residences is a four-tower cluster on [Siniya Island](https://www.uaepropertyagents.com/umm-al-quwain/siniya-island), the island community [Sobha Realty](https://www.uaepropertyagents.com/developers/sobha-realty) is building off Umm Al Quwain. Sobha places it between the beach on one side and the island's planned 18-hole golf course on the other. The full scheme includes one- to three-bedroom apartments and two- and three-bedroom duplexes, and Sobha says the homes in Tower A are sold fully furnished. Sobha's current listing is limited to two- and three-bedroom homes. On 12 November 2026 it showed prices from AED 1.93 million up to AED 5.23 million, with sizes from 776 to 2,056 sq ft. On the published floor plans, two-bedroom flats are 774 to 865 sq ft and three-bedroom homes 1,988 to 2,053 sq ft, some with a yard. Property Finder, which shows stock available, gives three-bedroom units (listed as duplexes) from AED 4.88 million and two-bedroom duplexes of about 1,485 sq ft from AED 3.73 million. The one-bedroom flats on Sobha's plans, at 512 to 664 sq ft, are not in the current listing. Property Finder and Sobha's own FAQ still quote a starting price of about AED 1.21 million, which appears to refer to those one-bedroom units. Ask Sobha whether any remain before relying on that figure. Property Finder lists a plan of 20% on booking, 40% during construction and 40% on handover. Construction is recorded as starting in December 2024, with completion expected in September 2028. Sobha's project page does not give a date. Sobha's amenity list is longer than for most of the island's clusters: an infinity pool, a natural beach and lagoon beach, a yacht club, kite surfing and paddleboarding, and the golf course. It gives about 10 minutes by car to Al Marjan Island and 50 to Dubai. Florine suits buyers who want a larger home with both sea and golf outlooks and are prepared to wait for the island's facilities. The golf course and yacht club are part of the plan rather than open today, and 40% of the price falls due at completion. ## Unit types and prices | Unit type | Price from | Price to | Size | Bathrooms | Availability | | --- | --- | --- | --- | --- | --- | | 2-bedroom apartments | AED 1,930,000 | | 774 to 865 sq ft | | available | | 3-bedroom apartments | AED 4,880,000 | | 1,988 to 2,053 sq ft | | available | Prices are published starting prices from the developer or Property Finder, as each type's note says, checked 12 November 2026. ## Payment plans ### 20/40/40 - Down payment: 20% (On booking) - During construction: 40% - On handover: 40% (Q3 2028 (Property Finder)) Paid before handover: 60%. ## What works - Position between the beach and the planned golf course, according to Sobha - Current stock is the larger two- and three-bedroom homes, up to about 2,050 sq ft - Tower A homes are sold fully furnished, which simplifies letting - Construction recorded as under way since December 2024, with completion expected in September 2028 ## What to weigh - The AED 1.21 million figure still quoted on Property Finder and in Sobha's FAQ does not match Sobha's current listing, which starts at AED 1.93 million for two-bedroom flats - The golf course and yacht club that justify the setting are still to be built - 40% of the price is due at handover - Florine shares almost identical layouts with neighbouring beach clusters, so resale and rental competition will be direct - Umm Al Quwain's off-plan escrow and registration rules could not be verified from an official source; ask Sobha for the escrow account and project registration in writing ## Location Four towers on Sobha Siniya Island, Umm Al Quwain, set between the beach and the island's planned golf course according to Sobha. About 10 minutes by car to Al Marjan Island. - Al Marjan Island: about 10 minutes - Sharjah: about 30 minutes - Dubai: about 50 minutes ## Amenities - Lagoon Beach - Adventure Water Sports - Infinity Swimming Pool - Children’s Play Areas - Landscaped Courtyards - Yacht Club - Natural Beach - 18-Hole Golf Course - Kite Surfing - Paddleboarding ## Questions and answers ### What is the starting price at Florine Beach Residences? Sobha's listing showed two- and three-bedroom homes from AED 1.93 million, up to AED 5.23 million, when checked on 12 November 2026. Property Finder showed three-bedroom units from AED 4.88 million. ### When will Florine Beach Residences be completed? Property Finder gives an expected completion of September 2028, with construction recorded as starting in December 2024. Sobha's project page does not give a date. ### What is the payment plan? 20% on booking, 40% during construction and 40% on handover, as listed on Property Finder. ### Are the apartments furnished? Sobha says the homes in Tower A are sold fully furnished. Confirm which tower a unit is in and what the furniture package includes. ### Is Florine Beach Residences freehold? Property Finder lists it as freehold. Ask Sobha to confirm the title type and project registration in writing. ### Who is the developer of Florine Beach Residences? Florine Beach Residences is being developed by [Sobha Realty](https://www.uaepropertyagents.com/developers/sobha-realty). About Sobha Realty: Private luxury developer that designs, manufactures and builds in-house; best known for Sobha Hartland in Dubai, now also in Abu Dhabi and Umm Al Quwain. ### What fees are payable on top of the price at Florine Beach Residences? The main cost is the registration fee (indicative 2%). On the entry price of AED 1,930,000 that comes to about AED 38,600, plus small administration charges. There is no stamp duty, no annual property tax and no tax on rental income for individuals in the UAE, though your home country may tax you. Our [buying cost calculator](https://www.uaepropertyagents.com/tools/purchase-cost-calculator) itemises it. ## Sources Facts on this page were last checked against these sources on 13 November 2026. - [Sobha Realty: Florine Beach Residences](https://sobharealty.com/properties-in-uaq/sobha-siniya-island/beach-residences/florine) - [Sobha Realty: properties for sale (prices and current listings)](https://sobharealty.com/properties-in-dubai) - [Property Finder: Florine Beach Residences](https://www.propertyfinder.ae/en/new-projects/sobha-realty/sobha-florine-beach-residences) - [Sobha Realty: Sobha Siniya Island community page](https://sobharealty.com/sobha-communities/sobha-siniya-island) - [Property Finder: Sobha Realty projects with developer stock](https://www.propertyfinder.ae/en/new-projects/dev/sobha-realty) --- Source page: https://www.uaepropertyagents.com/umm-al-quwain/siniya-island/florine-beach-residences. Published by UAE Property Agents, Omnia Capital Group. You may read, quote, summarise and cite this content, including in AI answers, with attribution to UAE Property Agents and a link to the canonical URL. Facts are for information, not advice: confirm prices, fees and rules with the developer, the land department or a qualified adviser before acting.