Developer profile
Sobha Realty
Sobha Realty: delivery record, prices, payment plans and current projects, checked October 2026
Sobha Realty is one of Dubai's largest private developers, with sales of AED 27.6bn in 2025 and its own architects, contractors and joinery factories. Its Sobha Hartland towers in MBR City are known for good finishing, and most recent buildings have been handed over close to the dates given to investors. The main things to weigh are premium pricing, a 60/40 plan that leaves 40% to pay on completion, and some dates that have moved, most clearly at Sobha SeaHaven.
What Sobha does well
- Designs and builds in-house: its own architects, contracting and joinery arms, with a workforce of 55,000+ (H1 2026).
- Publishes investor updates and has rated, listed sukuk: Moody's Ba2 and S&P BB (2025-26).
- Recent towers delivered to plan: Crest Grande fully handed over in Q1 2026 and Waves Opulence in Q2 2026.
- Sobha Hartland has a deep resale market (1,476 DLD sales in the 12 months to October 2026) and gross yields of 6.41% (Bayut H1 2026).
- Central locations: Sobha Hartland I and II are about 3 km from Burj Khalifa; Sobha Central is on Sheikh Zayed Road.
Check before you buy
- Use the DLD-registered completion date, not the brochure date. Sobha SeaHaven was marketed in 2023 for late 2026; its DLD completion dates are now April and October 2028.
- Prices sit at the top of the market: about AED 2,590-2,670 per sq ft at Sobha Central and AED 2,890-2,950 at Skyvue Altier (October 2026).
- Most plans leave 40% to pay on completion and post-handover credit is rare. Arrange the final payment or a mortgage well before handover.
- Hartland prices eased in 2026: Bayut shows DLD transaction prices down 4% in the six months to October 2026.
- S&P moved its outlook to negative in March 2026 while Sobha funds Sobha Sanctuary, Siniya Island and Sobha City Abu Dhabi at the same time, all handing over 2027-2030 alongside Motor City and Hartland II launches.
History
The milestones that shaped Sobha.
- 1976PNC Menon founds an interior-decoration business in Oman, the start of the Sobha Group.
- 1995Sobha Developers founded in Bangalore, India (now Sobha Ltd, listed in India and separate from Sobha Realty).
- 2003Sobha Realty set up in Dubai. Early projects include Sobha Sapphire and Sobha Ivory in Business Bay and Sobha Daffodil in JVC.
- 2014Sobha Hartland launched: an 8m sq ft freehold community in MBR City, about 3 km from Burj Khalifa.
- 2021Sobha targets 1,337 handovers, including Hartland Estates villas, Hartland Greens Phase III and Creek Vistas.
- 2022-2023Sobha One, Sobha Reserve, Verde, Sobha SeaHaven and the Riverside Crescent towers launched. First credit ratings: S&P BB- and Moody's Ba3 (July 2023).
- 2024Twelve launches with 9,387 units, including Sobha Orbis, Skyscape, Sobha Solis and Sobha Elwood. Siniya Island in Umm Al Quwain unveiled in November.
- 2025Moody's upgrades Sobha's parent to Ba2 (April). USD 750m green sukuk issued (September). Sobha Central launched. Sales of AED 27.6bn for the year.
- January 2026Sobha Sanctuary announced at Al Yufrah 1: AED 50bn, about 20,000 homes, first villas from AED 3.99m.
- March 2026S&P revises its outlook on Sobha's BB rating to negative.
- April 2026First phases of Sobha City, Abu Dhabi, launched.
- July 2026Sobha announces a record 6,819-home handover programme for 2026 across Hartland, Hartland II, Sobha Reserve, Sobha One and Verde.
