Nikki Beach Residences

By Aldar in Al Marjan Island, Ras Al Khaimah

Price from: AED 6,773,200; about £1.39M or $1.84M
Payment plan: 10/50/40; 60% before handover
Handover: Q4 2028
Status: Under construction

Render of a resort-style pool and beach in front of an apartment building

Render of a terrace with outdoor seating overlooking the sea

Render of a large balcony with dining table and sun loungers above the sea

Render of an open-plan kitchen, dining and living room with sea views

Payment plan

10/50/40

60% due before handover

Down paymentAt sales launch10%AED 677,320
During construction50%AED 3,386,600
On handoverQ4 2028 ()40%AED 2,709,280
Paid before handoverAED 4,063,920

As listed by Property Finder. These were the launch terms; ask Aldar whether they still apply to the remaining units.

Amounts are worked on a 3-bedroom apartment at its starting price of AED 6,773,200. Change home type

Model your own price How payment plans work

For 3-bedroom apartments

Homes and prices

Nikki Beach Residences offers 3-bedroom apartments, 4-bedroom apartments and 5-bedroom penthouses. Open a home type for its payment schedule, buying costs and the nearest alternatives.

3-bedroom apartmentsLimitedFrom AED 6.77M2,611 sq ft, AED 2,594 per sq ft, One unit on Aldar's listing on 13 November 2026. An owner resale three-bedroom also appears on Aldar's listing at AED 5,574,000.4-bedroom apartmentsFrom AED 9.41M2,653 to 5,616 sq ft, AED 3,546 per sq ft 5-bedroom penthousesFrom AED 17.23M4,827 to 8,463 sq ft, AED 3,570 per sq ft, Aldar lists three sky terraces (AED 17,231,500 to AED 19,416,750) and two sky villas (AED 25,500,000 to AED 26,000,000), all with five bedrooms.

Starting prices are the published figures from the sources listed on this page, checked 13 November 2026. Sterling figures are indicative conversions. Ask for today's availability before relying on any figure.

Apartments, penthouses
3 to 5 bed
2,611 to 8,463 sq ft
Freehold

Developer: Aldar
Location: Al Marjan Island, Ras Al Khaimah
Brand: Nikki Beach
Golden Visa: Prices reach the AED 2 million threshold

Overview

Nikki Beach branded apartments, sky terraces and sky villas by Aldar on Al Marjan Island, Ras Al Khaimah. Aldar still lists three- to five-bedroom homes from AED 6.77 million.

Nikki Beach Residences is a branded building by Aldar on Al Marjan Island, developed with the Nikki Beach hospitality brand. Aldar calls it its first project in Ras Al Khaimah, on the same waterfront site as its Rosso Bay Residences. Layouts run from one to five bedrooms, 833 to 8,535 sq ft, and include apartments, sky terraces and sky villas, with a 24-hour concierge.

On 13 November 2026 Aldar's own unit listing showed one three-bedroom apartment at AED 6,773,200, four-bedroom apartments from AED 9,407,700 to AED 15,163,000, three five-bedroom sky terraces from AED 17,231,500 to AED 19,416,750 and two five-bedroom sky villas at AED 25.5 million and AED 26 million. Property Finder marks the project sold out and shows launch prices from AED 3.9 million; that reflects the launch, when smaller apartments were still on offer, not the stock Aldar is selling today.

One detail is worth noting. Aldar's listing also carries an owner resale three-bedroom at AED 5,574,000, about AED 1.2 million below the developer's remaining three-bedroom. The two units may differ in size, floor and view, so compare like with like, but it shows that resale owners are already pricing below Aldar.

Aldar's page gives no completion date. Property Finder lists December 2028, in the fourth quarter, with construction recorded from April 2024, and a launch plan of 10% at launch, 50% during construction and 40% on handover. A buyer now is likely to owe the instalments already due, so ask Aldar for the current schedule. On a AED 9.4 million four-bedroom apartment, 40% at handover is about AED 3.76 million.

The brand is the point of difference. Residents get Nikki Beach facilities, including the Nikki Beach pool, Cafe Nikki, the Rhythm Deck, a thermal spa, a fitness arena and an events venue. That suits a buyer who wants a beach-club lifestyle on a second home and will use it. Branded buildings carry higher running costs, though, and Aldar has not published the service charge. The island's market also leans heavily on the Wynn Al Marjan Island resort, now due in September 2027. Property Finder puts Ras Al Khaimah International Airport about 25 minutes away.

Buying costs

Government fees are paid on top of the purchase price. This is the position for the entry-level home; costs scale with price. In Ras Al Khaimah the registration authority is the RAK Municipality.

