High Floor 1 Bedroom in Aquamarine Beach Residences, Sobha Siniya Island at 15% Below OP with Park and Sea View

Property Overview

This 1-bedroom apartment in Aquamarine Beach Residences, Sobha Siniya Island, Umm Al Quwain, is available as a distress resale at AED 1,096,527. The unit has a built-up area of 516 sq ft, is positioned on a high floor, and offers park and sea views. The asking price represents a saving of AED 193,505 (15%) against the agent-stated original purchase price of AED 1,290,032. Handover is expected in Q2 2028.

Property Highlights

• Type: 1-bedroom apartment (Type A with balcony)
• Built-up area: 516 sq ft
• Floor: high
• Views: park and sea
• Asking price: AED 1,096,527
• Original price: AED 1,290,032
• Saving from OP: AED 193,505 (15%)
• Rate: approximately AED 2,125 per sq ft (BUA)
• Payment plan: 60/40
• Handover: Q2 2028
• Status: off-plan resale
• Ownership: freehold

Why the Price Qualifies as Below OP

The agent states the original purchase price for this unit was AED 1,290,032. The current asking price of AED 1,096,527 is AED 193,505 lower, a reduction of 15% from the original contract value. This is a substantial distress discount.

The OP of AED 1,290,032 is precise enough to indicate a contract figure, adding credibility. It should still be confirmed against the seller's SPA.

Seller's Total Loss

Sobha Siniya Island is in Umm Al Quwain, not Dubai, so the property registration and transfer fee structure differs from Dubai's 4% DLD fee. The seller's total loss includes both the AED 193,505 price reduction and the applicable UAQ transfer fee paid on the original purchase. Buyers should confirm the transfer fee rate with their conveyancer, as it increases the seller's actual loss beyond the 15% price discount.

Market Context

The asking price sits within the context of current market data for 1-bedroom apartments across Sobha Siniya Island:

• Current 1BR listing range across Sobha Siniya Island: approximately AED 1,031,000 to AED 1,600,000
• Most 1BR listings clustered between AED 1,040,000 and AED 1,300,000
• Multiple resale listings showing 10 to 30% discounts below original pricing

This listing at AED 1,096,527 sits near the lower end of the 1BR range across the island. The prevalence of below-OP resales on Sobha Siniya Island indicates broader distress activity, which may present both opportunity and risk. Buyers benefit from competitive pricing, but should consider the island's early-stage development and the distance from central Dubai when assessing long-term value.

High Floor with Park and Sea View

The agent confirms this is a high-floor unit with park and sea views. On Sobha Siniya Island, a sea view provides an outlook over the Arabian Gulf coastline and the island's 6 km shoreline. The park view faces the island's landscaped green spaces, which cover 27% of the total land area. A high-floor position maximises both views by elevating the sightline above lower structures and landscaping.

The dual view combining park and sea is a premium orientation within Aquamarine Beach Residences. Units with sea exposure typically command higher values than inward-facing or single-aspect configurations.

Unit Configuration

At 516 sq ft, this unit matches the Type A 1-bedroom configuration in Aquamarine Beach Residences, which ranges from 511 to 516 sq ft and features a balcony. Sobha Realty's Aquamarine project offers three 1-bedroom types: Type A (511 to 516 sq ft with balcony), Type B (646 to 648 sq ft with yard) and Type C (660 to 665 sq ft with yard). The Type A is the most compact configuration and the entry point into the project.

About Aquamarine Beach Residences

Aquamarine Beach Residences is a beachfront residential project by Sobha Realty on Sobha Siniya Island, Umm Al Quwain. The development offers 1, 2 and 3-bedroom apartments and select 2-bedroom duplexes. Unit sizes range from 511 sq ft for the smallest 1-bedroom to 2,180 sq ft for the 3-bedroom configuration. Tower C is offered fully furnished.

The project features direct beach and lagoon access, swimming pools, water sports facilities, children's play areas, landscaped courtyards and an outdoor cinema. Handover is expected in Q2 2028.

Payment Plan

Sobha Realty's payment plan for Aquamarine Beach Residences is 60/40: 20% booking deposit, 40% in phased instalments during construction and 40% on handover. For a resale, the payment structure depends on how much the current seller has paid to date. Buyers should request the seller's full payment history and the developer's confirmation of the remaining schedule.

About Sobha Siniya Island

Sobha Siniya Island is a private island development by Sobha Realty in Umm Al Quwain, one of the northern emirates of the UAE. The island features a 6 km shoreline with crystal-blue waters and white sand beaches. Twenty-seven percent of the island is dedicated to green spaces and eco-parks.

The master development includes multiple residential projects across apartments, villas and mansions. Planned island-wide amenities include an 18-hole golf course, eco park, boutique retail arcade, health club, helicopter landing pad, children's play areas, sports courts and water sports facilities.

Location and Connectivity

Sobha Siniya Island is situated off the coast of Umm Al Quwain. Key distances include approximately 10 minutes to Marjan Island (Ras Al Khaimah), 30 minutes to Sharjah, 40 to 50 minutes to both Ras Al Khaimah International Airport and Dubai International Airport, and approximately 60 minutes to Business Bay, Dubai.

The island location offers a resort-style living environment distinct from mainland urban communities. Buyers should factor in the commute distance to central Dubai and the early-stage nature of the island's infrastructure when evaluating the property for primary residence or investment.

Verification Notes

Unit-specific facts including 1-bedroom configuration, built-up area of 516 sq ft, high-floor position, park and sea view, asking price and original purchase price are sourced from the agent's brief received on 28 September 2026. The 516 sq ft BUA matches Sobha Realty's Type A 1-bedroom (511 to 516 sq ft with balcony) as published on the official project page. The OP of AED 1,290,032 is precise enough to suggest a contract figure, but should be confirmed against the seller's SPA. Project-level details including unit types, sizes, amenities and community information are drawn from Sobha Realty's official project page, Metropolitan project data and Bayut sale listings. This property is in Umm Al Quwain, not Dubai; references to DLD fees do not apply and the applicable UAQ transfer fee should be confirmed separately. Bathroom count, exact floor number, parking, tower and furnishing status were not stated in the brief and have been omitted.