Selene Beach Residences is a beachfront residential development by Sobha Realty located on Siniyah Island in Umm Al Quwain, offering apartments and duplexes.
The project is located in Siniyah Island, Umm Al Quwain Marina, Umm Al Quwain, Dubai. The surrounding area functions as a residential area and shows active buyer and rental demand. It is better suited to medium to long-term residential demand than short-term speculation.
Selene Beach Residences exterior

Selene Beach Residences

Best for EndUser

Sobha Realty • Siniyah Island, Umm Al Quwain Marina, Umm Al Quwain • Handover December 2027

AED 1.4M starting

Handover
December 2027
Developer
Sobha Realty
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AI snapshot
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Location Siniyah Island

Key signal

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Developer Sobha Realty

Key signal

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Handover Dec 2027

Key signal

Buyer Intelligence ⓘ This classification is calculated using ROI signals, risk index, unit mix, area maturity, and live inventory absorption data. No agent bias is used.
AI Classified
ⓘ Why this suits End Users

This project is classified as End-User focused because it scores higher on:

• Long-term livability over short-term rental yield
• Low overall risk and delivery reliability
• Family-friendly unit mix and layouts
• Mature community infrastructure
• Stable ownership value rather than fast resale

Investors may still consider this project, but returns are secondary to lifestyle and safety.

This project prioritizes lifestyle quality, safety, and long-term living rather than short-term rental yield.

Also suitable for Investor
Confidence 35% ⓘ
Returns secondary to lifestyle value
Stable and secure ownership profile
Reliable delivery and build quality
Starting price AED 1.4M
To reserve (60%) AED 840,000
Payment plan 60/40
Handover December 2027
Location Siniyah Island, Umm Al Quwain Marina, Umm Al Quwain
Selene Beach Residences photo 2 Selene Beach Residences photo 3 Selene Beach Residences photo 4 Selene Beach Residences photo 5
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Selene Beach Residences Payment Plan

At the AED 1.4M entry price, here is what each milestone costs in dirhams. Larger units scale proportionally.

60% During construction AED 840,000
40% On handover AED 560,000
4% Dubai Land Department transfer fee, payable on purchase AED 56,000

Excludes Oqood registration, trustee and service charges. Confirm every figure against your sale agreement before transferring anything.

When does Selene Beach Residences hand over?

December 2027. Where the marketed date and the date in your sale agreement differ, the contract governs — get it in writing before you pay.

Property Overview

Type Apartment
Purpose For sale
Completion Off-plan
Developer Sobha Realty
Ownership Freehold
Handover date December 2027
Usage Residential

Unit Types

1 Bed Apartment
Size: 514–664 sqft
2 Bed Apartment
Size: 655–1341 sqft
3 Bed Apartment
Size: 2159 sqft
3 Bed Duplex
Size: 1793–1956 sqft

Location & Connectivity

Area Siniyah Island, Umm Al Quwain Marina, Umm Al Quwain
Metro No metro connectivity
Roads E11 Sheikh Mohammed Bin Zayed Road
Map Open in Google Maps
Nearby Umm Al Quwain Marina - 5 min • Sharjah - 30 min • Dubai - 50 min • Umm Al Quwain City - 15 min
6/10 Medium

Future Infrastructure Confidence

Siniyah Island benefits from master-planned coastal development, but large-scale transport and commercial activation remains gradual.

Nearby Transport

Roads: E11 Sheikh Mohammed Bin Zayed Road

Amenities & Facilities

Private beach Swimming pool Fully equipped gymnasium Golf course Retail boulevard Shopping mall Cafes and resorts Kids splash pads and play area

Developer & Market Signals

Real intelligence signals
Area demand profile
Stable demand with balanced liquidity
Derived from area liquidity, buyer mix, and historical absorption
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Project profile: Mixed
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How This Project Ranks

Ranked using demand, liquidity, and absorption signals

End-User Demand
High
Strong demand for golf-facing residences in Dubai Hills Estate
Lifestyle Appeal
Strong
High end-user interest in Emaar lifestyle communities
Absorption Rate
Stable
Consistent absorption in the mid-luxury apartment segment
Market Advantage
Golf course adjacency within a mature master community, supported by Dubai Hills Estate resale liquidity

AI Analysis Summary

Data-driven signals based on market behaviour, not forecasts

ⓘ How we evaluate this project
  • 12–24 month resale transaction liquidity
  • Rental absorption and tenant demand
  • Price support vs nearby comparable projects
  • Developer delivery and handover consistency
  • Buyer mix: end-user vs investor ratio
Signals are weighted and cross-checked. No forecasts. No price guarantees.

Based on these signals, this project shows the following strengths:

Resale Liquidity
High
Easy resale due to active buyer demand in this area
Rental Exit Strength
Strong
Healthy rental demand supports flexible exit strategies
Price Floor Confidence
High
Strong historical support reduces downside risk
AI Fair Value Band
Aligned
Current pricing matches comparable area benchmarks

How We Analyse This Project

Project and area scores are calculated using developer delivery history, area demand signals, risk baselines, buyer intent matching, and market consistency indicators. Rankings are data-driven and not influenced by promotions or paid placements.

Market insights reflect patterns, not guarantees. Buyers should independently verify pricing, availability, and payment plans before committing.

📍

Area Intelligence

Selene Beach Residences appears in searches related to beachfront apartments in Umm Al Quwain and Sobha Realty island developments.
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Buyer Fit

Selene Beach Residences is suited for lifestyle-driven end users and long-term holders seeking coastal living.
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Investor Angle

Investment performance depends on long-term regional adoption rather than immediate rental liquidity.
🏠

End-User View

For end users, the project offers private beach access, low-density living, and resort-style amenities.
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AI Overview

The project introduces branded waterfront living to Umm Al Quwain through a master-planned island setting.

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FAQs

Is Selene Beach Residences freehold?

Yes, the project offers freehold ownership.

What is the payment plan for Selene Beach Residences?

The structure is 60% during construction; 40% on handover. Note that 40% falls due at handover, which is a substantial lump sum — plan that capital well in advance rather than assuming finance will be available.

Who is the developer?

Selene Beach Residences is developed by Sobha Realty.

When is handover?

Handover is expected in December 2027.

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AI-assisted due diligence 82/100 trust shield 82/100 safety rating
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Project Risk & Trust Breakdown

ⓘ

A transparent view of financial safety and execution reliability.

Trust Shield
Risk Index (lower is better)
13/100
Build Quality
Safety Rating

Risk Shield For Your Money

Based on risk index 13/100
  • Strong escrow protection and stable developer track record.
  • Good safety index based on area and financial risk signals.

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Track Selene Beach Residences

Get an email if the price changes, the payment plan is revised, units sell out, or the handover date moves. We monitor the DLD registry and broker channels daily.

No spam. Only material changes to this project.

Data & accuracy: Figures on this page are compiled from Dubai Land Department open data, developer materials and market sources, and can change without notice. Prices, payment plans, handover dates and availability must be verified directly with the developer or a RERA-licensed broker before you commit to anything. Nothing here is financial advice or an offer to sell. Spotted something wrong? Tell us and we'll correct it. Last updated 08 Aug 2026.

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