Purchase priceEntry 3-bedroom apartment at Nikki Beach ResidencesAED 6,773,200

Registration fee (2%, indicative)Ras Al Khaimah's buyer registration fee is most often quoted at 2%, but published sources disagree and master developers can apply their own registration charges. Confirm the figure for the specific project before budgeting.AED 135,464

Estimated total to completeAED 6,908,664about £1.42M

Developers may add their own administration charge on off-plan sales. It is set by the developer, not the land department, so it is not included in this estimate: ask for it in writing before you reserve. Registration fees in Ras Al Khaimah are quoted inconsistently by official and market sources, so treat this as indicative. Adjust the assumptions in the buying cost calculator.

Golden Visa. Every unit type here is priced above AED 2 million, the threshold for the 10-year visa by property. Check eligibility

Location

On Al Marjan Island, Ras Al Khaimah, on Aldar's waterfront site beside Rosso Bay Residences.

Map data © OpenStreetMap contributors (ODbL). Tiles Esri

View on map

InterContinental Mina Al Arab: 5 min
Al Naeem Mall: 7 min
Ras Al Khaimah International Airport: 25 min
Dubai International Airport: 60 min

Approximate drive times in normal traffic.

About Al Marjan Island

Freehold for all nationalities; listed as a freehold area by Ras Al Khaimah Municipality.
7.8 km of beaches and operating resorts by Rixos, Hilton, Radisson and Mövenpick.
Wynn Al Marjan Island, about 1,530 rooms, scheduled by its operator to open in September 2027.
CBRE reported apartment values up 23.1% year on year in H1 2026.

Al Marjan Island area guide

Amenities

Nikki Beach pool
Cafe Nikki
Rhythm Deck
Events venue
Fitness arena
Thermal spa
Slow room
Playroom
24-hour concierge

Developer: Aldar

Abu Dhabi's largest listed developer, behind Yas Island and Al Raha Beach, now also building in Dubai with Dubai Holding and Expo City.

Founded: 2004
Headquarters: Abu Dhabi
Ownership: Listed on the Abu Dhabi Securities Exchange (ADX: ALDAR); state-linked, with Abu Dhabi's Mubadala among its principal shareholders

Aldar profile and track record

Adviser's view

What works

Branded residences with Nikki Beach facilities, including the beach club pool, Cafe Nikki and a thermal spa
Aldar still lists developer stock: 12 homes with three to five bedrooms on 13 November 2026
Large five-bedroom sky terraces and sky villas of up to 8,463 sq ft, rare on the island
Completion is relatively near, with Property Finder listing Q4 2028 and construction under way since April 2024

What to weigh

An owner resale three-bedroom is listed about AED 1.2 million below Aldar's remaining three-bedroom
Branded service charges have not been published and are likely to be high
Prices on Al Marjan Island lean on the Wynn resort, whose opening has already moved to September 2027
40% falls due at handover on the launch plan, and buyers now may need to catch up with instalments already due
At AED 9.4 million and above, the resale buyer pool in Ras Al Khaimah is small

Questions buyers ask

What does Nikki Beach Residences cost?

On 13 November 2026 Aldar listed a three-bedroom apartment at AED 6,773,200, four-bedroom apartments from AED 9,407,700, five-bedroom sky terraces from AED 17,231,500 and sky villas from AED 25.5 million. Smaller apartments are available only as owner resales.

Is Nikki Beach Residences sold out?

Property Finder marks it sold out, but Aldar's own listing still showed 12 developer units with three to five bedrooms on 13 November 2026.

When will Nikki Beach Residences be completed?

Aldar's page does not give a date. Property Finder lists December 2028, in the fourth quarter. Rely on the date in the sale agreement.

What is the payment plan?

Property Finder lists 10% at launch, 50% during construction and 40% on handover. As construction is under way, ask Aldar for the schedule that applies to a purchase today.

Who is the developer of Nikki Beach Residences?

Nikki Beach Residences is being developed by Aldar. About Aldar: Abu Dhabi's largest listed developer, behind Yas Island and Al Raha Beach, now also building in Dubai with Dubai Holding and Expo City.

Can foreigners buy at Nikki Beach Residences?

Yes. Al Marjan Island is a designated area where buyers of any nationality can own freehold property, whether or not they live in the UAE. The purchase is registered with the RAK Municipality.

What fees are payable on top of the price at Nikki Beach Residences?

The main cost is the registration fee (2%, indicative). On the entry price of AED 6,773,200 that comes to about AED 135,464, 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 itemises it.

Sources and verification

Facts on this page were last checked on 13 November 2026. Prices, availability and payment plans are set by the developer and can change without notice; treat them as a guide until you have a current offer in writing.

Start your enquiry

Starting prices are the published figures from this page's sources, checked 13 November 2026.

Choose a home type

3-bedroom apartments

10/50/40 plan

Due on booking: AED 677,320
Paid before handover: AED 4,063,920 (60%)
Registration fees, estimate: AED 135,464
Total to complete: AED 6,908,664

The registration fee is the rate most often quoted for this emirate; confirm it for the project. Developers usually collect them at or soon after booking and can add their own administration charge. Every stage