Palm Grove Villas

By Sobha Realty in Siniya Island, Umm Al Quwain

Price from: AED 11,530,000; about £2.36M or $3.14M
Payment plan: 10/50/40; 60% before handover
Handover: Q4 2028
Status: Under construction

Render of a two-storey white villa with a pool terrace at Palm Grove Villas, Siniya Island

Evening render of a villa and its garden at the water's edge, Palm Grove Villas

Render of a villa street frontage with garage and driveway at Palm Grove Villas

Render of a villa entrance and driveway at dusk, Palm Grove Villas

Render of a double-height living room in a Palm Grove villa

Render of a bedroom interior in a Palm Grove villa

Payment plan

10/50/40

60% due before handover

Down paymentOn booking10%AED 1,153,000
During constructionInstalments to completion50%AED 5,765,000
On handoverQ4 2028 ()40%AED 4,612,000
Paid before handoverAED 6,918,000

As listed on both Property Finder pages for Palm Grove Villas.

Amounts are worked on a 4-bedroom villa at its starting price of AED 11,530,000.

Model your own price How payment plans work

For 4-bedroom villas

Homes and prices

Palm Grove Villas offers 4-bedroom villas. Open a home type for its payment schedule, buying costs and the nearest alternatives.

4-bedroom villasFrom AED 11.53M4,814 to 5,219 sq ft, AED 2,395 per sq ft, Sizes are from Property Finder; Sobha gives sizes on request. Property Finder shows earlier prices of AED 10.5 million and AED 11 million.

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.

Villas
4 bed
4,814 to 5,219 sq ft
Freehold

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

Overview

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.

Palm Grove Villas is one of the two beachfront villa clusters that Sobha Realty is selling on 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.

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 4-bedroom villa at Palm Grove VillasAED 11,530,000

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 230,600

Estimated total to completeAED 11,760,600about £2.41M

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

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.

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

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

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

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.

Questions buyers ask

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. 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.

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 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

4-bedroom villas

10/50/40 plan

Due on booking: AED 1,153,000
Paid before handover: AED 6,918,000 (60%)
Registration fees, estimate: AED 230,600
Total to complete: AED 11,760,600

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