Oceano by the Luxe

What Oceano is and who builds it

Oceano by The Luxe is an off-plan residential development on Al Marjan Island, Ras Al Khaimah. The proposed mix comprises apartments, penthouses and sky villas with one, two, three, four, five and seven bedrooms. The developer describes a private-beach setting, but buyers should verify beach access, ownership boundaries and any usage conditions in the sale documents rather than relying on presentation material.

The published starting price is AED 1,900,000, developer price list, checked 29 October 2026. That is an entry figure, not evidence that every unit type remains available at that price. We would ask The Luxe for the current inventory, unit-specific price, floor plan, view designation, payment schedule and all additional charges before discussing a reservation.

The developer has not published a handover date in the information supplied to us. That is a material gap because the completion timetable affects cash flow, finance, potential rental income and the period for which capital is exposed to construction risk. Handover dates can move even when stated, so the reservation form and sale and purchase agreement need to set out the contractual date, any grace period and the buyer's remedies for delay.

Al Marjan Island is a recognised RAK freehold zone for non-UAE nationals, RAK freehold decrees, current framework. The Luxe is the named developer. Before paying, buyers should independently confirm the legal development entity, land title, project registration and authorised payment account with RAK Municipality.

What does the registered RAK data say about the area?

RAK does not provide an open unit-by-unit transaction registry. RAK Municipality instead publishes half-year totals, so claims about a precise achieved median for Oceano or Al Marjan Island cannot be independently established from an open official register. Any comparable transaction supplied by the developer or an agent should be checked with RAK Municipality.

Across the emirate, AED 2.89 billion was registered, RAK Municipality Lands and Properties Sector, first half of 2026. This comprised AED 1.353 billion of sales across 1,274 deals, AED 1.16 billion of mortgages across 463 registrations and AED 380 million of waivers across 348 registrations, RAK Municipality Lands and Properties Sector, first half of 2026. These are emirate-wide totals, not Al Marjan Island prices.

Private market research reported apartment prices rose 6.5% year on year and villa prices rose almost 6%, Cavendish Maxwell, first half of 2026. The latest quarter was softer: apartment prices fell 0.7% and villa prices fell 0.2%, Cavendish Maxwell, first half of 2026. Apartment rents rose 7% year on year but fell 1.4% over the quarter, Cavendish Maxwell, first half of 2026. This combination points to annual growth alongside shorter-term cooling, not a one-way market.

Supply is central to the case. About 600 homes were delivered, Cavendish Maxwell, first half of 2026. The same research expected 1,600 in the second half of 2026, 4,700 in 2027 and 7,500 in 2028, reaching about 13,800 by the end of 2028 and about 25,600 through 2030; 97% is expected to be apartments, Cavendish Maxwell, first half of 2026. Off-plan represented about 85% of residential sales, Cavendish Maxwell, first half of 2026. That pipeline could improve destination depth while also increasing competition between landlords and resellers.

Asking data is useful for positioning, but it is not registered evidence:

All figures in the table are asking medians, Sofia Sands RAK Waterfront Pulse, 26 October 2026. They should not be presented as completed-sale values. Oceano's unit sizes were not supplied, so we cannot calculate a project price per square foot or make a like-for-like value judgement.

How does the Oceano 70/30 payment plan work?

The headline plan allocates 70% during construction and 30% on handover. At the AED 1,900,000 starting price, developer price list, checked 29 October 2026, the worked example is:

• During construction: AED 1,330,000, calculated as AED 1,900,000 multiplied by 70%.
• On handover: AED 570,000, calculated as AED 1,900,000 multiplied by 30%.
• Total: AED 1,900,000, before any registration, transfer, administration, service or finance costs.

The construction portion is not necessarily one payment. The supplied facts do not state the booking amount, instalment dates or whether payments are linked to calendar dates or construction progress. Ask for the full schedule and add each instalment to your own cash-flow plan. Confirm whether every instalment is payable into the authorised project escrow account.

On a completed RAK sale, the Municipality service card states a transfer fee equal to 2% of market value for the buyer and 2% for the seller, RAK Municipality service card ZL13, current service card. Off-plan registration and administrative treatment should be confirmed directly with RAK Municipality and written into the cost sheet; Dubai's Oqood rules do not establish the charge for this RAK project.

Do not assume the final 30% will automatically be financed. Lending depends on the buyer, property, valuation, construction status and bank policy. Ask lenders early, and maintain a cash alternative if finance is unavailable or the valuation is below the contract price.

Unit mix, sizes and prices

The stated range covers one-, two-, three- and four-bedroom apartments, five-bedroom penthouses and seven-bedroom sky villas. The broader supplied categorisation is apartments, penthouses and sky villas. Availability can change, so this should be treated as the proposed mix rather than confirmation that every layout is currently for sale.

