Pristine Beach Residences

By Sobha Realty in Siniya Island, Umm Al Quwain

Price from: AED 1,429,272; about £293K or $389K
Payment plan: 60/40; 60% before handover
Handover: Q3 2029
Status: Under construction

Render of white apartment towers beside the water at dusk, Pristine Beach Residences, Siniya Island

Render of a row of apartment buildings seen across the water in daylight, Pristine Beach Residences

Render of sun loungers and parasols on a beach below apartment buildings, Pristine Beach Residences

Render of a furnished open-plan kitchen, dining and living area with full-height windows, Pristine Beach Residences

Render of a furnished bedroom with a wall-mounted television and full-height window, Pristine Beach Residences

Render of a bathroom with a glass-screened shower and wall-hung fittings, Pristine Beach Residences

Payment plan

60/40

60% due before handover

Booking deposit and construction instalmentsFrom booking to completion60%AED 857,563
On handoverQ3 2029 ()40%AED 571,709
Paid before handoverAED 857,563

Amounts are worked on a 1-bedroom apartment at its starting price of AED 1,429,272. Change home type

Model your own price How payment plans work

For 1-bedroom apartments

Homes and prices

Pristine Beach Residences offers 1-bedroom apartments and 2-bedroom apartments. Open a home type for its payment schedule, buying costs and the nearest alternatives.

1-bedroom apartmentsFrom AED 1.43M513 to 664 sq ft, AED 2,786 per sq ft, Price from Property Finder; Sobha's page gives no starting price, though its FAQ quotes about AED 1.4 million.2-bedroom apartmentsFrom AED 2.15M776 to 865 sq ft, AED 2,776 per sq ft, Price from Property Finder, which also lists two-bedroom layouts up to 1,210 sq ft and duplexes of about 1,491 sq ft.

Starting prices as listed by Property Finder, checked 12 November 2026. Sterling figures are indicative conversions. Ask for today's availability before relying on any figure.

Apartments
1 to 2 bed
513 to 865 sq ft
Freehold

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

Overview

Furnished one- and two-bedroom apartments in the last beach cluster on Sobha's Siniya Island, at the island's bridge entrance. Property Finder lists them from AED 1.43 million with completion in September 2029.

Pristine Beach Residences is the cluster Sobha Realty describes as the last of its beach residences on Siniya Island, the island community off Umm Al Quwain. It sits at the island's entrance, where the 1.7 km bridge arrives from the mainland, and Sobha says it is a few minutes from two resorts. The homes on offer are fully furnished one- and two-bedroom apartments in Tower A.

Sobha's floor plans show one-bedroom flats of 513 to 664 sq ft, the largest with a yard of about 151 sq ft, and two-bedroom flats of 776 to 865 sq ft. Property Finder lists a wider range, with two-bedroom layouts up to 1,210 sq ft and two-bedroom duplexes of about 1,491 sq ft.

Pricing comes with a caveat. Pristine was not on Sobha's main property listing when we checked on 12 November 2026, and its project page showed no starting price, only an upper figure of AED 3.67 million. Property Finder, which shows stock available, gives one-bedroom flats from AED 1,429,272 and two-bedroom flats from AED 2,153,915, and Sobha's own FAQ for the project quotes a start of about AED 1.4 million. The prices shown here are Property Finder's. Confirm availability and the current price list with Sobha.

Property Finder lists a 60/40 plan, with 60% paid from booking through construction and 40% on handover. Construction is recorded as starting in June 2025, with completion expected in September 2029, the latest of the beach clusters we cover on the island.

Sobha lists an infinity pool, a natural beach and lagoon beach, a yacht club, water sports, an indoor gym, an indoor cinema, a jogging loop and children's play areas. It gives about 10 minutes by car to Al Marjan Island and 50 to Dubai.

The furnished package suits buyers planning a holiday home or short-term let who do not want to fit out a flat at a distance. Against that, completion is almost three years away and the developer's own listing does not currently show the project.

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 Pristine Beach ResidencesAED 1,429,272

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 28,585

Estimated total to completeAED 1,457,857about £299K

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

At the entrance to Sobha Siniya Island, Umm Al Quwain, where the 1.7 km bridge from the mainland arrives. Sobha gives about 10 minutes by car to Al Marjan Island 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

Infinity Swimming Pool
Children’s Play Areas
Landscaped Courtyards
Yacht Club
Lagoon Beach
Adventure Water Sports
Natural Beach
Jogging Loop
Indoor Gym
Indoor Movie Theatre

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

Homes are sold fully furnished, according to Sobha
Position at the island's entrance by the bridge, close to the mainland road
Property Finder shows stock available, with one-bedroom flats from about AED 1.43 million
Floor plans include one-bedroom layouts with private yards

What to weigh

Not on Sobha's current property listing and no starting price on its project page; prices here are Property Finder's
Latest completion of the island's beach clusters: September 2029 on Property Finder
40% of the price is due at handover
A furnished flat on an island still being built depends on holiday-let demand that is not yet proven in Umm Al Quwain
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 Pristine Beach Residences?

Property Finder showed one-bedroom flats from AED 1,429,272 and two-bedroom flats from AED 2,153,915 on 12 November 2026. Sobha's project page gave no starting price, though its FAQ quotes about AED 1.4 million.

When will Pristine Beach Residences be completed?

Property Finder gives an expected completion of September 2029, with construction recorded as starting in June 2025.

What is the payment plan?

60% from booking through construction and 40% on handover, as listed on Property Finder.

Are the apartments furnished?

Sobha says the one- and two-bedroom residences in Tower A are fully furnished. Ask what the furniture package includes.

Is Pristine 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 Pristine Beach Residences?

Pristine 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 Pristine Beach Residences?

The main cost is the registration fee (indicative 2%). On the entry price of AED 1,429,272 that comes to about AED 28,585, 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 as listed by Property Finder, checked 12 November 2026.

Choose a home type

1-bedroom apartments

60/40 plan

Paid before handover: AED 857,563 (60%)
Registration fees, estimate: AED 28,585
Total to complete: AED 1,457,857

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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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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