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Area report

Ras Al Khaimah and Umm Al Quwain District Report — Al Marjan, Mina Al Arab and Siniya

Ref. R0247·M. Sami Akbeniz·

Ras Al Khaimah and Umm Al Quwain District Report — Al Marjan, Mina Al Arab and Siniya
Summary

the report covers Al Marjan Island and Mina Al Arab in Ras Al Khaimah and Siniya Island in Umm Al Quwain, on the Gulf coast. access is mainly by the E11 and E311 highways.

Ras Al Khaimah and Umm Al Quwain: Island Communities of the Northern Emirates

Ras Al Khaimah and Umm Al Quwain are Gulf-coast emirates defined by artificial-island projects and waterfront communities. Al Marjan Island in Ras Al Khaimah is an archipelago of four artificial islands (Wikipedia). Construction began in 2013 and the area covers the Breeze, Treasure, Dream and View islands (Wikipedia). Its master developer is Marjan; as of 27 October 2026, 19 of the 136 plots had been completed and 80 were under development (marjan.ae). Also in Ras Al Khaimah, Mina Al Arab is a community developed by an established developer and integrated with its natural coastline (minaalarab.net). Siniya Island in Umm Al Quwain is planned by an established developer as a complex of beachfront villas and mansions (Wikipedia).

This report looks at the property market of these areas, their transport, daily life and price levels. None of the three is yet a fully completed neighbourhood, because development is still under way. It uses September 2026 sale-price data, rent ranges and current project information. Delivery dates and developer commitments should be confirmed separately through official channels, and currency effects should be kept in mind. Every figure is sourced; there is no number in this text whose source we cannot show.

At a glance

  • Location: the report covers Al Marjan Island and Mina Al Arab in Ras Al Khaimah and Siniya Island in Umm Al Quwain, on the Gulf coast (Wikipedia; minaalarab.net).
  • Scale: Al Marjan Island has four artificial islands, of which 19 of 136 plots are complete (marjan.ae). Mina Al Arab is partly completed (minaalarab.net), while Siniya Island is a beachfront project in development.
  • Transport: access is mainly by the E11 and E311 highways (miradevelopments.ae). No metro, tram, monorail or ferry line serves the islands directly (RTA).
  • Rents: on Al Marjan Island, studios are listed at an average annual rent of 39,767 AED, one-bedroom flats at 57,703 AED and two-bedroom flats at 80,953 AED (Bayut). In Mina Al Arab the bands are 26,000 AED for studios, 50,000 AED for one-bedrooms and 76,000 AED for two-bedrooms (pdf.euro.savills.co.uk; Property Finder).
  • Buyers: foreign buyers make up roughly 70% of total demand across Ras Al Khaimah. Buyers from the United Kingdom, Germany, the Netherlands, Armenia and Kazakhstan stand out.
  • Our portfolio: we hold 7 active listings here, with starting prices from $236,250 to $645,236. 2 of our listings start at AED 2 million or more.
  • Notable development: the Wynn Al Marjan Island project, planned to open in 2027, includes more than 1,530 accommodation units (marjan.ae). The first phase of Siniya Island is targeted for completion on 30 June 2028.

Character of the area

Al Marjan Island is an archipelago of four artificial islands in Ras Al Khaimah (Wikipedia). Building began in 2013, and the islands are Breeze, Treasure, Dream and View (Wikipedia). Marjan is the master developer, and on 27 October 2026, 19 of 136 plots were complete and 80 under development (marjan.ae). View Island forms the urban core of the area, with residential and hospitality projects (Wikipedia). The Wynn Al Marjan Island project, planned for 2027, is expected to hold more than 1,530 accommodation units (marjan.ae).

Mina Al Arab, also in Ras Al Khaimah, is developed by an established developer and blends with its natural shoreline (minaalarab.net). It includes Hayat Island and hosts hotels such as Anantara and InterContinental (minaalarab.net). It is partly built, with operating hotels and residential sections (minaalarab.net).

