Island Heights: A 5% Entry Point on Al Marjan Island
What This Project Is
Island Heights is a residential apartment development by Range Developments, located on Al Marjan Island in Ras Al Khaimah. Range is an established developer with regional experience, and this is their play on one of the UAE's most talked-about emerging destinations. The project broke ground in April 2025 and targets handover in January 2028, so buyers entering now are looking at roughly two and a half years of construction ahead.
Al Marjan Island: What the Location Actually Means
Al Marjan Island is a man-made archipelago extending into the Arabian Gulf. It sits about an hour's drive from Dubai, which matters if you are considering this as a commuter base. Most buyers here are not commuting to Dubai daily. They are either buying for lifestyle, short-term rental income, or long-term capital appreciation in a market that is still maturing.
The island has seen serious infrastructure investment over the past few years. The Wynn Al Marjan Island resort and casino, currently under development nearby, has drawn significant attention to this corridor. That context is relevant to anyone building an investment thesis around rental demand. Tourism-driven footfall on Al Marjan is growing, and that feeds directly into short-term rental yields for well-located apartments.
Living here means water views, a quieter pace than Dubai, and a Ras Al Khaimah lifestyle that suits those who want space without sacrificing access to amenities. The trade-off is that the island's retail and dining options are still developing. For daily conveniences, you rely partly on what the project itself offers and partly on nearby RAK infrastructure.
Getting In for 5%
The down payment here is 5%. On the market broadly, 10% to 20% is the more typical entry point for off-plan in the UAE. A 5% down payment on a unit at the lower end of the price range means you are committing roughly AED 58,800 to start. That is a low barrier.
The payment structure is:
| Stage | Percentage |
|---|---|
| Down Payment | 5% |
| During Construction | 65% |
| On Handover | 30% |
The bulk of your payments fall during construction, spread across roughly 33 months. That gives buyers time to manage cash flow as the build progresses. However, there is no post-handover payment plan. The final 30% is due at handover in full. If you are financing, your mortgage needs to be arranged and ready at that point. If you are paying cash, plan for that lump sum to land in early 2028.
What the Price Range Tells You
Units run from AED 1,175,706 to AED 1,699,557. That is a spread of just over AED 500,000, which is meaningful but not unusually wide for a single-building apartment project. The lower end almost certainly reflects smaller one-bedroom or compact two-bedroom layouts. The upper end points to larger units, higher floors, or better views toward the water.
If your budget sits around AED 1.2 million, you are looking at a practical entry-level apartment on Al Marjan Island, sized for a single occupant or couple, and well-suited to short-term rental use. At AED 1.6 to 1.7 million, you are buying more space, likely a larger two-bedroom, and targeting either a family or a premium rental bracket.
What the Amenities Say About the Resident
| Category | Facilities |
|---|---|
| Fitness and Wellness | Indoor Swimming Pool, Gymnasium |
| Outdoor and Family | Landscaped Gardens, Children's Play Area |
| Dining | Restaurants |
| Security | CCTV Security |
An indoor pool is worth flagging. In a climate like RAK's, that extends usability through the hotter months and is a genuine draw for residents and short-term rental guests alike. The children's play area signals that Range expects families among the buyers, not just investors. The on-site restaurant means residents have a food option without leaving the building, which matters on an island where walkable dining is still limited.
Overall, the amenity set is focused and practical. It does not try to be everything, but it covers the basics that residents and rental guests actually use.
Timeline for Off-Plan Buyers
Construction started April 2025. Handover is scheduled for January 2028. Entering now means you are early in the cycle, which carries both opportunity and the usual off-plan risk. Verify current construction progress directly with the developer before committing.