Starline Beach Residences

By Sobha Realty in Siniya Island, Umm Al Quwain

Price from: AED 1,670,000; about £342K or $455K
Payment plan: 20/40/40; 60% before handover
Handover: Q2 2029
Status: Under construction

Render of white mid-rise apartment towers behind a beach and palm trees, Starline Beach Residences, Siniya Island

Render of an open-plan kitchen, dining and living area with floor-to-ceiling windows, Starline Beach Residences

Render of a double-height living room with tall windows, Starline Beach Residences

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

Render of a kitchen and dining table opening onto a living area, Starline Beach Residences

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

Payment plan

20/40/40

60% due before handover

Down paymentOn booking20%AED 334,000
During construction40%AED 668,000
On handoverQ2 2029 ()40%AED 668,000
Paid before handoverAED 1,002,000

Amounts are worked on a 1-bedroom apartment at its starting price of AED 1,670,000. Change home type

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For 1-bedroom apartments

Homes and prices

Starline Beach Residences offers 1-bedroom apartments, 2-bedroom apartments and 3-bedroom apartments. Open a home type for its payment schedule, buying costs and the nearest alternatives.

1-bedroom apartmentsFrom AED 1.67M511 to 663 sq ft, AED 3,268 per sq ft, Sobha's price. Property Finder still shows AED 1.31 million, an earlier figure. The largest one-bedroom layout has a 152 sq ft yard.2-bedroom apartmentsFrom AED 1.96M775 to 865 sq ft, AED 2,528 per sq ft, Price from Property Finder, which shows stock available.3-bedroom apartmentsFrom AED 5.26M2,021 to 2,055 sq ft, AED 2,601 per sq ft, Price from Property Finder, which lists these units as duplexes. Layouts include a study and a maid's room.

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
1 to 3 bed
511 to 2,055 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

Four beach towers on Sobha's Siniya Island in Umm Al Quwain with one- to three-bedroom homes, listed by Sobha from AED 1.67 million on 12 November 2026 and due for completion in mid-2029.

Starline Beach Residences is a group of four towers on the beach side of Siniya Island, the island community Sobha Realty is developing off Umm Al Quwain. Sobha offers one- to three-bedroom apartments and two- and three-bedroom duplexes, and describes the towers as looking out over the Arabian Gulf.

Sobha's published floor plans give one-bedroom flats of 511 to 663 sq ft, the largest with a ground-level yard of about 152 sq ft, and two-bedroom flats of 775 to 865 sq ft. The three-bedroom homes are much larger at 2,021 to 2,055 sq ft and include a study, a maid's room and a powder room. Property Finder lists the three-bedroom units as duplexes.

On 12 November 2026 Sobha's listing showed prices from AED 1.67 million, rising to AED 5.56 million for the largest homes. Property Finder, which shows stock available, gives two-bedroom flats from about AED 1.96 million and three-bedroom units from about AED 5.26 million. Earlier figures are still in circulation: Property Finder's one-bedroom entry price is AED 1.31 million and Sobha's own FAQ quotes about AED 1.29 million, both well below the current listing. Price any offer against Sobha's current figure, not the older headline.

The plan published on Property Finder is 20% on booking, 40% during construction and 40% on handover. Construction is recorded as starting in March 2025, with completion expected in June 2029. Sobha's project page does not give a date.

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 range of sizes makes Starline one of the more flexible beach clusters on the island: a compact one-bedroom for a holiday let or a three-bedroom family home with staff quarters. The trade-off is time. Completion is in mid-2029, the island's wider facilities are still to be built, and 40% of the price is payable at handover.

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 Starline Beach ResidencesAED 1,670,000

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 33,400

Estimated total to completeAED 1,703,400about £349K

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 the beach side of Sobha Siniya Island, off the Umm Al Quwain coast and linked to the mainland by bridge. Sobha gives about 10 minutes by car to Al Marjan Island and 30 to Sharjah.

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

Wide unit mix in one cluster, from about 511 sq ft one-bedroom flats to three-bedroom homes of over 2,000 sq ft
Three-bedroom layouts include a study, maid's room and powder room, which suits full-time family use
Four towers on the beach side of a single-developer island
Property Finder shows stock available and gives a published 20/40/40 plan

What to weigh

Sobha's entry price of AED 1.67 million is well above the AED 1.29 to 1.31 million still quoted in its FAQ and on Property Finder; confirm the current price for each unit
Completion is expected in June 2029 according to Property Finder, with 40% due then
Several other beach clusters on the island offer near-identical layouts, so resale and rental competition will be direct
Umm Al Quwain has a small, thin resale market; plan to hold for the long term
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 Starline Beach Residences?

Sobha's listing showed prices from AED 1.67 million, up to AED 5.56 million, when checked on 12 November 2026. Property Finder showed two-bedroom flats from about AED 1.96 million and three-bedroom units from about AED 5.26 million.

When will Starline Beach Residences be completed?

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

How large are the apartments?

Sobha's floor plans show one-bedroom flats of 511 to 663 sq ft, two-bedroom flats of 775 to 865 sq ft and three-bedroom homes of 2,021 to 2,055 sq ft.

Is Starline 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 Starline Beach Residences?

Starline 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 Starline Beach Residences?

The main cost is the registration fee (indicative 2%). On the entry price of AED 1,670,000 that comes to about AED 33,400, 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

1-bedroom apartments

20/40/40 plan

Due on booking: AED 334,000
Paid before handover: AED 1,002,000 (60%)
Registration fees, estimate: AED 33,400
Total to complete: AED 1,703,400

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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Starline Beach Residences

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Sobha Realty

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

From AED 1.6M

Siniya Island, Umm Al Quwain

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