Ajmal Makan Real Estate Development

Sharjah's eight-island waterfront city

About 900Homes delivered
2018Founded
10/30/60Typical payment plan
4+ yearsTypical delay

Since 2003 · Dubai + London · Licence 601049 · RERA ORN 1219

At a glance

One very large Sharjah waterfront project: two phases delivered after long delays, three more due 2027 to 2028

Ajmal Makan builds one thing: Ajmal Makan City, also called Sharjah Waterfront City, on the coast at Al Hamriyah in Sharjah.

Best for: Beachfront villa buyers · Sharjah-based families · Long-term holders

Read our full verdict

The land has a long history. It was first sold as Nujoom Islands in the mid-2000s, relaunched in 2015, and the first villas, due in 2019, were only reported fully delivered by January 2024. Since then the company says Sun Island and Blue Bay Walk are completed and handed over. Three newer projects are due between Q4 2027 and 2028. Prices per square foot are well below Dubai waterfront levels and plots are large. The trade-offs are real: Sharjah ownership rules differ from Dubai, most of the promised marina, mall and theme park is not built, plans usually ask for 60% on handover, and resale and rental data is thin.

Reviewed by Ayman Hoque, Operations Manager, Live Dubai InternationalDubai Land Department broker card no. 55937 · Checked October 2026 · 31 sources

Delivery recordMixed

PricesValue

Payment plans10/30/60

Post-handover plansSometimes

What Ajmal Makan does well

Prices are low for beachfront: advertised launch prices work out at roughly AED 620 to 980 per sq ft for villas and townhouses.
The main infrastructure is in place: canals, bridges, roads and two power plants worth more than AED 3 billion were reported complete in February 2018.
Two phases are finished: the company says Sun Island and Blue Bay Walk are completed and handed over.

All 5 points in full

Prices are low for beachfront: advertised launch prices work out at roughly AED 620 to 980 per sq ft for villas and townhouses (portal data, October 2026).
The main infrastructure is in place: canals, bridges, roads and two power plants worth more than AED 3 billion were reported complete in February 2018.
Two phases are finished: the company says Sun Island and Blue Bay Walk are completed and handed over (January 2026).
Villas are large, from 2,773 sq ft four-bedroom homes on Sun Island to 25,758 sq ft mansions on Al Thuraya Island.
Sales are described as freehold and the project is marketed to all nationalities under Sharjah's rules for approved development projects.

Before you buy, check

The first phase ran years late: Sun Island villas were scheduled for 2019 and were reported fully delivered only by January 2024.
The project has been relaunched before: it began as Nujoom Islands in the mid-2000s and was restructured and renamed Sharjah Waterfront City in 2015.
Most current plans are 10/30/60 or 20/20/60, so 60% of the price falls due at handover.

All 5 points in full

The first phase ran years late: Sun Island villas were scheduled for 2019 and were reported fully delivered only by January 2024.
The project has been relaunched before: it began as Nujoom Islands in the mid-2000s and was restructured and renamed Sharjah Waterfront City in 2015.
Most current plans are 10/30/60 or 20/20/60, so 60% of the price falls due at handover.
The marina, shopping mall, hotels and Crystal Gulf theme park are still plans; the developer's site does not give completion dates for them.
It is in Sharjah, about 20 km or more from central Dubai, with fewer resale buyers, little published transaction data and different ownership rules from Dubai.

Projects

Ajmal Makan projects you can buy

6 projects with a checked page. Starting prices are the developer’s published figures; we send today’s price list on request.

Al Thuraya Island: Azura and Serene Villas by Ajmal Makan

Ajmal Makan · Al Thuraya IslandWaterfrontAl Thuraya Island: Azura and Serene VillasFrom AED 6.1m≈ £1.24m · $1.66mPlan10/30/60HandoverQ4 2027

Al Thuraya Island: Grandeur Villas and Majestic Mansions by Ajmal Makan

Ajmal Makan · Al Thuraya IslandWaterfrontAl Thuraya Island: Grandeur Villas and Majestic MansionsFrom AED 12m≈ £2.44m · $3.27mPlan10/30/60HandoverQ4 2027

Al Thuraya Island: Seabreeze Villas by Ajmal Makan

Ajmal Makan · Al Thuraya IslandWaterfrontAl Thuraya Island: Seabreeze VillasFrom AED 4.05m≈ £825k · $1.1mPlan10/30/60HandoverQ4 2027

See all 6 projects3 more with a checked page, a table to compare them

Ajmal Makan · Ajmal Makan City (Sharjah Waterfront City)WaterfrontBlue Beach ResidenceFrom AED 827,000≈ £168k · $225kPlan20/20/60HandoverQ1 2028

