Florine Beach Residences

By Sobha Realty in Siniya Island, Umm Al Quwain

Price from: AED 1,930,000; about £395K or $526K
Payment plan: 20/40/40; 60% before handover
Handover: Q3 2028
Status: Under construction

Render of curved apartment towers beside a pool deck with palm trees, Florine Beach Residences, Siniya Island

Render of a beach with sun loungers and parasailers in front of apartment towers, Florine Beach Residences

Render of golfers on a fairway with apartment towers in the background, Siniya Island

Render of a pedestrian promenade with a café and outdoor seating below apartment buildings, Florine Beach Residences

Render of an arrival court with a water feature and sculpture at the base of apartment towers, Florine Beach Residences

Render of a curved balcony overlooking a beach and sea, Florine Beach Residences

Render of a resident on a glass-fronted balcony looking over low-rise buildings and water, Florine Beach Residences

Render of a tree-lined park with walking paths beside apartment buildings, Florine Beach Residences

Render of a children's playground in landscaped grounds beside apartment buildings, Florine Beach Residences

Payment plan

20/40/40

60% due before handover

Down paymentOn booking20%AED 386,000
During construction40%AED 772,000
On handoverQ3 2028 ()40%AED 772,000
Paid before handoverAED 1,158,000

Amounts are worked on a 2-bedroom apartment at its starting price of AED 1,930,000. Change home type

Model your own price How payment plans work

For 2-bedroom apartments

Homes and prices

Florine Beach Residences offers 2-bedroom apartments and 3-bedroom apartments. Open a home type for its payment schedule, buying costs and the nearest alternatives.

2-bedroom apartmentsFrom AED 1.93M774 to 865 sq ft, AED 2,494 per sq ft, Sobha's price. Property Finder also lists two-bedroom duplexes of about 1,485 sq ft from AED 3.73 million.3-bedroom apartmentsFrom AED 4.88M1,988 to 2,053 sq ft, AED 2,455 per sq ft, Price from Property Finder, which lists the three-bedroom units as duplexes and shows stock available.

Some starting prices are Property Finder listings, as noted against each home type; the others come 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
2 to 3 bed
774 to 2,053 sq ft
Freehold

Developer: Sobha Realty
Location: Beach Residences, Siniya Island, Umm Al Quwain
Buildings: 4
Golden Visa: Prices reach the AED 2 million threshold

Overview

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.

Florine Beach Residences is a four-tower cluster on Siniya Island, the island community 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.

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 2-bedroom apartment at Florine Beach ResidencesAED 1,930,000

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 38,600

Estimated total to completeAED 1,968,600about £403K

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. Larger unit types here are priced above AED 2 million, the threshold for the 10-year visa by property. Check eligibility

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.

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
Yacht Club
Natural Beach
18-Hole Golf Course
Kite Surfing
Paddleboarding

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

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

Questions buyers ask

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. 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 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 from the developer and from Property Finder, as each home type notes, checked 12 November 2026.

Choose a home type

2-bedroom apartments

20/40/40 plan

Due on booking: AED 386,000
Paid before handover: AED 1,158,000 (60%)
Registration fees, estimate: AED 38,600
Total to complete: AED 1,968,600

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

Your enquiry

Florine Beach Residences

2-bedroom apartments

From AED 1,930,000

Send me

Optional, so the adviser can prepare. Tap again to clear.

Buying with

Buying for

Rather talk now?WhatsApp Call

Orat a time that suits you

Sobha Realty

Apartments
1 bed
665 sq ft
Handover Q4 2027
20/40/40 plan

From AED 1.6M

Siniya Island, Umm Al Quwain

Compare Florine Beach Residences

Side by side comparisons, and other developments from Sobha Realty.

Buying in Siniya Island

The area, the developer and the guides worth reading before you reserve in Umm Al Quwain.

Interested in this development