Siniya Island in Umm Al Quwain is historically known as the home of the Al Mualla family and as one of the oldest pearl-diving towns on the Gulf (Wikipedia). Today it is being developed by an established developer as a complex of beachfront villas and mansions (Wikipedia). According to data of 29 October 2026 the project is on sale, with the first phase targeted for 30 June 2028. It includes a beach, a lagoon, mangrove areas, a marina and an 18-hole golf course.

Getting around

Transport in Ras Al Khaimah and Umm Al Quwain depends mainly on roads. Main road access to Al Marjan Island is via the E11 and E311 routes (miradevelopments.ae). Siniya Island in Umm Al Quwain is linked to the other emirates by paved roads and the main highway network (Wikipedia). Transport services across Ras Al Khaimah are run by the Ras Al Khaimah Transport Authority (Wikipedia).

According to RTA data of October 2026, the current metro, tram and marine lines remain inside Dubai (RTA). No metro, tram, monorail or Etihad Rail station serves these islands directly (RTA). There is also no official ferry or water-taxi route to them (RTA).

On airport access and drive times, project and property pages state that Siniya Island is about 50 minutes from Dubai International Airport (DXB) and Downtown Dubai (palmera.realestate). Mina Al Arab and Hayat Island are given as about 60 to 70 minutes from DXB (vetrauae.com). The Blue Line planned by the RTA, expected to finish in 2029, will link several parts of Dubai and offer interchange with the existing lines at Creek, Centrepoint and Dubai International City 1 (RTA).

Daily life: schools, healthcare, coast and shopping

On Al Marjan Island, hotels such as Rixos Bab Al Bahr, DoubleTree by Hilton Resort & Spa and Marjan Island Resort & Spa sit alongside coastal walkways, children's play areas and water sports (miradevelopments.ae; almarjanisland.com; Wikipedia). Around the island there are schools such as RAK Academy Al Hamra and New British International School, and the nurseries Red Bus Nursery and Al Hamra Nursery (miradevelopments.ae). Healthcare is served by RAK Medical Centre Al Hamra, Nexus Medical Clinic and Sheikh Khalifa Specialty Hospital (miradevelopments.ae). For shopping, Al Hamra Mall, Manar Mall and RAK Mall are the options (miradevelopments.ae). Al Hamra Golf Club and Al Hamra Marina and Yacht Club are among the social venues (miradevelopments.ae).

In Mina Al Arab and Hayat Island, American Medical Centre offers general medicine and dentistry (Bayut). Al Jazeera Medical Clinic and Sheikh Khalifa Specialty Hospital are nearby (Bayut). On education, RAK Academy Al Hamra and International School of Choueifat – RAK are close by (apilproperties.com; metropolitan.realestate).

Siniya Island is a nature reserve and archaeological site with no resident facility on the island itself (moccae.gov.ae). The number of archaeological sites on the island is given as 65 (moccae.gov.ae). Umm Al Quwain Marine Club and Kite Beach Center are used for leisure (siniyaisland.com). Nearby healthcare includes Umm Al Quwain Hospital, Sheikh Khalifa General Hospital, Wellness Medical Centre and Aster Clinic (hcorealestates.com). Schooling options include English Private School UAQ and Sharjah American International School UAQ. Across Ras Al Khaimah there are higher-education institutions such as the American University of Ras Al Khaimah, Ras Al Khaimah Medical and Health Sciences University, Higher Colleges of Technology, the University of Bolton and the University of Stirling (raktda.com; Wikipedia).

Price and rent range

According to September 2026 data, the housing market varies from one community to another here. Al Marjan Island and Siniya Island stand out on price per square foot.

AreaSale (AED/ft²)YoY changePeriod and source
Al Marjan Island2,615+0.76%September 2026, Bayut
Mina Al Arab1,736-5.77%September 2026, Bayut

For Al Marjan Island, Bayut's September 2026 data puts the average sale price of ready and off-plan homes together at 2,654 AED/ft² (Bayut). For off-plan projects alone the figure rises to 2,782 AED/ft² (Bayut). In Mina Al Arab the average across all properties was recorded at 1,736 AED/ft² (Bayut). The latest apartment-specific figure there is from May 2026, at 1,797 AED/ft² (Bayut).