Delivery track record
Sobha says it delivers on time, and many recent buildings have. Crest Grande, launched in Q3 2022, was fully handed over in Q1 2026, and Waves Opulence, launched in Q2 2023, was handed over in Q2 2026. Sobha One, Verde, Sobha Reserve and Sobha Estates Series I were 80-85% built in June 2026 and due in Q4 2026. Some dates have moved. Sobha One was estimated for June 2026 before the current Q4 2026 date. 320 Riverside Crescent was due in 2026 and was 35% built in March 2026. Sobha SeaHaven, marketed in 2023 for late 2026, now has DLD completion dates of April and October 2028. The original Hartland master plan, described in 2021 as finishing in 2025, still had Creek Vistas Heights and the community mall completing in 2026.
| Project | Promised handover | What happened | Source |
|---|---|---|---|
| Crest Grande, Sobha Hartland | Not published (launched Q3 2022) | Fully handed over Q1 2026 | Sobha investor update H1 2026 |
| Waves Opulence, Sobha Hartland | Not published (launched Q2 2023) | Handed over Q2 2026 | Sobha investor update H1 2026 |
| Verde by Sobha, JLT | 2026 (launch guidance, 2023) | 80% built June 2026; due Q4 2026 | Sobha investor update H1 2026 |
| Sobha One, Ras Al Khor | June 2026 (estimate, Propsearch); 2027 (FY2023 investor update) | 85% built June 2026; now due Q4 2026 | Propsearch; Sobha investor updates |
| Sobha Hartland master plan | 2025 (company, 2021) | Creek Vistas Heights 92% built June 2026; community mall due H2 2026 | Arabian Business 2021; Sobha investor update H1 2026 |
| 320 Riverside Crescent, Hartland II | 2026 (FY2023 investor update) | 35% built March 2026; not on the 2026 handover list | Sobha investor update FY2023; construction update Q1 2026 |
| Sobha SeaHaven, Dubai Harbour | Late 2026 (launch marketing, 2023) | DLD completion dates 30 April 2028 (Tower A) and 31 October 2028 (Towers B and C); Tower A 37% built August 2026 | DLD project data (broker analysis), August 2026 |
Sobha projects selling or being built now
Starting prices are launch or asking prices at the date shown. Prices move, payment plans change and some projects sell out quickly, so ask us for today’s availability.
| Project | Area | Type | Bedrooms | Sizes | Starting price | Price per sq ft | Payment plan | Handover | Status |
|---|---|---|---|---|---|---|---|---|---|
| Sobha Sanctuary villas (The Brooks, The Greens, The Grove, The Willows) | Al Yufrah 1, Dubailand | Villas | 4-7 | AED 3.99m (launch, January 2026) | Q3 2029 | Selling | |||
| The Woods at Sobha Sanctuary | Al Yufrah 1, Dubailand | Apartments | 1-2 | 540-961 sq ft | AED 999,000 (1-bed, October 2026) | About AED 1,850 (October 2026) | 20/40/40 | Q4 2029 | Selling (launched May 2026) |
| Sobha Central (six towers) | Sheikh Zayed Road | Apartments | 1-2 | AED 1.52m (1-bed, October 2026) | AED 2,590-2,670 (October 2026) | 20/40/40 | Q4 2029 (The Mirage and The Pinnacle 2030) | Selling | |
| Sobha Solis | Motor City | Apartments | 1-3 | 536-1,889 sq ft | AED 1.01m (October 2026) | About AED 1,800-1,880 (October 2026) | 60/40 | 2027 | Selling; 5.5% built (March 2026) |
| Sobha Orbis | Motor City | Apartments | 1-2 | 702-3,788 sq ft | AED 1.57m (October 2026) | AED 2,243 (October 2026) | 20/40/40 | Q4 2027 | Selling; 9.6% built (March 2026) |
| Sobha Elwood | Al Yufrah, Dubailand | Villas | 4-6 | 6,044-8,719 sq ft | Resales from AED 6.95m (October 2026) | AED 1,584 average asking (Property Finder, October 2026) | 2027 | Selling; 7.7% built (March 2026) | |
| Sobha One | Ras Al Khor | Apartments and duplexes | 1-4 | 538-2,562 sq ft | Resale only | AED 2,100-2,500 (DLD resales, September-October 2026) | Q4 2026 | Sold out; 85% built (June 2026) | |
| The Element at Sobha One | Ras Al Khor | Apartments | 2028 | Selling; 2.5% built (March 2026) | |||||
| Riverside Crescent (310, 320, 330, 340, 350, 360) | Sobha Hartland II, MBR City | Apartments | 1-3 | AED 2.0m (1-bed at 350 Riverside Crescent, 2026) | 60/40 | 2027 | Selling; 26-45% built (March 2026) | ||