The View Island: Aryam Villas by Ajmal Makan

Ajmal Makan · The View IslandWaterfrontThe View Island: Aryam VillasFrom AED 4.38m≈ £892k · $1.19mPlan10/30/60HandoverQ1 2028

The View Island: Perla and Alba Townhouses by Ajmal Makan

Ajmal Makan · The View IslandWaterfrontThe View Island: Perla and Alba TownhousesFrom AED 2.24m≈ £456k · $609kPlan10/30/60HandoverQ1 2028

Compare them in a table6 projects the developer is selling: area, plan, handover, bedrooms

Ajmal Makan Real Estate Development projects selling now: area, payment plan, handover date and bedrooms
				Bedrooms
The View Island: Perla and Alba Townhouses	Ajmal Makan City (Sharjah Waterfront City), Al Hamriyah, Sharjah	10/30/60	Q1 2028	4
The View Island: Aryam Villas	Ajmal Makan City (Sharjah Waterfront City), Al Hamriyah, Sharjah	10/30/60	Q1 2028	5
Al Thuraya Island: Seabreeze Villas	Ajmal Makan City (Sharjah Waterfront City), Al Hamriyah, Sharjah	10/30/60	Q4 2027	5
Al Thuraya Island: Azura and Serene Villas	Ajmal Makan City (Sharjah Waterfront City), Al Hamriyah, Sharjah	10/30/60	Q4 2027	6
Al Thuraya Island: Grandeur Villas and Majestic Mansions	Ajmal Makan City (Sharjah Waterfront City), Al Hamriyah, Sharjah	10/30/60	Q4 2027	8
Blue Beach Residence	Ajmal Makan City (Sharjah Waterfront City), Al Hamriyah, Sharjah	20/20/60	Q1 2028	1 to 3

Tap a column heading to sort. Dates as checked October 2026.

Track record

Does Ajmal Makan finish on time?

Mixed

The delivery record is mixed and should be read in two parts.

Promised against what happenedProject by project (7)

ProjectSharjah Waterfront City phase one, Al Hamriyah
PromisedQ3 2018 (stated September 2015)
What happenedMissed. Villas only; first phase reported fully delivered by January 2024
ProjectSun Island (321 villas), Ajmal Makan City
Promised2019, later September 2019 (stated 2018)
What happenedFirst phase reported fully delivered by January 2024; phases one and two reported delivered by March 2025. Exact dates not published
ProjectBlue Bay Walk phase 1 (two towers), Ajmal Makan City
PromisedNot published
What happenedReported complete by January 2024
ProjectBlue Bay Walk phases 2 and 3, Ajmal Makan City
PromisedBy 2025 (stated January 2024)
What happenedReported finished ahead of schedule and being handed over, March 2025
Early
ProjectBlue Pearls and Blue Waves at Blue Bay Walk
PromisedDecember 2025 (portal)
What happenedListed as ready on a major portal, October 2026. No developer handover statement found
ProjectAl Thuraya Island, Ajmal Makan City
PromisedQ4 2027
What happenedUnder construction since June 2024 (portal date). Progress figure not published
In progress
ProjectThe View Island and Blue Beach Residence
PromisedQ1 2028 (one later Blue Beach phase quoted as September 2028)
What happenedUnder construction since 2025 (portal dates). Progress figures not published
In progress

Projects they have finished5

Sun IslandAjmal Makan City, Sharjah · 321 villas, 4 to 7 bedroomsCompleted First phase reported fully delivered by January 2024; exact dates not published

Blue Bay Walk phase 1Ajmal Makan City, Sharjah · Apartments, two towersCompleted By January 2024

Blue Bay Walk phases 2 and 3Ajmal Makan City, Sharjah · ApartmentsCompleted 2025

Blue Pearls and Blue Waves at Blue Bay WalkAjmal Makan City, Sharjah · Studios, 1 and 2 bedroom apartmentsCompleted Listed as December 2025

Primary infrastructureAjmal Makan City, Sharjah · Canals, bridges, roads, two power plantsCompleted 2018

Payment plans

Ajmal Makan payment plans

A typical Ajmal Makan plan

20%20%60%

On bookingDuring constructionOn handover

On a home priced at AED 1,000,000 that is AED 200,000 on booking, AED 200,000 during construction, AED 600,000 on handover. Government registration fees are paid on top.

Payment plansAl Thuraya Island and The View Island: 10% booking, 30% during construction, 60% on handover.