On rents, current data exist for Al Marjan Island and Mina Al Arab. On Al Marjan Island, six-month listing data show average annual rents of 39,767 AED for studios, 57,703 AED for one-bedroom and 80,953 AED for two-bedroom flats (Bayut). In Mina Al Arab, Property Finder data for 2026 give bands of 26,000 AED for studios, 50,000 AED for one-bedrooms and 76,000 AED for two-bedrooms (pdf.euro.savills.co.uk; Property Finder). Price movements and deliveries depend on developers' current status and on how far each project has progressed. Supply growth and currency effects should be kept in mind.

For ease of comparison, USD equivalents (calculation): we converted the AED per sq ft values in the sources to $/m² at 1 m² = 10.7639 sq ft and the fixed rate of AED 3.6725 per USD (CBUAE) (CBUAE). In Bayut's 2026-09 data the sale price is roughly: Al Marjan Island $7,779/m²; Al Marjan Island $7,779/m²; Al Marjan Island $8,154/m²; Al Marjan Island $8,154/m²; Al Marjan Island $7,664/m²; Mina Al Arab $5,088/m².

Buyer and tenant profile

Foreign buyers make up about 70% of total demand across Ras Al Khaimah (RAK). According to 2025 data, buyers from the United Kingdom, Germany, the Netherlands, Armenia and Kazakhstan stand out among foreign investors.

On the rental side, Bayut's 2025 annual report gives a gross rental yield of 5.46% on Al Marjan Island (Bayut). In the same period annual rents on Al Marjan Island were 39,000 AED for studios, 59,000 AED for one-bedroom and 86,000 AED for two-bedroom flats (Bayut). In Mina Al Arab the gross yield was recorded at 5.04% (Bayut). Annual rents in Mina Al Arab were 30,000 AED for studios, 60,000 AED for one-bedroom and 93,000 AED for two-bedroom flats (pdf.euro.savills.co.uk; Bayut). According to Bayut's page of 29 October 2026, six-month listing averages on Al Marjan Island are 39,767 AED for studios, 57,703 AED for one-bedroom and 80,953 AED for two-bedroom flats (Bayut).

Recent developments and planned projects

The Wynn resort project on Al Marjan Island is targeted to open in 2027.

On transport investment, RTA shared current Dubai Metro Blue Line data on 26 October 2026. Construction progress is targeted to reach 30% by the end of 2026 (RTA). The line is targeted to open on 9 September 2029 (RTA). Tunnel boring began on 3 May 2026, and the total investment value was announced as above AED 20.5 billion (Dubai Government).

Avla listings in this region

Avla listings in this region

We hold 7 listings in this region. Prices are the starting prices in the listing record and follow the developer's current list; we have prepared a separate project report for each listing.

CodeListingAreaRoomsNet m²Starting priceReport
A0018Hayat IslandHayat Island160$236,250Project report
A0088Park Beach ResidenceMarjan Island140$248,694Project report
A0092Siniya IslandSiniya Island148$302,328Project report
A0076Manta BayRas al Khaimah039$344,507Project report
A0075The Beach ResidenceRas al Khaimah057$363,274Project report
A0028Mina Al Arab TownhousesHayat Island2170$621,000Project report
A0055Rosso Bay and Nick BeachMarjan Island194$645,236Project report

