Florine Beach Residences

Florine Beach Residences is a low-rise residential development by Sobha on Siniya Island, positioned within Umm Al Quwain's emerging coastal corridor and scheduled for completion in September 2028. Spread across three buildings and 45 residences in total, the project sits at the quieter end of the northern emirates property spectrum, offering a deliberate counterpoint to the density of Dubai's established waterfront districts.

# Three Buildings on an Island Still Taking Shape

Siniya Island is one of the more quietly ambitious addresses in the UAE's northern territories. Sobha, the developer behind the project, has built a reputation for high-specification delivery in Dubai and has extended that model to this island setting, where the surrounding landscape remains largely undeveloped. The development comprises three low-scale residential buildings, a configuration that keeps the project intimate by design. With 45 units across those three structures, the density is considerably lower than most comparable Sobha releases in Dubai.

The island context matters. Unlike projects positioned within established urban grids, Siniya Island offers unobstructed coastal surroundings and a removal from the visual congestion that comes with high-rise beachfront precincts. For buyers specifically looking to escape that register of living, the setting carries genuine appeal.

# Residences, Sizes and Specification

The unit mix runs to two and three-bedroom configurations only. Two-bedroom apartments start at approximately 775 sq ft and extend to around 972 sq ft, with pricing ranging from AED 1.93 million to AED 2.49 million depending on floor and position. Three-bedroom residences occupy the upper end of the range, with internal areas of roughly 2,022 to 2,055 sq ft and asking prices between AED 4.95 million and AED 5.31 million.

All units are delivered semi-furnished. Service charges are set at AED 17 per sq ft per annum.

The two-bedroom category offers the widest selection in terms of layout variation. Buyers will find meaningful differences in floor plate shape across the various unit types, which affects how outdoor space is distributed. Three-bedroom residences, given their size, read more as full-floor propositions rather than standard apartment formats.

# Amenities Across the Three Buildings

The amenity programme covers a swimming pool, health and fitness club, kids play zone, clubhouse, library lounge, business lounge, and a boutique retail arcade. Two infrastructure points stand out: a helicopter and air taxi landing pad, which speaks to connectivity ambitions that go beyond road access, and the business lounge, which addresses the growing segment of buyers who use a second home as a working base rather than a pure retreat.

The library lounge is a less common inclusion in this price bracket and indicates a positioning aimed at buyers who prefer a quieter residential atmosphere over resort-style programming.

# Distances and Regional Connections

Al Seaneeah sits 0.1 km from the site. City Mall is approximately 14 km distant. Ras Al Khaimah International Airport is the nearest major air hub, at roughly 43 km. For buyers arriving via Dubai International, the northern emirates corridor adds driving time, though the route is direct via Emirates Road.

Khawla Bin Hakim School is around 10.8 km from the island, relevant for buyers considering year-round family residency rather than seasonal occupation.

# Who This Project Is Likely to Suit

The Florine Beach Residences proposition is built around scarcity of scale and coastal isolation rather than urban proximity or established infrastructure. At AED 1.93 million for entry, the two-bedroom threshold is competitive for a beachfront product, particularly relative to equivalent Sobha releases in Dubai where similar specifications carry a significant premium.

Buyers considering this project tend to sit in one of two camps: those allocating a portion of their portfolio to a northern emirates coastal address while maintaining a primary Dubai base, and those actively looking to relocate away from Dubai's density without leaving the UAE entirely. The semi-furnished specification and helicopter pad suggest Sobha has the second group clearly in view.

Completion is September 2028, with construction at ground level currently. Buyers committing now do so at the beginning of the build cycle, which carries the standard risks of an off-plan commitment but also the pricing that reflects that stage.