--- title: "Palm Grove Villas by Sobha Realty" canonical: https://www.uaepropertyagents.com/umm-al-quwain/siniya-island/palm-grove-villas markdown: https://www.uaepropertyagents.com/md/umm-al-quwain/siniya-island/palm-grove-villas.md type: development description: "Four-bedroom beach villas in Sobha's Palm Grove cluster on Siniya Island, Umm Al Quwain, from AED 11.53 million. Property Finder lists completion for December 2028 on a 10/50/40 plan." last_verified: 2026-11-13 sources: 8 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." --- # Palm Grove Villas by Sobha Realty > Four-bedroom beach villas in Sobha's Palm Grove cluster on Siniya Island, Umm Al Quwain, from AED 11.53 million. Property Finder lists completion for December 2028 on a 10/50/40 plan. 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) (Island Villas), Umm Al Quwain | | Status | under construction | | Developer's handover target | Q4 2028 | | Tenure | freehold | | Price | From AED 11,530,000 (published figure, 12 November 2026) | | Average price per sq ft | AED 2,395 | | Home types | 4-bedroom villas | | Golden Visa value test | Some homes are priced at or above AED 2,000,000 | ## Overview Palm Grove Villas is one of the two beachfront villa clusters that [Sobha Realty](https://www.uaepropertyagents.com/developers/sobha-realty) is selling on [Siniya Island](https://www.uaepropertyagents.com/umm-al-quwain/siniya-island), its island master plan off the coast of Umm Al Quwain. Sobha groups the island's houses under the name Island Villas but prices and markets each cluster separately; Palm Grove is the four-bedroom cluster, and its neighbour, Coral Beach Villas, carries the five- and six-bedroom homes. Every villa here has four bedrooms. Sobha describes them as beach homes inside a secure, gated cluster with direct access to the sand, and gives sizes only on request. Property Finder lists the four-bedroom villas at 4,814 to 5,219 sq ft, a range that matches the figures recorded on the island's main villa listing. On 12 November 2026 Sobha's website listed Palm Grove from AED 11.53 million, subject to availability. Property Finder carries two pages for the cluster, with starting prices of AED 10.5 million and AED 11 million; these look like earlier release prices and sit below the developer's current figure, so we use Sobha's number. At the listed sizes the entry price works out at roughly AED 2,200 to 2,400 per sq ft. Both Property Finder pages give a 10/50/40 plan: 10% on booking, 50% in instalments during construction and 40% on handover. Both list completion for December 2028. One records a construction start in July 2024; the other shows a start date of November 2026, which we could not reconcile. When the island launched in 2024, the first phase was reported as due in December 2027, so the timetable has already moved once. Sobha's own page states no date. The cluster suits a buyer who wants a large family house on a beach and is prepared to wait for the island around it to be built. The golf course, marina, clubhouse and retail boulevard that Sobha lists are master-plan facilities, not finished amenities. Sobha gives drive times of 10 minutes to Al Marjan Island, 30 minutes to Sharjah and 50 minutes to Dubai. What to weigh: Umm Al Quwain has no established resale market for villas at this price, so an exit could take time; 40% of the price falls due at handover; and the villa's value depends on Sobha completing the island's shared facilities on schedule. ## Unit types and prices | Unit type | Price from | Price to | Size | Bathrooms | Availability | | --- | --- | --- | --- | --- | --- | | 4-bedroom villas | AED 11,530,000 | | 4,814 to 5,219 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 ### 10/50/40 - Down payment: 10% (On booking) - During construction: 50% (Instalments to completion) - On handover: 40% (Q4 2028 (Property Finder)) Paid before handover: 60%. As listed on both Property Finder pages for Palm Grove Villas. ## What works - Beachfront villas in a gated cluster on an island planned and built by a single developer. - Large four-bedroom houses of about 4,800 to 5,200 sq ft on Property Finder's figures. - 40% of the price is held back until handover on the published 10/50/40 plan. - Sobha Realty has completed and occupied villa communities in Dubai that buyers can inspect. ## What to weigh - From AED 11.53 million in an emirate with no comparable resale evidence; an exit could take a long time. - The island's first phase was reported in 2024 as due in December 2027; Property Finder now shows December 2028, and Sobha publishes no date. - Property Finder's prices of AED 10.5 million and AED 11 million are below Sobha's current figure; confirm the price and plot before reserving. - The golf course, marina and clubhouse that support the price are not yet built. - 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 registration details in writing. ## Location On the beachfront of Siniya Island, Umm Al Quwain, reached from the mainland by a 1.7 km bridge. The island's planned golf course, marina and clubhouse sit within the same master plan. - Al Marjan Island: about 10 minutes - Sharjah: about 30 minutes - Dubai: about 50 minutes ## Amenities - Beach access - 18-hole golf course (island master plan) - Yacht club and marina - Clubhouse - Boardwalk - Retail boulevard - Helicopter and air taxi landing pad - Water sports ## Questions and answers ### What is the starting price at Palm Grove Villas? Sobha Realty's website listed Palm Grove Villas from AED 11.53 million on 12 November 2026, subject to availability. Property Finder shows lower earlier prices of AED 10.5 million and AED 11 million. ### How many bedrooms do the Palm Grove villas have? All the villas in this cluster have four bedrooms. Property Finder lists them at 4,814 to 5,219 sq ft; Sobha gives sizes on request. Five- and six-bedroom villas are sold in the neighbouring Coral Beach Villas cluster. ### When will Palm Grove Villas be completed? Both Property Finder pages for the cluster list completion in December 2028. Sobha's page gives no date, so rely on the date in the sale agreement. ### What is the payment plan? 10% on booking, 50% during construction and 40% on handover, as listed on Property Finder. ### Is Palm Grove Villas freehold? Property Finder lists the project as freehold. Ask Sobha to confirm the title type and the project's registration in Umm Al Quwain in writing. ### Who is the developer of Palm Grove Villas? Palm Grove Villas 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. ### Does buying at Palm Grove Villas qualify for a Golden Visa? Homes priced at AED 2 million or more can support an application for the UAE's 10-year Golden Visa. At Palm Grove Villas, every unit type starts above that level. Approval is at the authorities' discretion and off-plan purchases have their own conditions: see our [Golden Visa guide](https://www.uaepropertyagents.com/guides/uae-golden-visa-property). ### What fees are payable on top of the price at Palm Grove Villas? The main cost is the registration fee (indicative 2%). On the entry price of AED 11,530,000 that comes to about AED 230,600, 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: Palm Grove Villas](https://sobharealty.com/properties-in-uaq/sobha-siniya-island/beach-villas/palm-grove-villas) - [Sobha Realty: properties for sale (prices and current listings)](https://sobharealty.com/properties-in-dubai) - [Property Finder: Palm Grove](https://www.propertyfinder.ae/en/new-projects/sobha-realty/palm-grove) - [Sobha Realty: Sobha Siniya Island community page](https://sobharealty.com/sobha-communities/sobha-siniya-island) - [Property Finder: Palm Groove Villas (second listing)](https://www.propertyfinder.ae/en/new-projects/sobha-real-estate-llc/palm-groove-villas) - [Sobha Realty: Siniya Island Villas](https://sobharealty.com/properties-in-uaq/sobha-siniya-island/island-villas) - [Gulf News: Umm Al Quwain joins UAE freehold investment boom with Siniya Island (25 October 2024)](https://gulfnews.com/business/property/it-is-umm-al-quwains-turn-to-join-uae-freehold-investment-boom-with-siniya-island-1.1729834793485) - [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/palm-grove-villas. 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.