AYA Beachfront Residences by Deyaar at Al Rawdah, Umm Al Quwain

Deyaar Development | Al Khor Waterfront, Umm Al Quwain

Terraces That Ripple Like the Tide: Beachfront Living from AED 1.095M

AYA Beachfront Residences is a new beachfront community by Deyaar Development at Al Khor Waterfront in Al Rawdah, Umm Al Quwain. It is Deyaar’s first residential project in the emirate, and one of the most significant launches the northern coastline has seen: 442 premium homes in its first phase, set directly on the sand where the Arabian Gulf meets the calm waters and mangroves of Al Khor.

The architecture takes its cue from the shoreline. A low-rise building of basement, ground and eight residential floors, crowned by a rooftop amenity level, is wrapped in undulating terraces that echo the movement of the waves, opening the homes to views of the Gulf on one side and the protected mangrove creek on the other. Interiors follow the same nature-inspired language, with natural textures, floor-to-ceiling glazing, fitted kitchens and generous balconies.

The collection is organised into four series, from one bedroom apartments to duplex beach homes, penthouses and sky villas, with more than 35 resort-style amenities including a private beach and a beach club. Reported launch pricing starts from AED 1,095,000, with completion scheduled for Q4 2027.

Project Highlights

AYA Beachfront Residences at a Glance: The Key Facts

Residences

Four Collections, One Shoreline: Apartments, Beach Homes and Sky Villas

The 442 homes in the first phase of AYA Beachfront Residences are arranged in four collections. The Premium Residences and Signature Residences carry the one, two and three bedroom apartments, the Signature homes oriented towards the beach and the open Gulf. At ground level, the Beach Homes Collection sets out three and four bedroom duplexes with direct access to the sand, while the Sky Collection crowns the building with penthouses and sky villas wrapped in panoramic terraces.

Apartments run from 680 to 1,900 sq ft (63 to 177 sqm), sized generously for the northern emirates market. The duplex beach homes span 4,700 to 5,441 sq ft (437 to 506 sqm), the penthouses sit at around 5,700 sq ft (530 sqm), and the sky villas extend from 7,499 to 7,629 sq ft (697 to 709 sqm), among the largest waterfront residences offered in Umm Al Quwain.

Amenities & Lifestyle

A Private Beach, a Beach Club and 35 Ways to Slow Down

AYA Beachfront Residences is planned around resort-style living, with more than 35 amenities layered across the ground floor, the outdoor grounds and the rooftop. The rooftop carries an infinity pool, a health club and spa with sauna, steam and jacuzzi, plunge pools, a yoga studio and the gym. At ground level, residents find a beach club on the private beach, a swimmable lagoon, family and residents’ lounges, an indoor cinema, a cigar lounge, co-working spaces and retail, while the landscaped grounds hold cabanas, an outdoor yoga deck, oasis gardens and a beach café.

Location & Connectivity

On the Al Khor Waterfront, Between the Gulf and the Mangroves

AYA Beachfront Residences stands in Al Rawdah on the Al Khor Waterfront, the creek-side district at the heart of Umm Al Quwain’s coastline. The setting pairs a wide sandy beach on the Arabian Gulf with the calm, wildlife-rich mangroves of Al Khor, and places residents close to the Umm Al Quwain Marina and yacht club, the old town with its fort and museum, and the emirate’s schools, clinics and resorts.

For all its calm, the address stays connected. Sheikh Mohammed bin Zayed Road and Emirates Road place the northern emirates and Dubai within straightforward driving range, making the residences workable as a primary home, a weekend retreat or a holiday rental asset. Approximate drive times are set out below.

Floor Plans

AYA Beachfront Residences Floor Plans: From Apartments to Sky Villas

Layouts at AYA Beachfront Residences are planned around the views, with open living spaces, floor-to-ceiling windows and wide balconies oriented to the Gulf, the creek or the mangroves depending on the collection. The ground-level duplex beach homes add private outdoor space at the sand’s edge, and the Sky Collection residences occupy the uppermost levels with the widest terraces in the building.

The full floor plan drawings, with room-by-room dimensions for every layout, form part of the developer’s sales documentation. The confirmed size ranges for each home type are summarised below.

Master Plan

An Integrated Beachfront Community Built on Four Pillars

Deyaar has conceived AYA Beachfront Residences as an integrated community rather than a single building, planned around four pillars: residential, wellness, community and smart living. The first phase brings the 442 residences, the beach club and the amenity programme; the wider community is designed as a walkable 15-minute neighbourhood connecting homes with cultural and leisure spaces.

Future phases are planned to add a marina, further retail and cultural venues, deepening the Al Khor Waterfront into a year-round destination. For early buyers, that phasing matters: the first residences arrive ahead of the full master plan, in an emirate where large-scale branded beachfront supply remains limited.

Pricing & Payment Plan

AYA Beachfront Residences Prices and Payment Plan: From AED 1.095M

Reported launch pricing at AYA Beachfront Residences starts from AED 1,095,000 for a one bedroom apartment, from AED 1,720,000 for two bedrooms and from AED 2,337,000 for three bedrooms. Prices for the duplex beach homes, penthouses and sky villas are released on request. The developer’s confirmed price list for current availability is issued through its sales channels.

The launch payment plan most widely reported for the project is a 40/60 structure: 5% on booking, a further 35% during construction in staged instalments, and 60% on handover. Some releases have been marketed with alternative structures, including 30/70 plans with post-handover elements, so buyers should confirm the plan attached to their chosen unit in the sales and purchase agreement.

Register your interest to receive the current AYA Beachfront Residences price list, the payment schedule for your chosen collection and the latest availability from the sales team.

Investment Perspective

Why Investors Are Looking North to Umm Al Quwain

The investment case at AYA Beachfront Residences begins with position. This is Deyaar’s first project in Umm Al Quwain and one of the first large-scale, branded beachfront communities in the emirate, offered at a starting price well below comparable new beachfront stock in Dubai or on Al Marjan Island. Scarcity of competing supply, a recognised developer with a long delivery record, and freehold ownership all support the long-term proposition.

Demand drivers are twofold. Umm Al Quwain’s quiet coastline, mangroves and marina appeal to residents seeking a calmer pace within reach of Sharjah and Dubai, while the emirate’s growing leisure profile supports holiday-home and short-stay demand. The mix of compact apartments and large family duplexes lets investors target long-term tenants and the premium holiday segment from the same building.

As with any off-plan purchase in an emerging market, values and rents will depend on delivery, the pace of the wider master plan and broader market conditions, and returns cannot be guaranteed. Investors should verify the project’s escrow and registration arrangements and take independent advice before committing.

Frequently Asked Questions

AYA Beachfront Residences FAQs