| Skyscape (Altius, Avenue, Aura) | Sobha Hartland II, MBR City | Apartments | 1-3 | AED 1.9m (1-bed, 2026) | 60/40 | 2028 | Selling; 13% built (March 2026) | ||
| Skyvue (Solair, Spectra, Stellar, Altier) | Sobha Hartland II, MBR City | Apartments | 1-2 | 551-1,595 sq ft (Altier) | AED 1.59m (1-bed at Altier, October 2026) | About AED 2,890-2,950 (Altier, October 2026) | 20/40/40 | 2029 (Altier Q2 2030) | Selling; 1.9% built (March 2026) |
| Sobha Estates | Sobha Hartland II, MBR City | Villas | 5-6 | 8,413-8,490 sq ft (5-bed) | AED 30m (5-bed, launch, October 2023) | About AED 3,530-3,570 (launch, 2023) | 10/70/20 | Q4 2026 (Series I); December 2027 | Sold out by the developer; resales available |
| Sobha Reserve | Wadi Al Safa 2 | Villas | 4-5 | Q4 2026 | Sold out; 81% built (June 2026) | ||||
| Verde by Sobha | Jumeirah Lake Towers | Apartments | 1-3 | 771-1,921 sq ft | AED 1.69m (launch, Q1 2023) | Q4 2026 | Sold out; 80% built (June 2026) | ||
| Sobha SeaHaven (Towers A, B, C) | Dubai Harbour | Apartments | 1-6 | 30 April 2028 (Tower A); 31 October 2028 (Towers B and C), DLD dates | Selling; Tower A 37% built (August 2026) | ||||
| Siniya Island Beach and Marina Residences | Siniya Island, Umm Al Quwain | Apartments | 1-3 | USD 300,000, about AED 1.1m (launch, November 2024) | 60/40 | 2027-2030, by building | Selling | ||
| Siniya Island Villas and Coral Beach Villas | Siniya Island, Umm Al Quwain | Villas | 4-6 | 4,814-9,788 sq ft | 4-bed from USD 2.88m (November 2024); Coral Beach 5-bed from AED 17.3m (October 2026) | About AED 2,330-2,390 (Coral Beach, October 2026) | 10/50/40 (Coral Beach) | December 2027 (Coral Beach); 2028 (villas) | Selling |
| Sobha Aquamont and Sobha Aquacrest | Downtown Umm Al Quwain | Apartments | 2028 (Aquamont); 2029 (Aquacrest) | Selling | |||||
| Sobha Skyparks | Apartments | 2031 | Selling | ||||||
| Sobha City (River Cove Residences, The Orchard, The Terraces) | Abu Dhabi | Apartments and villas | 2029 | Selling (launched April 2026) |
Completed projects
| Project | Area | Completed | Type | Notes |
|---|---|---|---|---|
| Sobha Ivory I and II | Business Bay | Apartments and offices | One of Sobha's first Dubai projects. Sobha acted as both developer and contractor. | |
| Sobha Sapphire | Business Bay | Offices | Early Sobha Dubai project. | |
| Sobha Daffodil | Jumeirah Village Circle | Apartments | Early Sobha Dubai project. | |
| Sobha Hartland Greens | Sobha Hartland, MBR City | 2019-2021 | Apartments | The first Hartland apartment buildings. Phase III was in the 2021 handover programme. |
| Hartland Estates, Forest Villas and Gardenia Villas | Sobha Hartland, MBR City | 2019-2022 | Villas and townhouses | Part of the 1,337 handovers Sobha targeted in 2021. |
| Sobha Creek Vistas and Creek Vistas Reserve | Sobha Hartland, MBR City | 2021-2022 | Apartments | Creek Vistas was in the 2021 handover programme. |
| Hartland Waves | Sobha Hartland, MBR City | Apartments | 35-storey tower with 592 units, launched May 2021. | |
| Crest Grande | Sobha Hartland, MBR City | 2026 | Apartments | Launched Q3 2022; fully handed over Q1 2026. |
| Waves Opulence | Sobha Hartland, MBR City | 2026 | Apartments | Launched Q2 2023; handed over Q2 2026. Holds a preliminary EDGE green-building certificate. |
How owners have done
Sobha Hartland is the best guide to how Sobha owners have done, because it has years of resale data. DXB Analytics puts the average at AED 2,031 per sq ft (October 2026), and DLD sales on 1-2 October 2026 ranged from AED 1,100 to AED 2,250 per sq ft. Bayut's H1 2026 report shows Hartland apartments yielding 6.41% gross, one of the highest figures in its luxury group, with rents up 6.45% (1-beds about AED 99,000 a year, 2-beds about AED 154,000). The market has cooled in 2026: Bayut shows Hartland asking prices down 3% and DLD transaction prices down 4% in the six months to October 2026. Sobha One resales traded at AED 2,100-2,500 per sq ft in September-October 2026. Newer launches are priced higher than Hartland resales (Sobha Central about AED 2,590-2,670 per sq ft), so buyers at today's launch prices should not assume the growth of 2023-2025 will repeat.
