AYA Beachfront Residences

AYA Beachfront Residences is a 125-unit development by Deyaar, situated in Al Rawdah within the emirate of Umm Al Quwain, roughly 100 metres from the shoreline. Priced from AED 1.08 million and running to AED 11.8 million for the largest four-bedroom formats, it is scheduled for completion in December 2027 and is currently under construction.

# A single building on the Umm Al Quwain coast

Umm Al Quwain occupies a quieter stretch of the Emirates coastline than its neighbours to the south. Its shoreline remains largely low-density, with mangroves, creek inlets and open beach rather than the reclaimed island geography that defines much of Dubai's waterfront. AYA sits within that context: a single residential tower in Al Rawdah, positioned so that the UAQ Waterfront Creek is approximately one kilometre away and the beach itself is a short walk at 0.1 kilometres.

The building's design draws its formal language from the coastline, using cascading terraces and curved lines that echo the waterfront setting without tipping into pastiche. At 125 units across one building, the development is deliberately low-volume, which shapes both the feel of the corridors and the ratio of amenity space to resident.

# Residences: layouts from one-bedroom apartments to four-bedroom sky homes

The unit mix spans one to four bedrooms, with floor areas ranging from 633 square feet at the compact end to 7,628 square feet for the largest penthouse-tier four-bedroom residence.

# One and two-bedroom apartments

One-bedroom apartments begin at 633 square feet and extend to 785 square feet depending on configuration, with pricing from AED 1.08 million to roughly AED 1.43 million. Two-bedroom units cover a notably wider range, from approximately 1,003 square feet to 2,160 square feet, reflecting the presence of several larger dual-aspect formats among the standard layouts. Prices for two-bedrooms run from AED 1.74 million to AED 3 million.

# Three and four-bedroom formats

Three-bedroom residences include both mid-floor apartments, from around 1,399 square feet, and considerably larger formats extending to 5,120 square feet, pointing to a penthouse or duplex tier within the building. The pricing band is correspondingly wide: from AED 2.37 million to AED 8.63 million. Four-bedroom units occupy the upper register, from 4,628 square feet to 7,628 square feet, priced between AED 7.66 million and AED 11.8 million. Terraces and outdoor space feature across the range, consistent with the development's beachfront positioning.

Residences are delivered unfurnished. The service charge is set at AED 11 per square foot annually.

# Amenities: the balance between active and quiet

The amenity list is broad for a 125-unit project. On the active side, a health club, outdoor yoga deck and steam room and sauna cover the fitness spectrum. The sports lounge adds a social dimension to sport. A children's pool and indoor children's play area address families directly.

For quieter use, there is a cigar room, an indoor cinema and an outdoor cinema, a café lounge and a beach café. Co-working spaces are included, which positions the building for buyers who divide their time between Umm Al Quwain and other cities and need a workable home-base infrastructure. Outdoor cabanas and a private oasis garden round out the communal outdoor areas.

# Getting around from Al Rawdah

The beach is the most immediate draw, at 100 metres. The UAQ Waterfront Creek is a kilometre away on foot or by car. A LuLu Centre sits 2.8 kilometres from the building, covering everyday retail needs. Umm Al Quwain Basic Education School is 2.1 kilometres distant.

Sharjah International Airport is 47.8 kilometres from the site, making it the most practical air connection for most residents, though Dubai International Airport is also reachable via the E11 coastal road. The drive to central Dubai takes approximately 45 to 60 minutes depending on time of day, which positions Umm Al Quwain as a place to live rather than a commuter satellite.

# Who this project suits and where it sits in the market

AYA is priced well below equivalent beachfront product in Dubai proper. A two-bedroom apartment at roughly AED 1.7 million to AED 2.1 million for 1,000 to 1,175 square feet of coastal floor space represents a different value proposition from comparable square footage on Palm Jumeirah or Dubai Harbour, where prices per square foot are substantially higher.

The buyer profile Deyaar is targeting here is legible: GCC nationals and expatriates already familiar with Umm Al Quwain who want direct beach access without the density of Dubai's waterfront districts, alongside international buyers looking for a lower entry point into UAE real estate with a genuine coastal address. The larger three and four-bedroom formats, some exceeding 5,000 square feet at prices between AED 6 million and AED 11.8 million, are aimed at a second-home buyer who wants scale and privacy rather than urban proximity. With completion set for December 2027 and construction underway, buyers are acquiring off-plan in an emirate that is early in its residential development cycle.