Umm Al Quwain
Siniya Island
Pictured: Delphine Beach Residences by Sobha Realty
17 developmentsFrom AED 1.36M
Off-plan property in Umm Al Quwain
Where you can buy in Umm Al Quwain, what it costs and the developments worth knowing.
- Developments
- 19
- Area guides
- 2
- Prices from
- AED 1.11M
- Transfer fee
- 2%
Pictured: Starline Beach Residences by Sobha Realty
Umm Al Quwain in brief
The UAE's least populous emirate and its newest freehold market. Almost everything on sale is by one developer, Sobha Realty, led by the Siniya Island master plan.
What it costs to buy in Umm Al Quwain
Government fees on top of the price, set by UAQ Urban Planning. Work out your own figures in the calculator.
- Registration or transfer fee
- 2%
- Mortgage registration
- 0.25% of the loan
- Fees on an AED 2m off-plan home
- about AED 40,000
- New homes from
- AED 1,110,000
- Regulator
- UAQ Urban Planning
No official fee schedule found for Umm Al Quwain. These figures are a placeholder: confirm the fees for the project before budgeting.
Where to buy in Umm Al Quwain
Guides to the districts and master communities where new homes are sold, with what each one costs.
New developments in Umm Al Quwain
Each page carries unit-by-unit prices, the payment schedule in dirhams and what we would weigh before buying.
Off-plan
Delphine Beach Residences
Sobha Realty
- Apartments
- 1 bed
- 665 sq ft
- Handover Q4 2027
- 20/40/40 plan
From AED 1.6M
Siniya Island, Umm Al Quwain
Off-plan
Aquamarine Beach Residences
Sobha Realty
- Apartments
- 1 to 2 bed
- 511 to 1,029 sq ft
- Handover Q2 2028
- 10/50/40 plan
From AED 1.53M
Siniya Island, Umm Al Quwain
Off-plan
Sobha Aquamont
Sobha Realty
- Apartments, duplexes
- 1 to 3 bed
- 565 to 2,212 sq ft
- Handover Q2 2028
- 20/40/40 plan
From AED 1.11M
Downtown UAQ, Umm Al Quwain
Off-plan
Coastline Beach Residences
Sobha Realty
- Apartments
- 2 to 3 bed
- 775 to 2,055 sq ft
- Handover Q3 2028
- 60/40 plan
From AED 1.86M
Siniya Island, Umm Al Quwain
Off-plan
Florine Beach Residences
Sobha Realty
- Apartments
- 2 to 3 bed
- 774 to 2,053 sq ft
- Handover Q3 2028
- 20/40/40 plan
From AED 1.93M
Siniya Island, Umm Al Quwain
Off-plan
Coral Beach Villas
Sobha Realty
- Villas
- 5 to 6 bed
- 7,222 to 7,413 sq ft
- Handover Q4 2028
- 10/50/40 plan
From AED 17.36M
Siniya Island, Umm Al Quwain
Talk to an adviser about Umm Al Quwain
Current launches, prices and payment plans, and a straight view on which areas suit your budget.
Developers active in Umm Al Quwain
Sobha Realty
Est. 1976Private 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.
Dubai, Abu Dhabi, UAQ19 developments
Umm Al Quwain property by type, budget and theme
Who can own what
Where foreigners can buy. Foreign nationals can buy freehold in designated investment projects in Umm Al Quwain. Sobha Realty markets Siniya Island homes as freehold, and Property Finder lists the project's ownership type as freehold. Outside designated projects, ownership is not open to foreign buyers.
What is not published. No official Umm Al Quwain government text setting out the freehold zones, the off-plan sales rules or the escrow requirements is available, so this page names no law or resolution. Dubai's DLD, RERA and Oqood registration do not apply in Umm Al Quwain. Before paying a deposit, ask the developer in writing for: the project's registration with the Umm Al Quwain authorities; the escrow account your payments will go into and the bank that holds it; and the form of title you will receive on completion.
Registration fees. The National reported a registration fee of 2% in Umm Al Quwain, against 4% in Ras Al Khaimah and Dubai. No official fee schedule is published to confirm this, and brokers quote other figures. Get the fee, and who pays it, confirmed in the sale agreement.
Residency. UAE residency visas linked to property are a federal matter and depend on the value and status of the property. A developer's statement that a home qualifies for a Golden Visa is marketing until the relevant authority confirms eligibility for your purchase.
