Starline Beach Residences by Sobha at Siniya Island, Umm Al Quwain

Sobha Realty | Siniya Island, Umm Al Quwain

Four Towers Facing the Open Sea: Island Homes from AED 1.67M

Starline Beach Residences by Sobha Realty is a beachfront collection of four towers on Siniya Island, the natural island off the coast of Umm Al Quwain that Sobha is shaping into the northern emirates’ most distinctive residential address. The cluster brings together 350 sea-facing homes: one and two bedroom apartments alongside a limited set of three bedroom duplexes arranged over two levels.

Siniya Island is a protected natural setting of mangrove forests, seagrass beds and open beaches, home to gazelles, flamingos and nesting turtles. Starline’s towers are oriented towards the Arabian Gulf, the island’s lagoon and its green interior, so the water and the landscape frame daily life rather than a city skyline. Apartments in Tower A are delivered fully furnished, while the remaining towers are finished to Sobha’s turnkey standard.

The cluster launched in 2025 with prices from AED 1.31 million, and current releases are marketed from AED 1,672,044 on a 60/40 payment plan, with handover scheduled for Q2 2029. Ownership is freehold and open to buyers of all nationalities.

Project Highlights

Starline Beach Residences at a Glance: The Key Facts

Residences

Sea-Facing Apartments and Two-Level Duplex Homes

The Starline collection is deliberately weighted towards the formats island buyers ask for most: 160 one bedroom apartments and 162 two bedroom apartments, completed by just 28 three bedroom duplexes at the top of the range. One bedroom homes run from 511 to 663 sq ft (around 47 to 62 sqm), two bedroom apartments from 775 to 991 sq ft (around 72 to 92 sqm), and the duplexes from 2,021 to 2,056 sq ft (around 188 to 191 sqm) across two levels.

Every home is planned around its outlook, with floor-to-ceiling glazing and wide balconies facing the open sea, the lagoon or the island’s landscaped interior. Tower A apartments are handed over fully furnished for an immediate move-in or first letting, while homes in the other towers carry Sobha’s turnkey finish, with kitchens fitted with German appliances and bathrooms finished with premium European sanitaryware, as detailed in the developer’s sales materials.

Amenities & Lifestyle

Two Beaches, One Lagoon and the Whole Island Beyond

Starline residents hold the island’s signature pairing: a natural beach on the open Gulf and a calmer lagoon beach within the community. Around the towers sit an infinity swimming pool, a fitness centre, a community centre, children’s play areas, landscaped parks and an outdoor cinema, with water sports, beachfront yoga and walking, jogging and cycling trails woven through the setting. At island level, the master plan adds an 18-hole championship golf course minutes away, a marina and yacht club, tennis and paddle courts, and beachfront dining.

Location & Connectivity

An Island Retreat, Fifty Minutes from Dubai

Siniya Island lies just off the Umm Al Quwain mainland and is reached by a 1.7 km bridge, so residents keep the seclusion of an island address with an ordinary road connection to the rest of the northern emirates. Wynn Al Marjan Island, the UAE’s first integrated resort, sits across the water in Ras Al Khaimah and is quoted at around six minutes by water taxi from the island.

Everyday needs are covered on the mainland: Umm Al Quwain City and Sheikh Khalifa General Hospital are around 10 to 15 minutes away, GEMS Westminster School in Ras Al Khaimah around 20 minutes, and Sharjah around 30 minutes. Drive times below are as published by the developer’s sales channels and will vary with traffic.

Floor Plans

Starline Beach Residences Floor Plans and Home Types

Layouts at Starline are planned for coastal living: open living spaces that run out to wide balconies, glazed frontages that hold the view, and bedrooms positioned for morning light over the water or the island greenery. Most apartments include a balcony of around 49 sq ft, while the duplexes spread living and sleeping accommodation across two floors with terraces of up to around 148 sq ft.

Full dimensioned floor plans form part of the developer’s project pack and are available on request. Buyers should confirm the exact area, orientation and view line of a chosen unit in the sales documentation before booking.

Master Plan

Sobha Siniya Island: A Natural Island, Planned Around Nature

Sobha Siniya Island is a joint venture between Sobha Realty and Umm Al Quwain Properties, transforming a protected natural island into a low-density residential destination. The master plan layers beach residence clusters and marina residences with beachfront villas and mansions, an 18-hole championship golf course, a marina and yacht club, resorts, retail and dining, while large areas of mangrove and seagrass habitat remain preserved for the island’s wildlife.

Starline is one of the island’s later beach clusters and should not be confused with the first phase sold as Beach Residences at Siniya Island, the Aquamarine, Delphine, Selene and Coraline buildings scheduled for handover in Q4 2027. Starline’s own four towers follow their own programme, with handover in Q2 2029, giving buyers a choice between earlier completion in the first phase and the newer release at Starline.

Pricing & Payment Plan

Starline Beach Residences Prices and Payment Plan: From AED 1.67M

Starline launched in 2025 with one bedroom apartments from AED 1,307,347, two bedroom apartments from AED 1,959,053 and three bedroom duplexes from AED 5,255,802. Current releases are marketed from AED 1,672,044, and the confirmed price of a specific unit is set out in the sales documentation at booking.

The developer’s payment plan is a 60/40 structure: 20% on booking, 40% in instalments during construction, reported as four payments of 10% at six-month intervals, and the final 40% on handover in Q2 2029. Nothing is owed after handover, so owners take their keys with the purchase fully settled.

Register your interest for current availability, the instalment schedule and floor plans.

Investment Perspective

Beachfront Scarcity at a Northern Emirates Price Point

The case for Starline starts with scarcity and price. Genuine beachfront apartments from a top-tier developer have largely moved beyond AED 2 million in Dubai, yet Siniya Island offers a natural island setting, a capped supply of clusters and freehold ownership at a materially lower entry point. Demand drivers are strengthening around it: Wynn Al Marjan Island opens across the water in Ras Al Khaimah, the island’s own golf course, marina and resorts are under construction, and Umm Al Quwain is positioning itself as the quieter alternative to its busier neighbours.

Sobha’s backward-integrated model, building with its own construction and finishing divisions, has made its completed homes some of the most consistently finished in the market, a quality record that supports resale and rental appeal. Purchases from AED 2 million can support eligibility for the UAE’s 10-year Golden Visa under the prevailing rules, a threshold the two bedroom apartments and duplexes clear, and the furnished Tower A homes suit buyers targeting the holiday-let market from day one.

As with any off-plan purchase, values and rental returns are not guaranteed, and an island community still under construction will mature in phases. Investors should review the sales and purchase agreement, the escrow arrangements and the service charges, and take independent advice before committing.

Frequently Asked Questions

Starline Beach Residences FAQs