Aya Beachfront Residences: Deyaar's Coastal Development in Umm Al Quwain
Deyaar Development launched Aya Beachfront Residences in Al Raudah, Umm Al Quwain, in early 2025. This is a beachfront project in the northern Emirates, not in Dubai or Abu Dhabi. That distinction matters for how you read the opportunity. Umm Al Quwain sits roughly 65 kilometres north of Dubai. Commute times to Dubai can run 60 to 90 minutes in traffic depending on the route. Buyers choosing UAQ are generally looking for beachfront living, a second home, or a lower freehold entry point than Dubai's market provides.
What Al Raudah Means in Practice
Al Raudah is a coastal area within Umm Al Quwain. The development's beachfront position means direct water frontage. UAQ is quieter and significantly less built-up than Sharjah or Dubai. You get the water, lower prices, and a calmer environment. The trade-off is limited urban infrastructure compared to the major centres. Daily commuters to Dubai's business districts face travel times that can exceed 90 minutes each way.
The location suits remote workers, retirees, and buyers seeking a holiday home with water views. The waterfront setting is the project's clearest draw.
What the Price Range Actually Covers
AED 1.095 million to AED 11.7 million reflects the product mix here, not ambiguity in pricing. The range spans seven distinct unit configurations:
- 1-bedroom apartments (662-743 sq ft) from AED 1.095 million
- 2-bedroom apartments (1,067-1,820 sq ft) from AED 1.74 million
- 3-bedroom apartments (1,420-2,138 sq ft) from AED 2.37 million
- 3-bedroom duplexes (4,702 sq ft) from AED 5.99 million
- 4-bedroom duplexes (5,100 sq ft) from AED 7.66 million
- 3-bedroom penthouses (4,606 sq ft) from AED 8.63 million
- 4-bedroom Sky Villas (7,563 sq ft) at AED 11.72 million
The entry-level 1-bedroom at AED 1.095 million makes this accessible as a holiday apartment or first freehold investment in UAQ. These units run 662 to 743 square feet, compact but functional for a bolt-hole or rental property. The Sky Villa tier at over AED 11 million targets buyers who want scale: 7,563 square feet on the waterfront. The duplexes and penthouses sit between those extremes, targeting families who want more space without buying at the top of the market.
What the Amenities Tell You About the Target Buyer
| Category | Amenities |
|---|---|
| Wellness | Jacuzzi & Steam, Yoga Room, Gymnasium |
| Outdoor & Views | Landscaped Gardens, View of Water, Children's Play Area |
| Day-to-Day Living | Work and Study Space, Restaurants, Retail Facilities |
Nine amenities across three clear themes. The Work and Study space is telling: Deyaar built this into a beachfront project, which signals the expected resident profile. This isn't aimed primarily at daily commuters. The wellness cluster, with jacuzzi, steam, and yoga room, reinforces the resort lifestyle angle. Having restaurants and retail within the development reduces reliance on driving out for everyday needs. The children's play area confirms the family buyer is part of the picture.
Three Years to Completion
Construction started in March 2025. The expected completion date is June 2028, a build period of just over three years. For a buyer entering now, that's roughly two years remaining on the build clock. The 40% due at handover is the largest single payment milestone and arrives at a fixed date.
Getting In for 5% Down
| Stage | Payment |
|---|---|
| Down payment | 5% |
| During construction | 25% |
| At handover | 40% |
| Post handover | 30% |
5% down is a low barrier to entry. At AED 1.095 million, that's approximately AED 55,000 to secure a unit. The 25% due during construction spreads across the build period. The 40% at handover is the defining cash event: it lands at a specific date and is the largest single tranche. The post-handover split of 30% extends the payment obligation past completion, which reduces the immediate pressure at handover. A buyer who rents the unit post-handover has rental income running alongside the remaining obligation.