Al Thuraya Island and The View Island: 10% booking, 30% during construction, 60% on handover. Blue Beach Residence: 20/20/60. Some listings quote 40/60. Confirm the schedule in the sales contract (October 2026).

Post-handover plansAdvertised on completed Sun Island villas: 20/30/50, or 30/70 with the balance over three to five years after handover.

Advertised on completed Sun Island villas: 20/30/50, or 30/70 with the balance over three to five years after handover (portal listings, 2026). Not advertised on the 2027 to 2028 projects.

Golden VisaThe 10-year UAE Golden Visa is a federal scheme for property worth AED 2 million or more, so most villas here meet the value test.

The 10-year UAE Golden Visa is a federal scheme for property worth AED 2 million or more, so most villas here meet the value test. The developer does not publish its own terms. Confirm eligibility for off-plan and Sharjah property before relying on it.

Mortgages on off-planPortal guides say bank finance is available as well as developer plans.

Portal guides say bank finance is available as well as developer plans. Lender names and terms are not published. UK-based buyers should check which UAE banks will lend on Sharjah property.

Service chargesNot published

Not published

Buyer protectionOff-plan buyers receive an initial contract registered with the Sharjah Real Estate Registration Department, then a title deed after handover.

Off-plan buyers receive an initial contract registered with the Sharjah Real Estate Registration Department, then a title deed after handover. Dubai's RERA and Oqood system does not apply. Ask for the escrow account details and the registration fee in writing; published sources quote between 2% and 4%.

Is Ajmal Makan right for you?

It suits buyers who want a large beachfront villa or townhouse for far less than Dubai prices, are happy to live in or hold property in Sharjah, and can wait until 2027 or 2028.

Talk to an adviser or send an enquiry

More about Ajmal Makan

Prices and rental returnsThere is very little reliable resale or rental data for Ajmal Makan City.

Sun Island villas, Ajmal Makan City

AED 920/sq ftAbout 5% to 6% (one villa asking AED 180,000 a year yield

Blue Pearls studios, Blue Bay Walk

AED 820/sq ftNot published yield

Blue Bay Walk 1-bed apartments

Not publishedNot published. Asking rents AED 48,000 to 52,000 a year yield

The View Island (off-plan resale)

AED 890/sq ftNot applicable yield

Al Thuraya Island Seabreeze (off-plan resale)

AED 630/sq ftNot applicable yield

See the full figures

There is very little reliable resale or rental data for Ajmal Makan City. Sharjah does not publish transaction records in the way Dubai does, and no price index covers this community. What exists is asking prices on portals. Sun Island villas were sold at AED 2.5 million to 8 million in 2018, and four-bedroom villas were advertised from about AED 2.7 million to 3.1 million in 2026. A Blue Pearls studio launched at AED 379,000 was later advertised at AED 442,000 to 490,000. Asking rents suggest gross yields of roughly 5% to 6%, but these are our calculations from a handful of listings, not sold or let prices.

Community	Price per sq ft	Change	Gross yield
Sun Island villas, Ajmal Makan City	About AED 920 to 1,110 asking (2026)	4-bed advertised from AED 2.7m to 3.1m in 2026; launch range AED 2.5m to 8m in 2018	About 5% to 6% (one villa asking AED 180,000 a year; calculated)
Blue Pearls studios, Blue Bay Walk	About AED 820 to 920 asking (2026)	Launch AED 379,000; advertised at AED 442,000 to 490,000 in 2026	Not published
Blue Bay Walk 1-bed apartments	Not published	Not published	Not published. Asking rents AED 48,000 to 52,000 a year (2026)
The View Island (off-plan resale)	About AED 890 asking (October 2026, two listings)	Not published	Not applicable (under construction)
Al Thuraya Island Seabreeze (off-plan resale)	About AED 630 asking (October 2026, two listings)	Not published	Not applicable (under construction)

Asking prices, gross yields, as checked October 2026. Work out a net return

Where Ajmal Makan builds6 communities

Builds in Ajmal Makan City (Sharjah Waterfront City), Sun Island, Blue Bay Walk, The View Island, Al Thuraya Island, Blue Beach Residence.

Questions about Ajmal Makan11 answered from this page’s facts

Is Ajmal Makan a reliable developer?

Ajmal Makan builds one thing: Ajmal Makan City, also called Sharjah Waterfront City, on the coast at Al Hamriyah in Sharjah. We rate its delivery record as "Mixed": First phase years late; Blue Bay Walk later phases reported ahead of schedule (2025).

Is Ajmal Makan a Dubai developer?

No. It is based in Sharjah and its only project, Ajmal Makan City (Sharjah Waterfront City), is in Al Hamriyah on Sharjah's north-east coast. Dubai's land department and RERA rules do not apply.