Risks and honest caveats

  • Market data here reflect listing-based averages supplied by Bayut as of September 2026 (Bayut).
  • On Al Marjan Island, Mina Al Arab and Siniya Island, delivery dates and developer commitments should be confirmed separately through official channels (villavow.com).
  • The status of developers' escrow accounts and the regulatory framework need to be confirmed unit by unit (villavow.com).
  • Whether Dubai Land Department (DLD) fees apply to transactions in RAK and Umm Al Quwain has no official confirmation (maisondubai.com; villavow.com).
  • The freehold status of Siniya Island should be confirmed by the official title authority (maisondubai.com; villavow.com).
  • No official public transport, metro, tram or ferry route serves the islands (RTA).
  • Verified gross rental yields for these areas could not be supplied (equityedge.ae; palmera.realestate).
  • The dollar value of any TL-denominated data, and the cost of property investment here, depend on currency effects.
  • Rising supply and the ongoing, unfinished character of the communities are macroeconomic factors to bear in mind in any decision.

Golden Visa framework

For a Golden Visa through real estate, the ICP guide requires ownership of one or more properties with a total value of at least AED 2,000,000 (ICP). The investor must own the property outright, though financing from a local bank is allowed (ICP). For mortgaged property, a letter from the bank confirming no objection, together with the amount paid and the remaining balance, must be supplied (Dubai Land Department). Off-plan units with a total value of at least AED 2,000,000 are accepted if bought from a real-estate company approved by the competent authority (ICP).

The sources conflict on the duration of residence. The ICP's current guide and service page say 10 years for a real-estate investor, and the DLD service page speaks of a renewable 10-year residence (ICP; Dubai Land Department). Older general ICP pages give 5 to 10 years, while the current pages point to 10 (ICP). The current duration should therefore be confirmed in writing before applying.

DLD's registration fees were updated on 29 October 2026 (Dubai Land Department). For completed homes the total is 4% (2% each for seller and buyer) (Dubai Land Department). For first off-plan sales, it is 2% for the seller, 2% for the buyer and AED 1,000 for the developer's Oqood portal registration (Dubai Land Department).

At the fixed rate of AED 3.6725 per USD, the following listings in our portfolio start above the AED 2,000,000 threshold. The prices shown are starting prices; eligibility depends on the chosen unit and on the assessment of the official authorities.

CodeListingAreaStarting priceApprox. AED (calculation)
A0028Mina Al Arab TownhousesHayat Island$621,0002,281,000
A0055Rosso Bay and Nick BeachMarjan Island$645,2362,370,000

What we could not confirm in this report

  • Current September 2026 sale prices, year-on-year change and gross rental yields for Al Marjan Island, Mina Al Arab, Hayat Island and Siniya Island could not be found in full.
  • There is no data on the investor and end-user split or on the tenant profile (nationality, household type, income) of these islands.
  • Distances in kilometres from Al Marjan Island, Mina Al Arab and Hayat Island to Dubai, Abu Dhabi and other centres could not be verified.
  • Public-transport lines, metro, tram or Etihad Rail links serving the islands directly do not appear in official sources.
  • A current list of schools, hospitals and shopping centres for Mina Al Arab and Hayat Island could not be found.
  • Official transfer fees for purchases in RAK and UAQ (DLD equivalent) and project-level escrow records could not be verified.
  • Payment-plan details, service-charge approvals and the share of Turkish buyers in the area for Siniya Island and other projects have no official data.
  • Because of the age of some sources, the current balance of supply and demand could not be confirmed as of the 29 October 2026 report date.

Sources

Listing data (code, name, area, starting price) come from the Avla Real Estate listing record (29 October 2026). Report date: 29 October 2026. Price and rent data belong to the sources and periods stated in each sentence; this report will be refreshed when market data is updated.

Let us go through the programme eligibility, transport and sourced rent range of a property you are considering in Ras Al Khaimah and Umm Al Quwain together: realestate@avla.com.tr

Avla Real Estate Gayrimenkul A.Ş. — prepared for information only; it contains no investment advice and no promise of yield or appreciation.

M. Sami Akbeniz
AuthorM. Sami Akbeniz

A senior economist, graduate of Université Paris 1 Panthéon-Sorbonne, and a graduate of Istanbul University Business Administration with 33 years in business; founder of Avla Real Estate. He reads every selection and every agreement himself.

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