The case for Umm Al Quwain
- Freehold homes for foreign buyers in designated projects, led by Sobha's Siniya Island.
- Average values reported about 18% below Dubai and about 31% below Ras Al Khaimah (Property Finder data, July 2025, via The National).
- Roughly 10 to 15 minutes from Al Marjan Island and about an hour from Dubai.
- A reported 2% registration fee, half the rate usually quoted for Dubai.
- A single experienced developer, Sobha Realty, is building the main destination to one master plan.
What to weigh
- No delivery record yet: Siniya Island's first homes are not due until 2028 on current listings, so there are no resale or rental comparables.
- Concentration risk. Almost every project on sale is by Sobha Realty, and the destination's value depends on its golf course, marina, hotels and retail being built.
- The first-phase target reported in 2024 was December 2027; current listings show Q4 2028 and later for most phases.
- Official texts on the emirate's freehold, off-plan and escrow rules are not published. Get the protections confirmed in writing.
- Limited local economy and services compared with Dubai, Sharjah or Ras Al Khaimah; daily life will depend on what the developer builds and on the drive to neighbouring emirates.
- Demand for the area leans on the Wynn resort in the next emirate, which has already been delayed to September 2027.
Investing in Umm Al Quwain property
Umm Al Quwain (UAQ) sits on the coast between Ajman and Ras Al Khaimah, about an hour's drive from Dubai. Until recently it had no investor market to speak of. That changed in 2024 when Sobha Realty launched Siniya Island, a low-density island master plan reached by a 1.7 km bridge, followed by a second mainland waterfront scheme, Downtown UAQ.
The market is therefore young and concentrated. Property Finder listed 28 new projects in the emirate in November 2026 and all but one of the first 24 were Sobha's. The National reported the Siniya Island plan at about 2.14 million sq m with an initial phase of 500 villas and 7,000 apartments, and Downtown UAQ at 6,000 apartments. Deyaar's Aya Beachfront Residences, with 442 units in its first phase, is one of the few projects by another developer.
The case made for UAQ is price and position. Citing Property Finder data from July 2025, The National reported average property values about 18% below Dubai's and about 31% below Ras Al Khaimah's, and the emirate is roughly 10 to 15 minutes from Al Marjan Island, where the Wynn resort is due to open in September 2027. The case against is that none of this has been tested: no Siniya Island home had been handed over at the time of writing, there is no established resale or rental record, and a buyer is relying on one developer's ability to deliver an entire destination, including its golf course, marina and hotels.
Timelines deserve attention. Gulf News reported in October 2024 that Sobha was targeting December 2027 for the first phase of Siniya Island. Property Finder now lists the island's villa phases for the fourth quarter of 2028 and the newest apartment buildings for 2029 and 2030. Ask the developer for the completion date written into the sale agreement, not the one in the marketing.
Read these before you buy
Buying in Umm Al Quwain: questions we're asked
Can foreigners buy property in Umm Al Quwain?
Yes, in designated freehold projects. Sobha Realty sells Siniya Island as freehold and Property Finder lists it as freehold. No official government list of freehold zones is published, so ask the developer for written confirmation of the title you will receive and of the project's registration.
What is the registration fee for property in Umm Al Quwain?
The National reported 2%, compared with 4% in Ras Al Khaimah and Dubai. No official fee schedule is published to confirm the figure, and brokers quote others, so have the fee and who pays it written into your sale agreement.
Is Siniya Island in Dubai?
No. Siniya Island is in Umm Al Quwain, about 50 minutes from Dubai according to its developer, Sobha Realty. Dubai's Land Department rules, Oqood registration and Dubai-specific visa routes do not apply to it.
Who is building in Umm Al Quwain?
Mainly Sobha Realty, with Siniya Island and Downtown UAQ. Deyaar has launched Aya Beachfront Residences, and a small number of other developers have projects. Property Finder listed 28 new projects in the emirate in November 2026.
How far is Umm Al Quwain from Dubai and Ras Al Khaimah?
Sobha Realty gives 50 minutes from Siniya Island to Dubai, 30 minutes to Sharjah and 10 minutes to Al Marjan Island in Ras Al Khaimah. The National describes the emirate as about an hour's drive from Dubai.
Looking at Umm Al Quwain?
Tell us your budget and purpose, and we'll shortlist the developments that fit.
- Current price list and availability, direct from the developer
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