Can foreigners buy freehold in Ajmal Makan City?

The project is sold as freehold and marketed to all nationalities. Under Sharjah Law No. 2 of 2022, people who are not UAE or GCC nationals can own property in real estate development areas and projects approved under Sharjah Executive Council rules. Ask the developer for written confirmation that your unit can be registered in your name with a title deed.

How do Sharjah's ownership rules differ from Dubai's?

In Sharjah, ownership is still limited to UAE and GCC nationals as the general rule. Others can own only in approved development projects, by the Ruler's approval, by inheritance or by transfer from a first-degree relative. Outside those cases, foreigners can hold a usufruct right of up to 100 years.

Has Ajmal Makan delivered anything?

Yes. The company says Sun Island (321 villas) and Blue Bay Walk (apartment towers) are completed and handed over, as stated in January 2026. Nothing launched in 2025 has been delivered yet.

Was the project delayed?

Yes. The land was first marketed as Nujoom Islands in the mid-2000s and relaunched in 2015. Sun Island villas were scheduled for 2019 and the first phase was reported fully delivered by January 2024.

What is Ajmal Makan selling now?

Three off-plan projects: The View Island (4-bed townhouses and 5-bed villas), Al Thuraya Island (5 to 8 bedroom villas and mansions) and Blue Beach Residence (1 to 3 bedroom apartments and duplexes). Some completed Sun Island villas and Blue Bay Walk apartments are also advertised.

When are the new projects due?

Al Thuraya Island is listed for Q4 2027. The View Island and Blue Beach Residence are listed for Q1 2028, with one later Blue Beach phase quoted as September 2028 (October 2026).

What are the payment plans?

Most are 10/30/60 or 20/20/60, meaning 60% is due on handover. Completed Sun Island villas are advertised with part of the price payable after handover.

How far is it from Dubai?

The site is in Al Hamriyah, north of Sharjah city and Ajman, reached by Al Ittihad Road, Sheikh Mohammed bin Zayed Road or Emirates Road. Older project material put it about 20 km from Dubai. Journey times at peak hours are not published and can be long.

Are the marina, mall and theme park built?

Not yet. The plans include an 800-berth marina, a shopping mall, hotels and the Crystal Gulf water theme park of about 1.5 to 1.6 million sq ft. The developer's site gives no completion dates for them.

Everything elseHistory, company facts, sources

Ajmal Makan’s story

2007The site is being developed as Nujoom Islands by Al Hanoo Holding, chaired by Sheikh Abdullah Al Shakrah. Canal digging is reported 97% complete.
2015Relaunched at Cityscape Global as Sharjah Waterfront City by Sharjah Oasis Real Estate, valued at AED 20 billion. First phase promised for Q3 2018.
2018More than AED 3 billion of infrastructure reported complete (February). Sun Island villa sales run at AED 2.5 million to 8 million, with handover scheduled for 2019.
2019Sun Island completion target of September 2019 passes. The developer is by now trading as Ajmal Makan.
2022Sharjah Law No. 2 of 2022 (31 October) allows non-GCC ownership in approved real estate development areas and projects.
2024At ACRES 2024 (January) the company says phases one and two of the city are complete, the first phase is fully delivered and two of six Blue Bay Walk towers are finished.
2025Al Thuraya Island, The View Island and Blue Beach Residence are launched (announced March 2025). Project now valued at AED 25 billion.
2026AED 677 million of sales reported at ACRES 2026 (January). Company says Sun Island and Blue Bay Walk are completed and handed over.

Founded: Ajmal Makan brand used from about 2018. The project was relaunched in 2015 by Sharjah Oasis Real Estate Co and dates back to Nujoom Islands in the mid-2000s.
Ownership: Private. Led by the Al Shakrah family of Sharjah (Sultan Al Shakrah, named as CEO in 2025 and Chairman in January 2026).
Homes delivered: Not published as one figure. Company figures: 321 villas on Sun Island and about 600 apartments in six towers at Blue Bay Walk.
Projects: One master community (Ajmal Makan City, 60 million sq ft, eight islands). Two phases delivered, three projects under construction (October 2026).
Credit rating: Not published
Best known for: Ajmal Makan City (Sharjah Waterfront City), Al Hamriyah, Sharjah

Compare with all 20 developers

Sources and how we checked31 sources, checked October 2026

Facts checked October 2026 from the developer’s own announcements and results, Dubai Land Department records (via Property Finder, DXBinteract and Propsearch), Bayut market reports and the press. Figures given by the developer are labelled as theirs. This page is information, not financial advice.