| Community | Price per sq ft | Change | Gross yield | Source |
|---|---|---|---|---|
| Sobha Hartland (apartments) | AED 2,031 average (DXB Analytics, October 2026); AED 1,100-2,250 on DLD sales (1-2 October 2026) | -4% on DLD prices over the six months to October 2026 | 6.41% (Bayut H1 2026) | DXB Analytics; Propsearch; Bayut |
| Sobha One, Ras Al Khor | AED 2,100-2,500 (DLD resales, September-October 2026) | Not published | Not published | Propsearch |
| Sobha Elwood, Dubailand (villas) | AED 1,584 average asking (Property Finder, October 2026) | +19% on asking prices, year to October 2026 | Not published | Property Finder |
| Dubailand villas (area average) | AED 1,609 asking (Bayut H1 2026) | Not published | 5.23% (Bayut H1 2026) | Bayut H1 2026 sales report |
Bayut and Property Finder figures are mostly asking prices and rents, not completed sales. Yields are gross, before service charges, maintenance and empty periods.
Payment plans and what’s on offer
- Payment plans
- Most current launches use 60/40: 20% on booking, 40% during construction and 40% on completion (October 2026). Some villas differ: 10/70/20 at Sobha Estates and 10/50/40 at Coral Beach Villas.
- Post-handover plans
- Not standard. Some Riverside Crescent releases at Hartland II offered 20-30% after handover over one to three years (broker guide, 2026).
- Golden Visa
- Property worth AED 2m or more qualifies, including off-plan under DLD rules. Most Sobha 2-beds and all its villas clear the threshold; 1-beds at Sobha Solis and The Woods (from about AED 1.0m, October 2026) do not.
- Mortgages on off-plan
- Bank lending on off-plan is limited until construction is well advanced, and banks usually ask for a larger deposit. Plan how you will fund the 40% completion payment early.
- Branded residences
- None. Sobha sells under its own name.
- Service charges
- About AED 16-22 per sq ft a year including cooling for Sobha Hartland apartments (broker guide, April 2026). Building-level DLD figures were not published; check the Mollak figure for the exact building.
- After-sales
- Sobha runs its own facilities-management and holiday-homes businesses.
Who Sobha suits
Sobha suits end-users and medium-term investors who want above-average finishing in a planned community close to Downtown, such as Sobha Hartland I and II, and who can manage a 60/40 plan with 40% due on completion. Its published accounts and credit ratings will reassure buyers who want to see a developer's finances. It suits less well buyers who need a post-handover plan, the lowest price per sq ft, or a quick resale before completion, especially in 2026 when Hartland prices have eased and several large Sobha projects in Hartland II, Motor City and Umm Al Quwain will hand over in the same 2027-2029 window.
Thinking of buying? We have sold off-plan for the major developers and can compare Sobha projects with similar homes from others, including resales that may cost less than a new launch.
Sobha FAQs
Is Sobha Realty a good developer?
Sobha is one of Dubai's largest private developers, with AED 27.6bn of sales in 2025 and credit ratings of Ba2 (Moody's) and BB (S&P). It designs and builds in-house, and its Hartland towers are known for good finishing. Most recent buildings have been delivered close to their investor dates, but some, such as Sobha SeaHaven, have moved by well over a year.
What is the Sobha payment plan?
Almost all current launches use 60/40: 20% on booking, 40% during construction and 40% on completion, usually over three to five years (October 2026). Some villa projects use 10/70/20 or 10/50/40. Post-handover plans are rare and project-specific.
Does Sobha deliver on time?