Only the starting price has been provided: AED 1,900,000, developer price list, checked 29 October 2026. There are no verified unit-by-unit prices or floor areas in the supplied facts. We therefore cannot publish a valid project price per square foot, price each bedroom category or compare internal efficiency.

Before choosing a unit, request the saleable area, internal area, balcony or terrace area, floor, orientation, view wording, parking allocation and service-charge estimate. Check whether any beach, pool, club or hospitality facility carries a separate charge. For larger homes, examine circulation space and outdoor-area weighting rather than comparing only the headline area.

The proposed Wynn Al Marjan Island opening is September 2027, Wynn Resorts SEC filing and earnings release, 4 August 2026. Wynn's last published site update reported a tower height of 299 metres, façade completion of 83% and 1,504 planned rooms, Wynn Resorts project update, February 2026. This is relevant to area demand, construction activity and future visitor traffic, but it does not establish Oceano's resale value or rental performance.

Who it suits and what to check before you reserve

Oceano may suit a buyer who wants a high-end Al Marjan Island home, accepts off-plan construction risk and can carry the construction instalments without depending on immediate rent. It may also suit a longer-term buyer who believes the island's hospitality growth will support demand but is comfortable with substantial apartment supply through 2030.

It is less suitable if you require a confirmed completion date, immediate occupation, established service-charge history or independently accessible project-level transaction data. A buyer relying on short-term resale should also consider the volume of competing off-plan stock and any contractual restrictions or charges on assignment.

What should we check before paying?

1. Project registration: obtain the RAK project registration details and verify them directly with RAK Municipality. Dubai REST and Dubai RERA project numbers apply to Dubai projects, not as proof for a RAK development.
2. Escrow: obtain written confirmation of the authorised project account from RAK Municipality. Match the beneficiary name and account details before transferring funds. Do not send project money to an unrelated company or personal account.
3. Developer record: review The Luxe's completed and active projects, delivery history and legal development entity. Ask for evidence and verify it rather than relying on a brand presentation.
4. Contract: review the completion date, grace period, cancellation terms, default provisions, assignment rules, area-variation clause, specification-change rights and remedies for delay with a RAK property lawyer.
5. Full cost: request a written unit-specific cost sheet covering price, registration, transfer, administration, service charges, utility deposits, finance costs and any facility fees.
6. Unit evidence: reconcile the reservation form, floor plan and sale and purchase agreement. Confirm the area measurement basis, parking, storage, title description and promised view.

Buyers deal direct with Sofia Sands, no agency fee on our own instructions. We are Sofia Sands Realty, Dubai, RERA 41793. Our role does not replace legal, lending, valuation or Municipality checks.

How does it compare with a completed RAK option?

Oceano is an off-plan, unit-by-unit proposition with a 70/30 plan and no published handover date in the supplied information. A natural contrast is Bay Views on Hayat Island, which is handed over and offered only as one full floor at AED 16,200,000, Sofia Sands instruction, repriced 23 October 2026. It is not offered as individual homes and should never be assessed using a per-residence purchase price.

The Bay Views floor contains 12 residences across 9,364 square feet: 3 studios, 6 one-bedroom homes and 3 two-bedroom homes, Sofia Sands instruction, repriced 23 October 2026. It requires full payment and has an indicated service charge of about AED 12 per square foot, Sofia Sands instruction, repriced 23 October 2026.

The comparison is about strategy rather than equivalence. Oceano offers a lower entry point and staged payments, but carries completion, timing and future service-charge uncertainty. Bay Views offers an existing asset that can be inspected, but only as a much larger full-floor acquisition. Buyers seeking one completed residence should ask us for other current RAK stock rather than treating Bay Views as a substitute.

Highlights

• The starting price is AED 1,900,000, developer price list, checked 29 October 2026.
• The 70/30 plan means AED 1,330,000 during construction and AED 570,000 on handover at the starting price.
• No handover date or verified unit sizes were supplied, so timing and project price per square foot cannot yet be assessed.
• RAK has no open unit-level transaction registry; verify project registration, escrow and payment details with RAK Municipality.
• Strong annual apartment-price growth sits alongside quarterly softening and a substantial future apartment pipeline.

Payment plan

1. 1
   During Construction70% of total price (AED 1,330,000)
2. 2
   On Handover30% of total price (AED 570,000)

Developer payment plans are set per launch; we confirm the current schedule and any post-handover option in writing before you reserve.

Amenities

• At Oceano

Sources, dated

• developer price list, checked 2026-10-29
• RAK Municipality Lands and Properties Sector, H1 2026
• Cavendish Maxwell H1 2026
• Sofia Sands RAK Waterfront Pulse, 26 Oct 2026
• Wynn Resorts SEC filing / earnings release, 4 Aug 2026
• Sofia Sands instruction, repriced 23 Oct 2026