- Home
- Developers
- Deyaar
- AYA Beachfront Residences
AYA Beachfront Residences
AYA is Deyaar's first project outside Dubai and Abu Dhabi: a 442-home first phase on the beach at Umm Al Quwain, launched in February 2025 with one-beds from AED 1.1 million.
From AED 1.1mfor one-bed
- ≈ £224k · $300k
Plan: 5/25/40/30 (a major portal)
Handover: Q4 2027
Since 2003 · Dubai + London · Licence 601049 · RERA ORN 1219
Key information
AYA Beachfront Residences at a glance
- Developer
- Deyaar Development PJSC
- Location
- Umm Al Quwain beachfront (Al Raudah), next to the old town
- Homes
- 1, 2, 3 apartments; 3 and 4-bed duplexes; 3-bed penthouses; 4-bed sky villas (1 to 5 bedrooms per the launch release)
- Sizes
- 369 to 7,500 sq ft (Deyaar website). One-beds 662 to 743 sq ft, two-beds 1,067 to 1,820 sq ft, three-beds 1,420 to 2,138 sq ft per a major portal
- Handover
- Q4 2027; a major portal shows Q2 2028The developer’s date. Use the date in your sale agreement.
- Government fee
- 4% of the price to the Dubai Land DepartmentAED 44,000 on the starting price
All key information5 more facts: payment plan, tenure, status, launched, number of homes
- Payment plan
- 5/25/40/30 (a major portal)
- Tenure
- Freehold
- Status
- Under construction (enabling works complete; main works pending authority approvals as at Q2 2026)
- Launched
- February 2025
- Number of homes
- 442 residences in Phase 1
Checked November 2026 against the developer’s own pages and public records. Starting prices are the developer’s published figures and change often: ask for today’s price list.
Reviewed by Ayman Hoque, Operations Manager, Live Dubai InternationalDubai Land Department broker card no. 55937 · Checked November 2026 · 5 sources
What stands out
- Direct beach frontage with views over the Gulf and the Al Khor mangroves, on a freehold plot.
- One-beds from AED 1.1 million (February 2025), which Deyaar compared with 25 to 30% higher prices on Al Marjan Island in Ras Al Khaimah.
- Phase 1 of about 150,000 sq ft of land; later phases planned to add a marina, retail and cultural venues.
More that stands out1 more points and 8 amenities listed by the developer
- Deyaar's chief executive cited expected rental yields of about 8% at launch; that is a developer forecast.
- Private beach access and beach club
- Pool and jacuzzi; rooftop pool and sun deck
- Gym, yoga studio, steam and sauna rooms
- Wellness centre and spa
- Cinema room, club room and residents' lounge
- Children's splash pad and play area
- Cafes and dining
- Business centre and smart parking
Payment plan
How you pay for AYA Beachfront Residences
5% on booking, 25% during construction, 40% on handover, 30% after handover, per a major portal. Deyaar has not published the plan. The same portal gives a conflicting 5/35/60 summary elsewhere on the page.
What it costs to buy
- PriceFrom AED 1.1m
- Dubai Land Department fee (4%)AED 44,000
- RegistrationAbout AED 520
- Developer’s admin feeVaries by project
Pounds and dollars are a guide, at mid-market rates on 3 November 2026; your bank’s rate will differ. Plans as published by the developer change between launches and unit types: we confirm the current plan in writing with the price list, and yours is the one in the sale agreement.
Before you buy
Before you buy, check
- Umm Al Quwain has lighter buyer-protection rules than Dubai; Deyaar's own chief executive said in February 2025 that more real estate regulation would come 'in due course'. Ask how the escrow is structured.
- Two handover dates are in circulation: Q4 2027 from Deyaar and Q2 2028 from a major portal. Main works had not started as at Q2 2026, which makes Q4 2027 look tight.
- The 8% yield is a developer expectation, not a track record; Umm Al Quwain has little short-let data.
- Payment plan figures conflict on the portal page; get the plan in writing from Deyaar.
- Later phases (marina, retail) are plans, not commitments; check what Phase 1 buyers get if they are not built.
Check the project and its escrow account with the Dubai Land Department before you pay.
Who AYA Beachfront Residences suits2 kinds of buyer
- Holiday-home buyers and short-let investors who want beach frontage at a lower entry price than Dubai or Ras Al Khaimah.
- Buyers comfortable with an emerging market and a longer wait for infrastructure.
Prices and floor plans
Today’s prices for AYA Beachfront Residences
We send the current price list, floor plans and payment plan, and tell you honestly how it compares with similar projects. No spam.
More about AYA Beachfront Residences
Where it isUmm Al Quwain beachfront (Al Raudah), next to the old town · 4 places nearby
Umm Al Quwain is a small emirate between Sharjah/Ajman and Ras Al Khaimah on the E11 coastal road. Deyaar puts the site about 40 minutes from Dubai International Airport and 20 minutes from Ras Al Khaimah and Sharjah; a major portal gives 10 minutes to Al Marjan Island and 50 minutes to Dubai. The plot sits beside the historic old town with its forts and museum. The emirate has far less infrastructure and a lighter regulatory regime than Dubai, and its property market is at an early stage.
- Dubai International AirportAbout 40 minutes (Deyaar)
- Ras Al KhaimahAbout 20 minutes (Deyaar)
- SharjahAbout 20 minutes (Deyaar); 30 minutes per a major portal
- Al Marjan IslandAbout 10 minutes (a major portal)
Travel times are approximate and depend on traffic.
Common questions3 answered from the facts above
Is AYA freehold?
A major portal lists it as freehold. Confirm the title type with Deyaar and the Umm Al Quwain authorities before signing.
How far is it from Dubai?
Deyaar says about 40 minutes from Dubai International Airport; a major portal says about 50 minutes to Dubai.
When is handover?
Deyaar said Q4 2027 at launch. A major portal shows June 2028. Enabling works were complete in mid-2026 and main works were awaiting final approvals.
Everything elseOther Deyaar projects, sources
This page is a guide, not financial advice. Details come from the developer and public records and can change. Check the project and its escrow account with the Dubai Land Department before you pay.