Often, but not always. Crest Grande (Q1 2026) and Waves Opulence (Q2 2026) were handed over as planned, and Sobha One, Verde and Sobha Reserve were 80-85% built in June 2026 for Q4 2026. Sobha SeaHaven was marketed for late 2026 and now has DLD completion dates in April and October 2028. Always check the DLD-registered date.
When is the Sobha SeaHaven handover?
Sobha SeaHaven in Dubai Harbour was marketed in 2023 with handover in late 2026. DLD records now show 30 April 2028 for Tower A and 31 October 2028 for Towers B and C. Tower A was 37% built in August 2026.
What are the service charges in Sobha Hartland?
A 2026 broker guide puts Sobha Hartland apartments at about AED 16-22 per sq ft a year including cooling (April 2026). Building-level DLD figures were not published, so check the Mollak figure for the building you are buying.
What rental yield can I get in Sobha Hartland?
Bayut's H1 2026 report shows 6.41% gross for Sobha Hartland apartments, with average rents of about AED 99,000 for a 1-bed and AED 154,000 for a 2-bed. Net returns are lower after service charges and other costs.
Is Sobha Realty the same as Sobha Ltd in India?
No. Both were founded by PNC Menon, but Sobha Realty in Dubai is privately held through PNC Investments LLC. Sobha Ltd is a separate company listed in India.
Is Sobha Realty financially stable?
At 30 June 2026 Sobha had net debt of AED 3.65bn against cash of AED 6.08bn, a net debt to equity ratio of 0.3x. It has raised USD 1.25bn through sukuk in 2024-2025. S&P moved its outlook to negative in March 2026, while Moody's affirmed Ba2 stable in April 2026.
What is the cheapest Sobha property?
The Woods at Sobha Sanctuary (1-beds from AED 999,000, handover Q4 2029) and Sobha Solis in Motor City (from AED 1.01m, handover 2027), both as of October 2026. Siniya Island apartments in Umm Al Quwain launched from USD 300,000 in November 2024.
Do Sobha properties qualify for the Golden Visa?
Property worth AED 2m or more qualifies, including off-plan. Most Sobha 2-beds, including those at Sobha Central and Skyvue, and all its villas clear that level. The cheapest 1-beds at Sobha Solis and The Woods (about AED 1.0m, October 2026) do not on their own.
Sources and how we checked (35)
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.
- Sobha Realty: Our Legacy
- Sobha Realty Investor Update FY2025
- Sobha Realty Investor Update H1 FY26
- Sobha Realty Investor Update FY24
- Sobha Realty Investor Update FY23
- Sobha Realty press release: FY2025 sales, 22 January 2026
- Reuters via TradingView: Sobha to deliver nearly 7,000 units this year, 23 July 2026
- Zawya: Moody's upgrades PNC Investments to Ba2
- Khaleej Times: Moody's upgrades PNC Investments to Ba2, 24 April 2025
- Khaleej Times: Sobha's Siniya Island project, 6 November 2024
- The National: Sobha unveils Dh50bn project, 26 January 2026
- Khaleej Times: Sobha unveils its largest Dubai development, 26 January 2026
- Arabian Business: Sobha Ivory Towers
- Arabian Business: Hartland on track for 2025 completion (2021)
- Gulf News: Sobha targets 1,337 handovers for 2021, 9 February 2021
- Propsearch: Sobha Hartland
- Propsearch: Sobha One
- Bayut: Sobha One building guide
- Fahad Al Kuwari: Sobha SeaHaven handover date (DLD data to August 2026)
- Top Luxury Property: Sobha construction update Q1 2026
- Oliva: Sobha Hartland 2 investor guide 2026
- Oliva: Dubai service charges by area and developer 2026
- Dubai Housing: The Woods at Sobha Sanctuary
- Metropolitan: Sobha Central
- Provident Estate: Sobha Solis
- EZRE: Sobha Orbis
- Property Finder: Sobha Elwood
- Inside Realty: Skyvue Altier
- Property Finder: Sobha Estates
- Metropolitan: Verde by Sobha
- Property Finder: Coral Beach Villas, Siniya Island
- DXB Analytics: Sobha Hartland
- Bayut: apartments for sale in Sobha Hartland
- Bayut H1 2026 sales report
- Bayut H1 2026 rental report