Delphine Beach Residences

By Sobha Realty in Siniya Island, Umm Al Quwain

Price from: AED 1,600,000; about £328K or $436K
Payment plan: 20/40/40; 60% before handover
Handover: Q4 2027
Status: Under construction

Render of a swimming pool with sun loungers and palm trees in front of a mid-rise apartment building, Delphine Beach Residences, Siniya Island

Render of a landscaped arrival court with a sculpture beneath curved apartment buildings, Delphine Beach Residences

Render of a resident on a curved glass balcony overlooking low-rise buildings and water, Delphine Beach Residences

Render of a landscaped podium garden beside an apartment building at dusk, Delphine Beach Residences

Render of golfers on a fairway with apartment buildings beyond, Siniya Island

Render of an indoor gym with treadmills facing full-height windows, Delphine Beach Residences

Render of a changing area with washbasins and a perforated feature wall, Delphine Beach Residences

Payment plan

20/40/40

60% due before handover

Down paymentOn booking;20%AED 320,000
Construction instalment6 months after reservation10%AED 160,000
Construction instalment12 months after reservation10%AED 160,000
Construction instalment18 months after reservation10%AED 160,000
Construction instalment24 months after reservation10%AED 160,000
On handoverQ4 2027 ()40%AED 640,000
Paid before handoverAED 960,000

Amounts are worked on a 1-bedroom apartment at its starting price of AED 1,600,000.

Model your own price How payment plans work

For 1-bedroom apartments

Homes and prices

Delphine Beach Residences offers 1-bedroom apartments. Open a home type for its payment schedule, buying costs and the nearest alternatives.

1-bedroom apartmentsFrom AED 1.6M665 sq ft, AED 2,406 per sq ft, Sobha currently lists one-bedroom flats only, from 665 sq ft: the Type B layout with a balcony of about 149 sq ft.

Starting prices are the published figures from the sources listed on this page, checked 12 November 2026. Sterling figures are indicative conversions. Ask for today's availability before relying on any figure.

Apartments
1 bed
665 sq ft
Freehold

Developer: Sobha Realty
Location: Beach Residences, Siniya Island, Umm Al Quwain

Overview

Beach apartments on Sobha's Siniya Island in Umm Al Quwain, where Sobha's current listing is one-bedroom flats from AED 1.60 million (12 November 2026). Completion is expected in December 2027, among the earliest of the island's beach clusters.

Delphine Beach Residences is a beach-apartment cluster by Sobha Realty on Siniya Island, off the Umm Al Quwain coast. Sobha describes it as set along a saltwater beach with views towards the island's planned golf course and gardens. The scheme includes one- to three-bedroom apartments and two-bedroom duplexes, and Sobha says the homes in Tower C are sold fully furnished.

Only one type is on Sobha's current listing. On 12 November 2026 it showed one-bedroom apartments from AED 1.60 million, with the smallest listed at 665 sq ft. That matches the Type B layout on Sobha's floor plans: about 516 sq ft inside with a balcony of about 149 sq ft. The smaller Type A one-bedroom (515 sq ft), the two-bedroom flats (653 to 1,069 sq ft) and the 2,160 sq ft three-bedroom home appear on Sobha's plans but not in its current listing.

Portal data are out of step with this. Property Finder still shows prices from AED 1.10 million, including a studio at AED 750,000, although Sobha's published plans contain no studio. Treat those figures as historical and work from Sobha's price list.

Delphine shares the earliest completion date of the beach clusters we cover on the island with Selene. Property Finder records construction as starting in September 2024 and gives December 2027 for completion; Sobha's page does not state a date. The plan listed is 20% on booking, four instalments of 10% at six, 12, 18 and 24 months after reservation, and 40% on handover. Property Finder notes registration charges of 4% payable on top of the deposit.

Sobha lists a lagoon beach, water sports, an infinity pool, children's play areas, landscaped courtyards and a community centre. It gives about 10 minutes by car to Al Marjan Island and 50 to Dubai.

For a buyer who wants a one-bedroom beach flat with an earlier completion than the newer clusters, Delphine fits. With an earlier handover the 40% balance arrives sooner, and the surrounding island facilities will still be under construction when the building is complete.

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 Umm Al Quwain the registration authority is the UAQ Urban Planning.

Purchase priceEntry 1-bedroom apartment at Delphine Beach ResidencesAED 1,600,000

Registration fee (indicative 2%)Registration fees in the Northern Emirates vary by emirate and project. Treat this as a placeholder and confirm before budgeting.AED 32,000

Estimated total to completeAED 1,632,000about £334K

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 Umm Al Quwain are quoted inconsistently by official and market sources, so treat this as indicative. Adjust the assumptions in the buying cost calculator.

Golden Visa. Homes here are priced below the AED 2 million threshold for the 10-year visa, though properties can be combined to reach it. Check eligibility

Location

A beach-apartment cluster on Sobha Siniya Island, Umm Al Quwain, reached by bridge from the mainland. Sobha gives about 10 minutes by car to Al Marjan Island, 30 to Sharjah and 50 to Dubai.

Map data © OpenStreetMap contributors (ODbL). Tiles Esri

View on map

Al Marjan Island: 10 min
Sharjah: 30 min
Dubai: 50 min

Approximate drive times in normal traffic.

About Siniya Island

A single established developer controls the whole island.
Low density, with most of the land reported as left open.
Marketed as freehold and listed as freehold on Property Finder.
About 10 minutes from Al Marjan Island and 50 minutes from Dubai on the developer's figures.

Siniya Island area guide

Amenities

Lagoon Beach
Adventure Water Sports
Infinity Swimming Pool
Children’s Play Areas
Landscaped Courtyards
Community Centre

Developer: 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.

Founded: 1976
Headquarters: Dubai, UAE
Ownership: Privately held. Part of Sobha Group, founded by PNC Menon; Ravi Menon is group chairman.

Sobha Realty profile and track record

Adviser's view

What works

Joint earliest expected completion, with Selene, of the island's beach clusters: December 2027 on Property Finder
Construction recorded as under way since September 2024
The listed one-bedroom layout has a large balcony of about 149 sq ft
Payment plan spreads the construction share over four fixed instalments

What to weigh

Only one-bedroom flats are on Sobha's current listing; the two- and three-bedroom layouts on its plans are not offered
Property Finder's prices from AED 1.10 million, including a studio Sobha does not publish, do not match Sobha's AED 1.60 million
The 40% handover payment falls due as early as late 2027, so finance needs to be arranged soon
Residents will move in while the golf course, yacht club and resorts are still to be 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 project registration in writing

Questions buyers ask

What is the starting price at Delphine Beach Residences?

Sobha's listing showed one-bedroom apartments from AED 1.60 million when checked on 12 November 2026, subject to availability.

When will Delphine Beach Residences be completed?

Property Finder gives an expected completion of December 2027, with construction recorded as starting in September 2024. Sobha's project page does not give a date.

What is the payment plan?

Property Finder lists 20% on booking, four instalments of 10% at six, 12, 18 and 24 months after reservation, and 40% on handover. It notes registration charges of 4% on top of the deposit.

Which apartments are available?

Sobha's current listing shows one-bedroom apartments from 665 sq ft. Its floor plans also show two- and three-bedroom layouts, which were not in the listing when we checked.

Is Delphine 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 Delphine Beach Residences?

Delphine Beach Residences is being developed by 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 Delphine Beach Residences?

The main cost is the registration fee (indicative 2%). On the entry price of AED 1,600,000 that comes to about AED 32,000, 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 12 November 2026.

Choose a home type

1-bedroom apartments

20/40/40 plan

Due on booking: AED 320,000
Paid before handover: AED 960,000 (60%)
Registration fees, estimate: AED 32,000
Total to complete: AED 1,632,000

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

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Delphine Beach Residences

1-bedroom apartments

From AED 1,600,000

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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

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